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HDB · 650212

Blk 212 Bt Batok St 21

Project page · 99-year lease from 1985

Indicative value range
S$396,407 – S$412,416
Indicative mid S$406,500 · S$6,067 psm

Based on 6 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 21207 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Aug 2026Blk 21207 TO 0967 sqmS$413,888S$6,177 psm×1.000S$6,177 psm
Jul 2026Blk 21204 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
May 2026Blk 21201 TO 0369 sqmS$400,000S$5,797 psm×1.000S$5,797 psm
Jan 2026Blk 21207 TO 0967 sqmS$425,000S$6,343 psm×0.997S$6,325 psm
Nov 2025Blk 21201 TO 0369 sqmS$406,888S$5,897 psm×0.996S$5,874 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.

8.07% gross yield

S$32,820 of rent a year against the estimate above · 0.26 points above 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$406,500?

Buying: Stamp duty on S$406,500 · Cash and CPF needed on S$406,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$406,500.

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

Primary schools near 212 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 212 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$405,000S$6,045 psm
Aug 2026
Blk 212 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$413,888S$6,177 psm
Jul 2026
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$408,000S$6,090 psm
May 2026
Blk 212 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
69 sqmS$400,000S$5,797 psm
Jan 2026
Blk 212 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$425,000S$6,343 psm
Nov 2025
Blk 212 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
69 sqmS$406,888S$5,897 psm
Mar 2025
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
69 sqmS$425,000S$6,159 psm
Jan 2025
Blk 212 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
91 sqmS$530,000S$5,824 psm
Oct 2024
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
69 sqmS$425,000S$6,159 psm
Oct 2024
Blk 212 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
71 sqmS$420,000S$5,915 psm
Oct 2024
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$398,000S$5,940 psm
Jul 2024
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
69 sqmS$380,000S$5,507 psm
Jun 2024
Blk 212 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$401,888S$5,998 psm
Apr 2024
Blk 212 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
69 sqmS$385,000S$5,580 psm
Jan 2024
Blk 212 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
99 sqmS$505,000S$5,101 psm
Oct 2022
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
excluded: outlier
67 sqmS$390,000S$5,821 psm
Sept 2022
Blk 212 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
99 sqmS$505,000S$5,101 psm
Sept 2022
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
69 sqmS$365,000S$5,290 psm
Feb 2022
Blk 212 · 4 ROOM · 01 TO 03 · New Generation · 63 years left
96 sqmS$450,000S$4,688 psm
Oct 2021
Blk 212 · 3 ROOM · 07 TO 09 · New Generation · 63 years left
67 sqmS$355,000S$5,299 psm
Oct 2021
Blk 212 · 3 ROOM · 04 TO 06 · New Generation · 63 years left
67 sqmS$330,000S$4,925 psm
See more

Showing 21 of 109.

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$388,043S$428,431S$463,999S$472,114
10 years47 yearsS$368,496S$449,195S$526,875S$545,465
20 years37 yearsS$323,948S$481,369S$662,252S$709,809

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.