Blk 163 Bt Batok St 11
Project page · 99-year lease from 1985
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 163 | 07 TO 09 | 73 sqm | S$435,000 | S$5,959 psm | ×1.000 | S$5,959 psm |
| Aug 2026 | Blk 163 | 04 TO 06 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,589 psm |
| Jul 2026 | Blk 163 | 10 TO 12 | 73 sqm | S$398,000 | S$5,452 psm | ×1.000 | S$5,452 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.
8.24% gross yield
S$33,600 of rent a year against the estimate above · 0.43 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
| 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$408,000?
Buying: Stamp duty on S$408,000 · Cash and CPF needed on S$408,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,000.
Each opens with this figure filled in; change anything there.
Primary schools near 163 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 · 119 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 553 m · no 2025 Phase 2C ballot
- Jurong Primary School · 987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Bukit View Primary School · 1,047 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 1,217 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,297 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,330 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,408 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,456 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 163 · 4 ROOM · 04 TO 06 · Model A · 57 years left excluded: outlier | 105 sqm | S$500,000 | S$4,762 psm |
| Aug 2026 | Blk 163 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 73 sqm | S$408,000 | S$5,589 psm |
| Aug 2026 | Blk 163 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Jul 2026 | Blk 163 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 73 sqm | S$398,000 | S$5,452 psm |
| Aug 2025 | Blk 163 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Jul 2025 | Blk 163 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 73 sqm | S$423,888 | S$5,807 psm |
| Mar 2025 | Blk 163 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 73 sqm | S$433,000 | S$5,932 psm |
| Feb 2025 | Blk 163 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$399,888 | S$5,478 psm |
| Aug 2024 | Blk 163 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 73 sqm | S$401,000 | S$5,493 psm |
| May 2024 | Blk 163 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Apr 2024 | Blk 163 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 73 sqm | S$370,000 | S$5,068 psm |
| Mar 2024 | Blk 163 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 105 sqm | S$525,000 | S$5,000 psm |
| May 2023 | Blk 163 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$358,000 | S$4,904 psm |
| Mar 2023 | Blk 163 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 105 sqm | S$508,000 | S$4,838 psm |
| Nov 2021 | Blk 163 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 73 sqm | S$326,888 | S$4,478 psm |
Showing 15 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 163 · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 163 · 3 ROOM | S$2,600 | — |
| Aug 2025 | Blk 163 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 163 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 163 · 3 ROOM | S$2,200 | — |
| Feb 2025 | Blk 163 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 163 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 163 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 163 · 4 ROOM | S$2,800 | — |
| Jun 2024 | Blk 163 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 163 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 163 · 3 ROOM | S$2,950 | — |
| Sept 2023 | Blk 163 · 3 ROOM | S$2,200 | — |
| Jun 2023 | Blk 163 · 3 ROOM | S$2,500 | — |
| Nov 2022 | Blk 163 · 4 ROOM | S$2,000 | — |
| Jul 2022 | Blk 163 · 3 ROOM | S$2,050 | — |
| Jun 2022 | Blk 163 · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 163 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 163 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 163 · 4 ROOM | S$1,950 | — |
| Jul 2021 | Blk 163 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 163 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 163 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 163 · 3 ROOM | S$1,750 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$389,475 | S$430,012 | S$465,711 | S$473,856 |
| 10 years | 47 years | S$369,856 | S$450,853 | S$528,819 | S$547,478 |
| 20 years | 37 years | S$325,143 | S$483,146 | S$664,696 | S$712,429 |
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.