Blk 154 Bt Batok St 11
Project page · 99-year lease from 1998
Based on 40 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 504 · 979 m | 04 TO 06 | 60 sqm | S$385,000 | S$6,417 psm | ×1.000 | S$6,417 psm |
| Sept 2026 | Blk 504 · 979 m | 04 TO 06 | 60 sqm | S$370,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Aug 2026 | Blk 504 · 979 m | 10 TO 12 | 60 sqm | S$385,000 | S$6,417 psm | ×1.000 | S$6,417 psm |
| Apr 2026 | Blk 505 · 979 m | 10 TO 12 | 69 sqm | S$420,000 | S$6,087 psm | ×1.000 | S$6,087 psm |
| Mar 2026 | Blk 507 · 979 m | 10 TO 12 | 69 sqm | S$395,888 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Jan 2026 | Blk 539 · 979 m | 01 TO 03 | 73 sqm | S$400,000 | S$5,479 psm | ×0.997 | S$5,463 psm |
| Dec 2025 | Blk 505 · 979 m | 07 TO 09 | 69 sqm | S$423,088 | S$6,132 psm | ×0.996 | S$6,108 psm |
| Dec 2025 | Blk 504 · 979 m | 07 TO 09 | 60 sqm | S$380,000 | S$6,333 psm | ×0.996 | S$6,308 psm |
| Dec 2025 | Blk 504 · 979 m | 10 TO 12 | 60 sqm | S$395,000 | S$6,583 psm | ×0.996 | S$6,557 psm |
| Dec 2025 | Blk 523 · 979 m | 04 TO 06 | 60 sqm | S$390,000 | S$6,500 psm | ×0.996 | S$6,474 psm |
| Dec 2025 | Blk 540 · 979 m | 10 TO 12 | 73 sqm | S$445,000 | S$6,096 psm | ×0.996 | S$6,072 psm |
| Nov 2025 | Blk 537 · 979 m | 10 TO 12 | 73 sqm | S$420,000 | S$5,753 psm | ×0.996 | S$5,731 psm |
| Oct 2025 | Blk 504 · 979 m | 07 TO 09 | 69 sqm | S$398,000 | S$5,768 psm | ×0.996 | S$5,745 psm |
| Oct 2025 | Blk 506 · 979 m | 04 TO 06 | 60 sqm | S$400,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
| Oct 2025 | Blk 507 · 979 m | 01 TO 03 | 60 sqm | S$365,000 | S$6,083 psm | ×0.996 | S$6,059 psm |
| Sept 2025 | Blk 507 · 979 m | 07 TO 09 | 69 sqm | S$388,000 | S$5,623 psm | ×0.996 | S$5,598 psm |
| Aug 2025 | Blk 505 · 979 m | 04 TO 06 | 60 sqm | S$372,000 | S$6,200 psm | ×0.996 | S$6,173 psm |
| Aug 2025 | Blk 523 · 979 m | 07 TO 09 | 69 sqm | S$448,000 | S$6,493 psm | ×0.996 | S$6,464 psm |
| Aug 2025 | Blk 505 · 979 m | 07 TO 09 | 69 sqm | S$422,000 | S$6,116 psm | ×0.996 | S$6,089 psm |
| Aug 2025 | Blk 506 · 979 m | 04 TO 06 | 69 sqm | S$415,000 | S$6,014 psm | ×0.996 | S$5,988 psm |
| Aug 2025 | Blk 523 · 979 m | 01 TO 03 | 60 sqm | S$415,000 | S$6,917 psm | ×0.996 | S$6,886 psm |
| Jul 2025 | Blk 504 · 979 m | 01 TO 03 | 69 sqm | S$398,000 | S$5,768 psm | ×0.996 | S$5,743 psm |
| Jul 2025 | Blk 506 · 979 m | 10 TO 12 | 69 sqm | S$405,000 | S$5,870 psm | ×0.996 | S$5,844 psm |
| Jul 2025 | Blk 540 · 979 m | 07 TO 09 | 73 sqm | S$435,000 | S$5,959 psm | ×0.996 | S$5,933 psm |
| Jun 2025 | Blk 504 · 979 m | 07 TO 09 | 60 sqm | S$384,000 | S$6,400 psm | ×1.000 | S$6,397 psm |
| Jun 2025 | Blk 505 · 979 m | 04 TO 06 | 60 sqm | S$370,000 | S$6,167 psm | ×1.000 | S$6,164 psm |
| May 2025 | Blk 505 · 979 m | 07 TO 09 | 69 sqm | S$420,888 | S$6,100 psm | ×1.000 | S$6,097 psm |
| May 2025 | Blk 537 · 979 m | 01 TO 03 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,586 psm |
| Apr 2025 | Blk 540 · 979 m | 07 TO 09 | 73 sqm | S$430,000 | S$5,890 psm | ×1.000 | S$5,888 psm |
| Apr 2025 | Blk 536 · 979 m | 10 TO 12 | 73 sqm | S$435,000 | S$5,959 psm | ×1.000 | S$5,956 psm |
| Mar 2025 | Blk 506 · 979 m | 01 TO 03 | 60 sqm | S$367,000 | S$6,117 psm | ×1.009 | S$6,171 psm |
| Feb 2025 | Blk 505 · 979 m | 07 TO 09 | 60 sqm | S$367,000 | S$6,117 psm | ×1.009 | S$6,171 psm |
