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HDB · 650162

Blk 162 Bt Batok St 11

Project page · 99-year lease from 1985

Indicative value range
S$403,959 – S$415,110
Indicative mid S$409,534 · S$5,534 psm

Based on 6 sales in this street, last 12 months. Search widened 1 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 16404 TO 0673 sqmS$400,000S$5,479 psm×1.000S$5,479 psm
Aug 2026Blk 16307 TO 0973 sqmS$435,000S$5,959 psm×1.000S$5,959 psm
Aug 2026Blk 16304 TO 0673 sqmS$408,000S$5,589 psm×1.000S$5,589 psm
Aug 2026Blk 16401 TO 0373 sqmS$395,000S$5,411 psm×1.000S$5,411 psm
Jul 2026Blk 16310 TO 1273 sqmS$398,000S$5,452 psm×1.000S$5,452 psm
Jul 2026Blk 16010 TO 1273 sqmS$410,000S$5,616 psm×1.000S$5,616 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.

8.20% gross yield

S$33,600 of rent a year against the estimate above · 0.39 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, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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

ApprovedBlockFlatRent a month
Sept 20261623 ROOMS$3,200
Sept 20261503 ROOMS$2,800
Aug 20261613 ROOMS$2,900
Jul 20261603 ROOMS$3,000
Jul 20261643 ROOMS$3,000
Jun 20261643 ROOMS$2,850
Jun 20261433 ROOMS$2,800
Jun 20261603 ROOMS$2,700

median of 24 HDB rental approvals for 3 ROOM on Bt Batok St 11 since 2025-10.

Buying or selling at S$409,534?

Buying: Stamp duty on S$409,534 · Cash and CPF needed on S$409,534 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$409,534.

Each opens with this figure filled in; change anything there.

Primary schools near 162 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 162 · 4 ROOM · 01 TO 03 · Model A · 58 years left
114 sqmS$500,000S$4,386 psm
Aug 2025
Blk 162 · 3 ROOM · 01 TO 03 · Model A · 59 years left
74 sqmS$425,000S$5,743 psm
Aug 2025
Blk 162 · 3 ROOM · 07 TO 09 · Model A · 59 years left
excluded: outlier
74 sqmS$463,888S$6,269 psm
Jul 2025
Blk 162 · 3 ROOM · 01 TO 03 · Model A · 59 years left
74 sqmS$435,000S$5,878 psm
Jun 2025
Blk 162 · 3 ROOM · 04 TO 06 · Model A · 59 years left
74 sqmS$427,000S$5,770 psm
Mar 2025
Blk 162 · 3 ROOM · 01 TO 03 · Model A · 59 years left
74 sqmS$428,555S$5,791 psm
Dec 2024
Blk 162 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$425,888S$5,755 psm
Jul 2024
Blk 162 · 3 ROOM · 04 TO 06 · Model A · 60 years left
74 sqmS$380,000S$5,135 psm
May 2024
Blk 162 · 4 ROOM · 01 TO 03 · Model A · 60 years left
105 sqmS$495,000S$4,714 psm
Apr 2024
Blk 162 · 4 ROOM · 04 TO 06 · Model A · 60 years left
114 sqmS$555,000S$4,868 psm
Nov 2023
Blk 162 · 4 ROOM · 01 TO 03 · Model A · 60 years left
114 sqmS$530,000S$4,649 psm
Aug 2023
Blk 162 · 4 ROOM · 10 TO 12 · Model A · 61 years left
114 sqmS$528,000S$4,632 psm
Dec 2022
Blk 162 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$375,000S$5,068 psm
Sept 2022
Blk 162 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$353,000S$4,770 psm
Jul 2022
Blk 162 · 3 ROOM · 01 TO 03 · Model A · 62 years left
74 sqmS$345,000S$4,662 psm
May 2022
Blk 162 · 4 ROOM · 07 TO 09 · Model A · 62 years left
105 sqmS$449,000S$4,276 psm
Feb 2022
Blk 162 · 4 ROOM · 07 TO 09 · Model A · 62 years left
107 sqmS$445,000S$4,159 psm
Jan 2022
Blk 162 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$328,000S$4,432 psm
Nov 2021
Blk 162 · 3 ROOM · 01 TO 03 · Model A · 62 years left
74 sqmS$330,000S$4,459 psm
See more

Showing 19 of 89.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$390,939S$431,629S$467,462S$475,637
10 years47 yearsS$371,247S$452,548S$530,807S$549,536
20 years37 yearsS$326,366S$484,962S$667,195S$715,107

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.