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HDB · 650224

Blk 224 Bt Batok St 21

Project page · 99-year lease from 1984

Indicative value range
S$393,762 – S$412,015
Indicative mid S$402,500 · S$6,007 psm

Based on 20 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 21207 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Aug 2026Blk 21704 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Aug 2026Blk 21207 TO 0967 sqmS$413,888S$6,177 psm×1.000S$6,177 psm
Jul 2026Blk 21704 TO 0667 sqmS$388,888S$5,804 psm×1.000S$5,804 psm
Jul 2026Blk 21204 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Jun 2026Blk 21707 TO 0967 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Jun 2026Blk 20807 TO 0973 sqmS$420,000S$5,753 psm×1.000S$5,753 psm
Jun 2026Blk 21307 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
May 2026Blk 20604 TO 0673 sqmS$433,000S$5,932 psm×1.000S$5,932 psm
May 2026Blk 21201 TO 0369 sqmS$400,000S$5,797 psm×1.000S$5,797 psm
May 2026Blk 20607 TO 0973 sqmS$452,000S$6,192 psm×1.000S$6,192 psm
Apr 2026Blk 21707 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Jan 2026Blk 21207 TO 0967 sqmS$425,000S$6,343 psm×0.997S$6,325 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
Dec 2025Blk 21507 TO 0967 sqmS$418,000S$6,239 psm×0.996S$6,214 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
Dec 2025Blk 21310 TO 1267 sqmS$410,000S$6,119 psm×0.996S$6,095 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.

8.15% gross yield

S$32,820 of rent a year against the estimate above · 0.34 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$402,500?

Buying: Stamp duty on S$402,500 · Cash and CPF needed on S$402,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$402,500.

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

Primary schools near 224 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
Apr 2025
Blk 224 · 4 ROOM · 01 TO 03 · New Generation · 59 years left
93 sqmS$525,000S$5,645 psm
Nov 2024
Blk 224 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
71 sqmS$410,000S$5,775 psm
Oct 2024
Blk 224 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$378,000S$5,642 psm
May 2023
Blk 224 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
67 sqmS$362,000S$5,403 psm
Mar 2023
Blk 224 · 4 ROOM · 04 TO 06 · New Generation · 61 years left
93 sqmS$516,000S$5,548 psm
Aug 2022
Blk 224 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
67 sqmS$350,000S$5,224 psm
See more

Showing 6 of 29.

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$384,225S$424,215S$459,433S$467,468
10 years46 yearsS$364,871S$444,775S$521,690S$540,097
20 years36 yearsS$320,760S$476,633S$655,735S$702,825

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.