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HDB · 650204

Blk 204 Bt Batok St 21

Project page · 99-year lease from 1985

Indicative value range
S$591,498 – S$603,028
Indicative mid S$601,875 · S$5,625 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 20404 TO 06112 sqmS$630,000S$5,625 psm×1.000S$5,625 psm
May 2026Blk 20407 TO 09116 sqmS$655,000S$5,647 psm×1.000S$5,647 psm
Apr 2026Blk 20410 TO 12116 sqmS$630,000S$5,431 psm×1.000S$5,431 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.

6.83% gross yield

S$41,100 of rent a year against the estimate above · 0.23 points below flats like it

Homes like this rent for about S$3,425 a month, the middle of 62 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 2026293D4 ROOMS$3,650
Sept 20262114 ROOMS$3,100
Aug 20262034 ROOMS$3,600
Aug 20262074 ROOMS$3,500
Aug 20262104 ROOMS$3,500
Jul 20262124 ROOMS$4,000
Jul 20262124 ROOMS$3,800
Jul 20262104 ROOMS$3,600

median of 62 HDB rental approvals for 4 ROOM on Bt Batok St 21 since 2025-10.

Buying or selling at S$601,875?

Buying: Stamp duty on S$601,875 · Cash and CPF needed on S$601,875 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$601,875.

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

Primary schools near 204 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
Aug 2026
Blk 204 · 4 ROOM · 04 TO 06 · Model A · 58 years left
112 sqmS$630,000S$5,625 psm
May 2026
Blk 204 · 4 ROOM · 07 TO 09 · Model A · 58 years left
116 sqmS$655,000S$5,647 psm
Apr 2026
Blk 204 · 4 ROOM · 10 TO 12 · Model A · 58 years left
116 sqmS$630,000S$5,431 psm
Sept 2025
Blk 204 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$590,000S$5,673 psm
See more

Showing 4 of 28.

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$574,547S$634,347S$687,010S$699,025
10 years47 yearsS$545,606S$665,091S$780,106S$807,631
20 years37 yearsS$479,646S$712,729S$980,549S$1,050,964

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.