Blk 221 Bt Batok East Ave 3
Project page · 99-year lease from 1985
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 221 | 04 TO 06 | 146 sqm | S$750,000 | S$5,137 psm | ×1.000 | S$5,137 psm |
| Jul 2026 | Blk 222 | 04 TO 06 | 141 sqm | S$680,000 | S$4,823 psm | ×1.000 | S$4,823 psm |
| Jun 2026 | Blk 223 | 13 TO 15 | 146 sqm | S$945,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| Feb 2026 | Blk 221 | 01 TO 03 | 146 sqm | S$800,000 | S$5,479 psm | ×0.997 | S$5,463 psm |
How accurate is this estimate for Bt Batok East Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Bt Batok East Ave 3 since.
- Median error
- 4.8%
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.
6.20% gross yield
S$48,000 of rent a year against the estimate above · 1.7 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 290C | EXECUTIVE | S$4,600 |
| Jun 2026 | 290C | EXECUTIVE | S$4,200 |
| Jun 2026 | 290C | EXECUTIVE | S$3,800 |
| Jun 2026 | 287 | EXECUTIVE | S$3,600 |
| May 2026 | 223 | EXECUTIVE | S$4,000 |
| May 2026 | 221 | EXECUTIVE | S$3,600 |
| Jan 2026 | 221 | EXECUTIVE | S$4,000 |
| Oct 2025 | 221 | EXECUTIVE | S$4,000 |
median of 8 HDB rental approvals for EXECUTIVE on Bt Batok East Ave 3 since 2025-10.
Buying or selling at S$773,820?
Buying: Stamp duty on S$773,820 · Cash and CPF needed on S$773,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$773,820.
Each opens with this figure filled in; change anything there.
Primary schools near 221 Bt Batok East Ave 3
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
- Bukit View Primary School · 119 m · no 2025 Phase 2C ballot
- Keming Primary School · 292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 636 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,349 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 1,357 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,437 m · no 2025 Phase 2C ballot
- Bukit Timah Primary School · 1,747 m · balloted in 2025 Phase 2C
- St. Anthony's Primary School · 1,836 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 221 · EXECUTIVE · 04 TO 06 · Apartment · 58 years left | 146 sqm | S$750,000 | S$5,137 psm |
| Feb 2026 | Blk 221 · EXECUTIVE · 01 TO 03 · Apartment · 58 years left | 146 sqm | S$800,000 | S$5,479 psm |
| Sept 2025 | Blk 221 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 149 sqm | S$855,000 | S$5,738 psm |
| Feb 2025 | Blk 221 · EXECUTIVE · 13 TO 15 · Apartment · 60 years left | 146 sqm | S$950,000 | S$6,507 psm |
| Dec 2024 | Blk 221 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 149 sqm | S$925,000 | S$6,208 psm |
| Oct 2024 | Blk 221 · EXECUTIVE · 07 TO 09 · Apartment · 60 years left | 141 sqm | S$861,000 | S$6,106 psm |
| Aug 2024 | Blk 221 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 147 sqm | S$768,000 | S$5,224 psm |
| Apr 2024 | Blk 221 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 149 sqm | S$908,000 | S$6,094 psm |
| Feb 2024 | Blk 221 · EXECUTIVE · 07 TO 09 · Maisonette · 60 years left | 147 sqm | S$805,000 | S$5,476 psm |
| Nov 2023 | Blk 221 · EXECUTIVE · 10 TO 12 · Apartment · 61 years left | 141 sqm | S$815,000 | S$5,780 psm |
| Oct 2022 | Blk 221 · EXECUTIVE · 07 TO 09 · Apartment · 62 years left | 141 sqm | S$750,000 | S$5,319 psm |
Showing 11 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 221 · EXECUTIVE | S$3,600 | — |
| Jan 2026 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Oct 2025 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Aug 2025 | Blk 221 · EXECUTIVE | S$3,900 | — |
| May 2025 | Blk 221 · EXECUTIVE | S$3,600 | — |
| Feb 2025 | Blk 221 · EXECUTIVE | S$3,450 | — |
| Dec 2024 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Sept 2024 | Blk 221 · EXECUTIVE | S$3,800 | — |
| May 2024 | Blk 221 · EXECUTIVE | S$3,600 | — |
| Mar 2024 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Nov 2023 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Sept 2023 | Blk 221 · EXECUTIVE | S$4,000 | — |
| Sept 2023 | Blk 221 · EXECUTIVE | S$3,800 | — |
| Jun 2023 | Blk 221 · EXECUTIVE | S$3,900 | — |
| Mar 2023 | Blk 221 · EXECUTIVE | S$3,200 | — |
| Apr 2022 | Blk 221 · EXECUTIVE | S$2,600 | — |
| Jul 2021 | Blk 221 · EXECUTIVE | S$2,100 | — |
| Jul 2021 | Blk 221 · EXECUTIVE | S$2,000 | — |
| Apr 2021 | Blk 221 · EXECUTIVE | S$2,600 | — |
| Mar 2021 | Blk 221 · EXECUTIVE | S$2,750 | — |
| Mar 2021 | Blk 221 · EXECUTIVE | S$2,600 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$738,686 | S$815,569 | S$883,277 | S$898,724 |
| 10 years | 47 years | S$701,477 | S$855,096 | S$1,002,969 | S$1,038,357 |
| 20 years | 37 years | S$616,673 | S$916,344 | S$1,260,675 | S$1,351,206 |
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.