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HDB · 650217

Blk 217 Bt Batok St 21

Project page · 99-year lease from 1984

Indicative value range
S$390,125 – S$397,865
Indicative mid S$394,417 · S$5,887 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
Aug 2026Blk 21704 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 21704 TO 0667 sqmS$388,888S$5,804 psm×1.000S$5,804 psm
Jun 2026Blk 21707 TO 0967 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Apr 2026Blk 21707 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Jan 2026Blk 21707 TO 0967 sqmS$400,000S$5,970 psm×0.997S$5,953 psm
Jan 2026Blk 21710 TO 1267 sqmS$395,000S$5,896 psm×0.997S$5,878 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.

8.32% gross yield

S$32,820 of rent a year against the estimate above · 0.51 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$394,417?

Buying: Stamp duty on S$394,417 · Cash and CPF needed on S$394,417 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$394,417.

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

Primary schools near 217 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 217 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$370,000S$5,522 psm
Jul 2026
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$388,888S$5,804 psm
Jun 2026
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$395,000S$5,896 psm
Apr 2026
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$405,000S$6,045 psm
Jan 2026
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
67 sqmS$395,000S$5,896 psm
Jan 2026
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$400,000S$5,970 psm
Dec 2025
Blk 217 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
93 sqmS$490,000S$5,269 psm
Sept 2025
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
67 sqmS$410,000S$6,119 psm
May 2025
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
excluded: outlier
67 sqmS$460,000S$6,866 psm
Mar 2025
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
67 sqmS$415,000S$6,194 psm
Feb 2025
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
67 sqmS$400,000S$5,970 psm
Sept 2024
Blk 217 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$365,000S$5,448 psm
May 2024
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$380,000S$5,672 psm
Apr 2024
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$372,000S$5,552 psm
Apr 2023
Blk 217 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
93 sqmS$528,500S$5,683 psm
Dec 2022
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
67 sqmS$375,000S$5,597 psm
Nov 2022
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
82 sqmS$425,000S$5,183 psm
Oct 2022
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
67 sqmS$360,000S$5,373 psm
Sept 2022
Blk 217 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
93 sqmS$490,000S$5,269 psm
Apr 2022
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$350,000S$5,224 psm
Mar 2022
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$358,000S$5,343 psm
Dec 2021
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 62 years left
67 sqmS$345,000S$5,149 psm
See more

Showing 22 of 83.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 years51 yearsS$376,509S$415,696S$450,207S$458,081
10 years46 yearsS$357,543S$435,843S$511,214S$529,251
20 years36 yearsS$314,319S$467,061S$642,567S$688,711

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.