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HDB · 650238

Blk 238 Bt Batok East Ave 5

Project page · 99-year lease from 1986

Indicative value range
S$382,278 – S$400,000
Indicative mid S$390,999 · S$5,836 psm

Based on 23 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 25010 TO 1273 sqmS$433,000S$5,932 psm×1.000S$5,932 psm
Sept 2026Blk 24804 TO 0673 sqmS$445,000S$6,096 psm×1.000S$6,096 psm
Jul 2026Blk 23804 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Jul 2026Blk 23304 TO 0667 sqmS$383,000S$5,716 psm×1.000S$5,716 psm
Jul 2026Blk 23907 TO 0967 sqmS$398,000S$5,940 psm×1.000S$5,940 psm
Jun 2026Blk 23701 TO 0373 sqmS$410,000S$5,616 psm×1.000S$5,616 psm
Jun 2026Blk 25201 TO 0367 sqmS$390,999S$5,836 psm×1.000S$5,836 psm
May 2026Blk 24801 TO 0373 sqmS$423,000S$5,795 psm×1.000S$5,795 psm
May 2026Blk 24007 TO 0967 sqmS$378,000S$5,642 psm×1.000S$5,642 psm
May 2026Blk 24107 TO 0969 sqmS$378,888S$5,491 psm×1.000S$5,491 psm
May 2026Blk 23110 TO 1267 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
May 2026Blk 23104 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Apr 2026Blk 24710 TO 1273 sqmS$418,000S$5,726 psm×1.000S$5,726 psm
Apr 2026Blk 23304 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Apr 2026Blk 25301 TO 0369 sqmS$410,000S$5,942 psm×1.000S$5,942 psm
Mar 2026Blk 23301 TO 0367 sqmS$400,000S$5,970 psm×0.997S$5,953 psm
Mar 2026Blk 24404 TO 0669 sqmS$395,000S$5,725 psm×0.997S$5,708 psm
Feb 2026Blk 24504 TO 0667 sqmS$380,000S$5,672 psm×0.997S$5,655 psm
Feb 2026Blk 23304 TO 0667 sqmS$408,000S$6,090 psm×0.997S$6,072 psm
Dec 2025Blk 23901 TO 0367 sqmS$410,000S$6,119 psm×0.996S$6,095 psm
Nov 2025Blk 24804 TO 0673 sqmS$415,000S$5,685 psm×0.996S$5,663 psm
Nov 2025Blk 24704 TO 0673 sqmS$418,000S$5,726 psm×0.996S$5,704 psm
Nov 2025Blk 24201 TO 0367 sqmS$402,000S$6,000 psm×0.996S$5,976 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.

8.29% gross yield

S$32,400 of rent a year against the estimate above · 0.48 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

ApprovedBlockFlatRent a month
Sept 20262383 ROOMS$2,700
Sept 20262393 ROOMS$2,700
Sept 20262383 ROOMS$2,600
Sept 20262333 ROOMS$2,450
Sept 20262403 ROOMS$2,400
Aug 20262313 ROOMS$2,900
Aug 20262323 ROOMS$2,900
Aug 20262443 ROOMS$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$390,999?

Buying: Stamp duty on S$390,999 · Cash and CPF needed on S$390,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$390,999.

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

Primary schools near 238 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 238 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
67 sqmS$400,000S$5,970 psm
Oct 2025
Blk 238 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
69 sqmS$435,000S$6,304 psm
Sept 2025
Blk 238 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
69 sqmS$410,000S$5,942 psm
May 2025
Blk 238 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
99 sqmS$552,000S$5,576 psm
Mar 2025
Blk 238 · 3 ROOM · 10 TO 12 · New Generation · 61 years left
67 sqmS$432,000S$6,448 psm
Feb 2025
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
69 sqmS$438,000S$6,348 psm
Jan 2025
Blk 238 · 4 ROOM · 04 TO 06 · New Generation · 61 years left
99 sqmS$515,000S$5,202 psm
Sept 2024
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
67 sqmS$410,000S$6,119 psm
Jun 2024
Blk 238 · 4 ROOM · 04 TO 06 · New Generation · 62 years left
91 sqmS$445,000S$4,890 psm
May 2024
Blk 238 · 3 ROOM · 13 TO 15 · New Generation · 62 years left
67 sqmS$405,000S$6,045 psm
Dec 2023
Blk 238 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$372,000S$5,552 psm
Dec 2023
Blk 238 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$371,000S$5,537 psm
Sept 2023
Blk 238 · 3 ROOM · 13 TO 15 · New Generation · 62 years left
excluded: outlier
67 sqmS$415,000S$6,194 psm
Mar 2023
Blk 238 · 3 ROOM · 07 TO 09 · New Generation · 63 years left
67 sqmS$370,000S$5,522 psm
Jan 2023
Blk 238 · 3 ROOM · 07 TO 09 · New Generation · 63 years left
69 sqmS$367,500S$5,326 psm
Nov 2022
Blk 238 · 4 ROOM · 07 TO 09 · New Generation · 63 years left
99 sqmS$515,000S$5,202 psm
Nov 2022
Blk 238 · 4 ROOM · 04 TO 06 · New Generation · 63 years left
99 sqmS$455,000S$4,596 psm
Oct 2022
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 63 years left
67 sqmS$350,000S$5,224 psm
Sept 2022
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 63 years left
67 sqmS$340,000S$5,075 psm
Aug 2022
Blk 238 · 4 ROOM · 07 TO 09 · New Generation · 63 years left
93 sqmS$475,000S$5,108 psm
Jun 2022
Blk 238 · 3 ROOM · 04 TO 06 · New Generation · 64 years left
67 sqmS$350,000S$5,224 psm
Jun 2022
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 64 years left
67 sqmS$335,000S$5,000 psm
May 2022
Blk 238 · 4 ROOM · 01 TO 03 · New Generation · 64 years left
99 sqmS$450,000S$4,545 psm
May 2022
Blk 238 · 3 ROOM · 01 TO 03 · New Generation · 64 years left
69 sqmS$313,000S$4,536 psm
See more

Showing 24 of 101.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$373,246S$412,094S$446,306S$454,111
10 years48 yearsS$354,445S$432,067S$506,784S$524,665
20 years38 yearsS$311,595S$463,014S$636,999S$682,743

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.