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HDB · 650202

Blk 202 Bt Batok St 21

Project page · 99-year lease from 1985

Indicative value range
S$746,135 – S$802,349
Indicative mid S$770,465 · S$5,464 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 20204 TO 06133 sqmS$660,000S$4,962 psm×1.000S$4,962 psm
May 2026Blk 20222 TO 24133 sqmS$822,000S$6,180 psm×1.000S$6,180 psm
Dec 2025Blk 20210 TO 12133 sqmS$738,000S$5,549 psm×0.996S$5,527 psm
Nov 2025Blk 20207 TO 09149 sqmS$808,000S$5,423 psm×0.996S$5,402 psm

How accurate is this estimate for Bt Batok St 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 93 sales in Bt Batok St 21 since.

Median error
3.2%

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.

5.61% gross yield

S$43,200 of rent a year against the estimate above · 0.27 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 20262015 ROOMS$3,700
Sept 20262165 ROOMS$3,300
Sept 20262165 ROOMS$2,000
Aug 20262015 ROOMS$3,600
Aug 20262015 ROOMS$3,300
Jul 20262025 ROOMS$4,400
Jul 2026293A5 ROOMS$3,800
Jun 20262165 ROOMS$4,270

median of 21 HDB rental approvals for 5 ROOM on Bt Batok St 21 since 2025-10.

Buying or selling at S$770,465?

Buying: Stamp duty on S$770,465 · Cash and CPF needed on S$770,465 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$770,465.

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

Primary schools near 202 Bt Batok St 21

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
Oct 2026
Blk 202 · 5 ROOM · 04 TO 06 · Model A · 58 years left
133 sqmS$660,000S$4,962 psm
Sept 2026
Blk 202 · 4 ROOM · 04 TO 06 · Model A · 58 years left
103 sqmS$528,000S$5,126 psm
May 2026
Blk 202 · 5 ROOM · 22 TO 24 · Model A · 58 years left
133 sqmS$822,000S$6,180 psm
Dec 2025
Blk 202 · 5 ROOM · 10 TO 12 · Model A · 59 years left
133 sqmS$738,000S$5,549 psm
Nov 2025
Blk 202 · 5 ROOM · 07 TO 09 · Model A · 59 years left
149 sqmS$808,000S$5,423 psm
Feb 2025
Blk 202 · 5 ROOM · 19 TO 21 · Model A · 60 years left
149 sqmS$830,000S$5,570 psm
Apr 2023
Blk 202 · 4 ROOM · 04 TO 06 · Model A · 61 years left
103 sqmS$535,000S$5,194 psm
Jun 2022
Blk 202 · 4 ROOM · 01 TO 03 · Model A · 62 years left
104 sqmS$470,000S$4,519 psm
May 2022
Blk 202 · 5 ROOM · 22 TO 24 · Model A · 62 years left
133 sqmS$726,000S$5,459 psm
Jan 2022
Blk 202 · 5 ROOM · 16 TO 18 · Model A · 63 years left
149 sqmS$750,000S$5,034 psm
Jan 2022
Blk 202 · 4 ROOM · 01 TO 03 · Model A · 63 years left
117 sqmS$508,000S$4,342 psm
Dec 2021
Blk 202 · 5 ROOM · 22 TO 24 · Model A · 63 years left
133 sqmS$713,000S$5,361 psm
See more

Showing 12 of 60.

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$735,483S$812,032S$879,447S$894,827
10 years47 yearsS$698,435S$851,388S$998,619S$1,033,854
20 years37 yearsS$613,999S$912,370S$1,255,208S$1,345,347

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.