Blk 141 Bt Batok St 11
Project page · 99-year lease from 1984
Based on 10 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 142 | 16 TO 18 | 155 sqm | S$998,000 | S$6,439 psm | ×0.997 | S$6,420 psm |
| Sept 2025 | Blk 141 | 13 TO 15 | 155 sqm | S$988,000 | S$6,374 psm | ×0.996 | S$6,346 psm |
| Aug 2025 | Blk 141 | 10 TO 12 | 155 sqm | S$880,000 | S$5,677 psm | ×0.996 | S$5,652 psm |
| Jul 2025 | Blk 140 | 10 TO 12 | 148 sqm | S$888,000 | S$6,000 psm | ×0.996 | S$5,973 psm |
| Jul 2025 | Blk 140 | 10 TO 12 | 150 sqm | S$940,000 | S$6,267 psm | ×0.996 | S$6,239 psm |
| Jun 2025 | Blk 142 | 10 TO 12 | 145 sqm | S$850,000 | S$5,862 psm | ×1.000 | S$5,859 psm |
| Jun 2025 | Blk 141 | 16 TO 18 | 150 sqm | S$928,000 | S$6,187 psm | ×1.000 | S$6,184 psm |
| Mar 2025 | Blk 140 | 04 TO 06 | 150 sqm | S$880,000 | S$5,867 psm | ×1.009 | S$5,919 psm |
| Jan 2025 | Blk 142 | 04 TO 06 | 155 sqm | S$890,000 | S$5,742 psm | ×1.009 | S$5,793 psm |
| Dec 2024 | Blk 141 | 01 TO 03 | 155 sqm | S$865,000 | S$5,581 psm | ×1.025 | S$5,719 psm |
How accurate is this estimate for Bt Batok St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Bt Batok St 11 since.
- Median error
- 5.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.52% gross yield
S$49,200 of rent a year against the estimate above · 1.02 points above flats like it
Homes like this rent for about S$4,100 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 141 | EXECUTIVE | S$4,300 |
| Aug 2026 | 140 | EXECUTIVE | S$4,200 |
| Jul 2026 | 140 | EXECUTIVE | S$4,000 |
| May 2026 | 140 | EXECUTIVE | S$3,900 |
| May 2026 | 141 | EXECUTIVE | S$3,600 |
| Oct 2025 | 140 | EXECUTIVE | S$4,300 |
median of 6 HDB rental approvals for EXECUTIVE on Bt Batok St 11 since 2025-10.
Buying or selling at S$891,953?
Buying: Stamp duty on S$891,953 · Cash and CPF needed on S$891,953 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$891,953.
Each opens with this figure filled in; change anything there.
Primary schools near 141 Bt Batok St 11
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Princess Elizabeth Primary School · 203 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 814 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,043 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,061 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit View Primary School · 1,063 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 1,143 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,177 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,469 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Primary School · 1,610 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Fuhua Primary School · 1,664 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 141 · EXECUTIVE · 13 TO 15 · Maisonette · 58 years left | 155 sqm | S$988,000 | S$6,374 psm |
| Aug 2025 | Blk 141 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 155 sqm | S$880,000 | S$5,677 psm |
| Jun 2025 | Blk 141 · EXECUTIVE · 16 TO 18 · Maisonette · 59 years left | 150 sqm | S$928,000 | S$6,187 psm |
| Dec 2024 | Blk 141 · EXECUTIVE · 01 TO 03 · Maisonette · 59 years left | 155 sqm | S$865,000 | S$5,581 psm |
| Nov 2024 | Blk 141 · EXECUTIVE · 01 TO 03 · Maisonette · 59 years left excluded: outlier | 150 sqm | S$838,888 | S$5,593 psm |
| Apr 2023 | Blk 141 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 155 sqm | S$925,000 | S$5,968 psm |
| Mar 2023 | Blk 141 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 148 sqm | S$790,000 | S$5,338 psm |
| Apr 2022 | Blk 141 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 155 sqm | S$818,000 | S$5,277 psm |
Showing 8 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 141 · EXECUTIVE | S$4,300 | — |
| May 2026 | Blk 141 · EXECUTIVE | S$3,600 | — |
| Sept 2024 | Blk 141 · EXECUTIVE | S$4,300 | — |
| Jul 2024 | Blk 141 · EXECUTIVE | S$3,600 | — |
| Aug 2022 | Blk 141 · EXECUTIVE | S$2,800 | — |
| May 2022 | Blk 141 · EXECUTIVE | S$2,500 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 56 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$851,454 | S$940,074 | S$1,018,119 | S$1,035,924 |
| 10 years | 46 years | S$808,565 | S$985,636 | S$1,156,083 | S$1,196,873 |
| 20 years | 36 years | S$710,815 | S$1,056,233 | S$1,453,130 | S$1,557,483 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.