| Feb 2025 | Blk 505 · 979 m | 04 TO 06 | 60 sqm | S$380,000 | S$6,333 psm | ×1.009 | S$6,390 psm |
| Feb 2025 | Blk 506 · 979 m | 10 TO 12 | 69 sqm | S$415,000 | S$6,014 psm | ×1.009 | S$6,068 psm |
| Jan 2025 | Blk 501 · 979 m | 04 TO 06 | 64 sqm | S$385,000 | S$6,016 psm | ×1.009 | S$6,070 psm |
| Jan 2025 | Blk 540 · 979 m | 10 TO 12 | 73 sqm | S$428,000 | S$5,863 psm | ×1.009 | S$5,916 psm |
| Dec 2024 | Blk 506 · 979 m | 01 TO 03 | 60 sqm | S$362,500 | S$6,042 psm | ×1.025 | S$6,191 psm |
| Dec 2024 | Blk 505 · 979 m | 07 TO 09 | 60 sqm | S$378,000 | S$6,300 psm | ×1.025 | S$6,456 psm |
| Dec 2024 | Blk 540 · 979 m | 07 TO 09 | 73 sqm | S$400,000 | S$5,479 psm | ×1.025 | S$5,615 psm |
| Nov 2024 | Blk 523 · 979 m | 01 TO 03 | 60 sqm | S$375,000 | S$6,250 psm | ×1.025 | S$6,405 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.
8.23% gross yield
S$33,600 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 24 approvals in the last year.
Across Singapore these flats yield 8.04%, from 594 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 162 | 3 ROOM | S$3,200 |
| Sept 2026 | 150 | 3 ROOM | S$2,800 |
| Aug 2026 | 161 | 3 ROOM | S$2,900 |
| Jul 2026 | 160 | 3 ROOM | S$3,000 |
| Jul 2026 | 164 | 3 ROOM | S$3,000 |
| Jun 2026 | 164 | 3 ROOM | S$2,850 |
| Jun 2026 | 143 | 3 ROOM | S$2,800 |
| Jun 2026 | 160 | 3 ROOM | S$2,700 |
median of 24 HDB rental approvals for 3 ROOM on Bt Batok St 11 since 2025-10.
Buying or selling at S$408,222?
Buying: Stamp duty on S$408,222 · Cash and CPF needed on S$408,222 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,222.
Each opens with this figure filled in; change anything there.
Primary schools near 154 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 · 272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 570 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 893 m · no 2025 Phase 2C ballot
1 to 2 km
- Jurong Primary School · 1,138 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,224 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,283 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,302 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,364 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,439 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,861 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2023 | Blk 154 · 3 ROOM · 01 TO 03 · New Generation · 74 years left | 67 sqm | S$359,000 | S$5,358 psm |
| Nov 2021 | Blk 154 · 3 ROOM · 04 TO 06 · New Generation · 75 years left | 67 sqm | S$325,000 | S$4,851 psm |
Showing 2 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 154 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 154 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 154 · 3 ROOM | S$2,850 | — |
| Feb 2024 | Blk 154 · 3 ROOM | S$2,850 | — |
| Dec 2023 | Blk 154 · 3 ROOM | S$2,700 | — |
| Mar 2023 | Blk 154 · 3 ROOM | S$3,330 | — |
| Sept 2022 | Blk 154 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 154 · 3 ROOM | S$2,000 | — |
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 70 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 | 65 years | S$391,611 | S$432,370 | S$468,265 | S$476,455 |
| 10 years | 60 years | S$379,384 | S$462,467 | S$542,441 | S$561,581 |
| 20 years | 50 years | S$349,408 | S$519,203 | S$714,301 | S$765,597 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.