Blk 233 Bt Batok East Ave 5
Project page · 99-year lease from 1985
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$383,000 | S$5,716 psm | ×1.000 | S$5,716 psm |
| Apr 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Mar 2026 | Blk 233 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×0.997 | S$5,953 psm |
| Feb 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$408,000 | S$6,090 psm | ×0.997 | S$6,072 psm |
How accurate is this estimate for Bt Batok East Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Bt Batok East Ave 5 since.
- Median error
- 4.0%
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.
8.21% gross yield
S$32,400 of rent a year against the estimate above · 0.4 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 61 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 238 | 3 ROOM | S$2,700 |
| Sept 2026 | 239 | 3 ROOM | S$2,700 |
| Sept 2026 | 238 | 3 ROOM | S$2,600 |
| Sept 2026 | 233 | 3 ROOM | S$2,450 |
| Sept 2026 | 240 | 3 ROOM | S$2,400 |
| Aug 2026 | 231 | 3 ROOM | S$2,900 |
| Aug 2026 | 232 | 3 ROOM | S$2,900 |
| Aug 2026 | 244 | 3 ROOM | S$2,550 |
median of 61 HDB rental approvals for 3 ROOM on Bt Batok East Ave 5 since 2025-10.
Buying or selling at S$394,410?
Buying: Stamp duty on S$394,410 · Cash and CPF needed on S$394,410 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$394,410.
Each opens with this figure filled in; change anything there.
Primary schools near 233 Bt Batok East Ave 5
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 · 301 m · no 2025 Phase 2C ballot
- Keming Primary School · 339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 496 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,300 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,507 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,639 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,723 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bukit Timah Primary School · 1,725 m · balloted in 2025 Phase 2C
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 233 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$383,000 | S$5,716 psm |
| Apr 2026 | Blk 233 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Mar 2026 | Blk 233 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Feb 2026 | Blk 233 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Aug 2025 | Blk 233 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 99 sqm | S$515,000 | S$5,202 psm |
| Jan 2025 | Blk 233 · 3 ROOM · 04 TO 06 · New Generation · 60 years left excluded: outlier | 82 sqm | S$430,000 | S$5,244 psm |
| Dec 2024 | Blk 233 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$418,000 | S$6,239 psm |
| Oct 2024 | Blk 233 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Oct 2024 | Blk 233 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Aug 2024 | Blk 233 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Jul 2024 | Blk 233 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$378,000 | S$5,642 psm |
| Apr 2024 | Blk 233 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Jan 2023 | Blk 233 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 82 sqm | S$405,000 | S$4,939 psm |
| Apr 2022 | Blk 233 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 82 sqm | S$408,000 | S$4,976 psm |
| Apr 2022 | Blk 233 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$343,000 | S$5,119 psm |
Showing 15 of 76.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 233 · 3 ROOM | S$2,450 | — |
| Jul 2026 | Blk 233 · 3 ROOM | S$2,650 | — |
| Feb 2026 | Blk 233 · 4 ROOM | S$2,700 | — |
| Jan 2026 | Blk 233 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 233 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 233 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 233 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 233 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 233 · 3 ROOM | S$1,700 | — |
| Apr 2025 | Blk 233 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 233 · 3 ROOM | S$2,000 | — |
| Mar 2025 | Blk 233 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 233 · 3 ROOM | S$2,450 | — |
| Nov 2024 | Blk 233 · 3 ROOM | S$2,850 | — |
| Sept 2024 | Blk 233 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 233 · 3 ROOM | S$2,250 | — |
| Apr 2024 | Blk 233 · 3 ROOM | S$2,650 | — |
| Apr 2024 | Blk 233 · 3 ROOM | S$1,750 | — |
| Mar 2024 | Blk 233 · 4 ROOM | S$2,400 | — |
| Nov 2023 | Blk 233 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 233 · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 233 · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 233 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 233 · 3 ROOM | S$1,700 | — |
| Oct 2022 | Blk 233 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 233 · 3 ROOM | S$1,800 | — |
| Sept 2022 | Blk 233 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 233 · 3 ROOM | S$2,100 | — |
| Apr 2022 | Blk 233 · 3 ROOM | S$1,750 | — |
| Feb 2022 | Blk 233 · 4 ROOM | S$1,700 | — |
| Dec 2021 | Blk 233 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 233 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 233 · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 233 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 233 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 233 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 233 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 233 · 3 ROOM | S$1,800 | — |
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$376,502 | S$415,689 | S$450,199 | S$458,073 |
| 10 years | 47 years | S$357,537 | S$435,836 | S$511,205 | S$529,242 |
| 20 years | 37 years | S$314,313 | S$467,053 | S$642,556 | S$688,699 |
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.