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HDB · 650209

Blk 209 Bt Batok St 21

Project page · 99-year lease from 1985

Indicative value range
S$534,580 – S$585,000
Indicative mid S$560,888 · S$5,393 psm

Based on 17 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 20901 TO 03104 sqmS$528,000S$5,077 psm×1.000S$5,077 psm
Sept 2026Blk 20204 TO 06103 sqmS$528,000S$5,126 psm×1.000S$5,126 psm
Sept 2026Blk 20907 TO 09104 sqmS$560,888S$5,393 psm×1.000S$5,393 psm
Aug 2026Blk 21504 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Aug 2026Blk 20101 TO 03104 sqmS$555,000S$5,337 psm×1.000S$5,337 psm
Aug 2026Blk 20404 TO 06112 sqmS$630,000S$5,625 psm×1.000S$5,625 psm
Aug 2026Blk 21104 TO 06104 sqmS$520,888S$5,009 psm×1.000S$5,009 psm
Jul 2026Blk 21010 TO 12107 sqmS$550,000S$5,140 psm×1.000S$5,140 psm
May 2026Blk 21107 TO 09104 sqmS$578,000S$5,558 psm×1.000S$5,558 psm
May 2026Blk 21510 TO 1296 sqmS$548,000S$5,708 psm×1.000S$5,708 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
Apr 2026Blk 20510 TO 12104 sqmS$610,000S$5,865 psm×1.000S$5,865 psm
Mar 2026Blk 21007 TO 09112 sqmS$600,000S$5,357 psm×0.997S$5,341 psm
Feb 2026Blk 20101 TO 03103 sqmS$605,888S$5,882 psm×0.997S$5,865 psm
Dec 2025Blk 21004 TO 06104 sqmS$530,000S$5,096 psm×0.996S$5,076 psm
Dec 2025Blk 21710 TO 1293 sqmS$490,000S$5,269 psm×0.996S$5,248 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.

7.33% gross yield

S$41,100 of rent a year against the estimate above · 0.27 points above 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$560,888?

Buying: Stamp duty on S$560,888 · Cash and CPF needed on S$560,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$560,888.

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

Primary schools near 209 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 209 · 4 ROOM · 01 TO 03 · Model A · 58 years left
104 sqmS$528,000S$5,077 psm
Sept 2026
Blk 209 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$560,888S$5,393 psm
Sept 2025
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 59 years left
116 sqmS$681,888S$5,878 psm
Aug 2025
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 59 years left
104 sqmS$650,000S$6,250 psm
Jun 2025
Blk 209 · 4 ROOM · 01 TO 03 · Model A · 59 years left
116 sqmS$600,000S$5,172 psm
Feb 2024
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$570,000S$5,481 psm
Nov 2023
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 60 years left
116 sqmS$590,000S$5,086 psm
Oct 2023
Blk 209 · 4 ROOM · 07 TO 09 · Model A · 60 years left
103 sqmS$530,000S$5,146 psm
Sept 2023
Blk 209 · 4 ROOM · 01 TO 03 · Model A · 61 years left
107 sqmS$521,000S$4,869 psm
Sept 2023
Blk 209 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$495,000S$4,760 psm
May 2023
Blk 209 · 4 ROOM · 04 TO 06 · Model A · 61 years left
103 sqmS$550,000S$5,340 psm
Mar 2023
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$518,000S$4,981 psm
Jan 2022
Blk 209 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$483,000S$4,644 psm
Dec 2021
Blk 209 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$460,888S$4,432 psm
Dec 2021
Blk 209 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$455,000S$4,375 psm
See more

Showing 15 of 49.

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$535,421S$591,148S$640,225S$651,422
10 years47 yearsS$508,451S$619,799S$726,981S$752,631
20 years37 yearsS$446,983S$664,193S$913,774S$979,394

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.