Blk 203 Bt Batok St 21
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 203 | 13 TO 15 | 133 sqm | S$810,000 | S$6,090 psm | ×1.000 | S$6,090 psm |
| Jul 2026 | Blk 203 | 01 TO 03 | 149 sqm | S$693,000 | S$4,651 psm | ×1.000 | S$4,651 psm |
| Mar 2026 | Blk 203 | 13 TO 15 | 133 sqm | S$800,000 | S$6,015 psm | ×0.997 | S$5,997 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.
5.42% gross yield
S$43,200 of rent a year against the estimate above · 0.46 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 201 | 5 ROOM | S$3,700 |
| Sept 2026 | 216 | 5 ROOM | S$3,300 |
| Sept 2026 | 216 | 5 ROOM | S$2,000 |
| Aug 2026 | 201 | 5 ROOM | S$3,600 |
| Aug 2026 | 201 | 5 ROOM | S$3,300 |
| Jul 2026 | 202 | 5 ROOM | S$4,400 |
| Jul 2026 | 293A | 5 ROOM | S$3,800 |
| Jun 2026 | 216 | 5 ROOM | S$4,270 |
median of 21 HDB rental approvals for 5 ROOM on Bt Batok St 21 since 2025-10.
Buying or selling at S$797,641?
Buying: Stamp duty on S$797,641 · Cash and CPF needed on S$797,641 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$797,641.
Each opens with this figure filled in; change anything there.
Primary schools near 203 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
- Bukit View Primary School · 339 m · no 2025 Phase 2C ballot
- Keming Primary School · 749 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Princess Elizabeth Primary School · 829 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 843 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Dazhong Primary School · 1,261 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,697 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,765 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,821 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Pioneer Primary School · 1,871 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 203 · 5 ROOM · 13 TO 15 · Model A · 58 years left | 133 sqm | S$810,000 | S$6,090 psm |
| Jul 2026 | Blk 203 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 149 sqm | S$693,000 | S$4,651 psm |
| Mar 2026 | Blk 203 · 5 ROOM · 13 TO 15 · Model A · 58 years left | 133 sqm | S$800,000 | S$6,015 psm |
| Jul 2025 | Blk 203 · 5 ROOM · 13 TO 15 · Model A · 59 years left | 149 sqm | S$850,000 | S$5,705 psm |
| Jan 2025 | Blk 203 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 149 sqm | S$768,000 | S$5,154 psm |
| Jan 2025 | Blk 203 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Dec 2024 | Blk 203 · 5 ROOM · 16 TO 18 · Model A · 60 years left | 133 sqm | S$800,000 | S$6,015 psm |
| Mar 2024 | Blk 203 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 109 sqm | S$539,000 | S$4,945 psm |
| Jan 2024 | Blk 203 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$535,000 | S$5,144 psm |
| Aug 2023 | Blk 203 · 5 ROOM · 19 TO 21 · Model A · 61 years left | 133 sqm | S$780,000 | S$5,865 psm |
| Feb 2023 | Blk 203 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 117 sqm | S$535,000 | S$4,573 psm |
| Jul 2022 | Blk 203 · 5 ROOM · 22 TO 24 · Model A · 62 years left | 133 sqm | S$720,000 | S$5,414 psm |
| Mar 2022 | Blk 203 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 133 sqm | S$680,000 | S$5,113 psm |
| Jan 2022 | Blk 203 · 5 ROOM · 01 TO 03 · Model A · 63 years left | 149 sqm | S$660,000 | S$4,430 psm |
Showing 14 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 203 · 4 ROOM | S$3,600 | — |
| Jun 2026 | Blk 203 · 5 ROOM | S$3,900 | — |
| Apr 2026 | Blk 203 · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 203 · 5 ROOM | S$2,200 | — |
| Sept 2025 | Blk 203 · 5 ROOM | S$3,900 | — |
| Jun 2025 | Blk 203 · 4 ROOM | S$3,700 | — |
| Jun 2025 | Blk 203 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 203 · 5 ROOM | S$4,100 | — |
| Apr 2025 | Blk 203 · 5 ROOM | S$3,800 | — |
| Feb 2025 | Blk 203 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 203 · 3 ROOM | S$1,500 | — |
| Jan 2025 | Blk 203 · 5 ROOM | S$2,000 | — |
| Aug 2024 | Blk 203 · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 203 · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 203 · 5 ROOM | S$2,200 | — |
| Jan 2024 | Blk 203 · 5 ROOM | S$4,150 | — |
| Jan 2024 | Blk 203 · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 203 · 5 ROOM | S$3,800 | — |
| Aug 2023 | Blk 203 · 5 ROOM | S$4,200 | — |
| May 2023 | Blk 203 · 5 ROOM | S$4,200 | — |
| May 2023 | Blk 203 · 5 ROOM | S$2,700 | — |
| Apr 2023 | Blk 203 · 5 ROOM | S$2,800 | — |
| Mar 2023 | Blk 203 · 5 ROOM | S$3,200 | — |
| Mar 2023 | Blk 203 · 5 ROOM | S$2,500 | — |
| Mar 2023 | Blk 203 · 3 ROOM | S$1,500 | — |
| Jan 2023 | Blk 203 · 5 ROOM | S$2,000 | — |
| Sept 2022 | Blk 203 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 203 · 4 ROOM | S$3,000 | — |
| Mar 2022 | Blk 203 · 5 ROOM | S$2,200 | — |
| Jan 2022 | Blk 203 · 5 ROOM | S$3,300 | — |
| Sept 2021 | Blk 203 · 5 ROOM | S$3,000 | — |
| Sept 2021 | Blk 203 · 3 ROOM | S$1,500 | — |
| Aug 2021 | Blk 203 · 5 ROOM | S$2,500 | — |
| Jul 2021 | Blk 203 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 203 · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 203 · 5 ROOM | S$2,500 | — |
| Feb 2021 | Blk 203 · 5 ROOM | S$2,100 | — |
| Jan 2021 | Blk 203 · 5 ROOM | S$1,600 | — |
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$761,425 | S$840,675 | S$910,467 | S$926,390 |
| 10 years | 47 years | S$723,070 | S$881,419 | S$1,033,843 | S$1,070,321 |
| 20 years | 37 years | S$635,656 | S$944,551 | S$1,299,482 | S$1,392,801 |
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.