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HDB · 650206

Blk 206 Bt Batok St 21

Project page · 99-year lease from 1983

Indicative value range
S$444,424 – S$453,548
Indicative mid S$450,116 · S$6,166 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
May 2026Blk 20604 TO 0673 sqmS$433,000S$5,932 psm×1.000S$5,932 psm
May 2026Blk 20607 TO 0973 sqmS$452,000S$6,192 psm×1.000S$6,192 psm
Dec 2025Blk 20607 TO 0973 sqmS$460,000S$6,301 psm×0.996S$6,277 psm
Dec 2025Blk 20604 TO 0673 sqmS$450,000S$6,164 psm×0.996S$6,140 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.

7.29% gross yield

S$32,820 of rent a year against the estimate above · 0.52 points below flats like it

Homes like this rent for about S$2,735 a month, the middle of 64 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 20262073 ROOMS$3,100
Sept 20262123 ROOMS$3,000
Sept 20262083 ROOMS$2,950
Sept 20262063 ROOMS$2,900
Sept 20262083 ROOMS$2,850
Sept 20262173 ROOMS$2,800
Sept 20262153 ROOMS$2,650
Sept 20262083 ROOMS$2,500

median of 64 HDB rental approvals for 3 ROOM on Bt Batok St 21 since 2025-10.

Buying or selling at S$450,116?

Buying: Stamp duty on S$450,116 · Cash and CPF needed on S$450,116 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$450,116.

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

Primary schools near 206 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
May 2026
Blk 206 · 4 ROOM · 04 TO 06 · Model A · 57 years left
excluded: outlier
104 sqmS$530,000S$5,096 psm
May 2026
Blk 206 · 3 ROOM · 07 TO 09 · Model A · 57 years left
73 sqmS$452,000S$6,192 psm
May 2026
Blk 206 · 3 ROOM · 04 TO 06 · Model A · 57 years left
73 sqmS$433,000S$5,932 psm
Dec 2025
Blk 206 · 3 ROOM · 04 TO 06 · Model A · 57 years left
73 sqmS$450,000S$6,164 psm
Dec 2025
Blk 206 · 3 ROOM · 07 TO 09 · Model A · 57 years left
73 sqmS$460,000S$6,301 psm
May 2025
Blk 206 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$610,000S$5,865 psm
May 2025
Blk 206 · 3 ROOM · 04 TO 06 · Model A · 58 years left
73 sqmS$415,000S$5,685 psm
Apr 2025
Blk 206 · 3 ROOM · 04 TO 06 · Model A · 58 years left
73 sqmS$420,000S$5,753 psm
Jan 2025
Blk 206 · 4 ROOM · 10 TO 12 · Model A · 58 years left
104 sqmS$603,888S$5,807 psm
Jan 2025
Blk 206 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$590,000S$5,673 psm
Dec 2024
Blk 206 · 4 ROOM · 04 TO 06 · Model A · 58 years left
104 sqmS$555,000S$5,337 psm
Dec 2024
Blk 206 · 3 ROOM · 10 TO 12 · Model A · 58 years left
73 sqmS$448,000S$6,137 psm
Jul 2024
Blk 206 · 4 ROOM · 13 TO 15 · Model A · 58 years left
104 sqmS$595,800S$5,729 psm
Feb 2024
Blk 206 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$495,000S$4,760 psm
Jan 2024
Blk 206 · 3 ROOM · 13 TO 15 · Model A · 59 years left
73 sqmS$400,000S$5,479 psm
Nov 2023
Blk 206 · 3 ROOM · 10 TO 12 · Model A · 59 years left
73 sqmS$383,888S$5,259 psm
Mar 2023
Blk 206 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$380,000S$5,205 psm
Nov 2022
Blk 206 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$490,000S$4,712 psm
Sept 2022
Blk 206 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$380,000S$5,205 psm
Apr 2022
Blk 206 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$380,000S$5,205 psm
Oct 2021
Blk 206 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$425,000S$4,087 psm
See more

Showing 21 of 75.

Sale prices as filed in caveats.

Where the lease takes this

About 55 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 years50 yearsS$429,679S$474,400S$513,784S$522,770
10 years45 yearsS$408,035S$497,392S$583,407S$603,991
20 years35 yearsS$358,706S$533,019S$733,309S$785,970

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.