Blk 247 Bt Batok East Ave 5
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 250 | 10 TO 12 | 73 sqm | S$433,000 | S$5,932 psm | ×1.000 | S$5,932 psm |
| Sept 2026 | Blk 248 | 04 TO 06 | 73 sqm | S$445,000 | S$6,096 psm | ×1.000 | S$6,096 psm |
| Jul 2026 | Blk 238 | 04 TO 06 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Jul 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$383,000 | S$5,716 psm | ×1.000 | S$5,716 psm |
| Jul 2026 | Blk 239 | 07 TO 09 | 67 sqm | S$398,000 | S$5,940 psm | ×1.000 | S$5,940 psm |
| Jun 2026 | Blk 237 | 01 TO 03 | 73 sqm | S$410,000 | S$5,616 psm | ×1.000 | S$5,616 psm |
| Jun 2026 | Blk 252 | 01 TO 03 | 67 sqm | S$390,999 | S$5,836 psm | ×1.000 | S$5,836 psm |
| May 2026 | Blk 248 | 01 TO 03 | 73 sqm | S$423,000 | S$5,795 psm | ×1.000 | S$5,795 psm |
| May 2026 | Blk 240 | 07 TO 09 | 67 sqm | S$378,000 | S$5,642 psm | ×1.000 | S$5,642 psm |
| May 2026 | Blk 241 | 07 TO 09 | 69 sqm | S$378,888 | S$5,491 psm | ×1.000 | S$5,491 psm |
| May 2026 | Blk 231 | 10 TO 12 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| May 2026 | Blk 231 | 04 TO 06 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Apr 2026 | Blk 247 | 10 TO 12 | 73 sqm | S$418,000 | S$5,726 psm | ×1.000 | S$5,726 psm |
| Apr 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Apr 2026 | Blk 253 | 01 TO 03 | 69 sqm | S$410,000 | S$5,942 psm | ×1.000 | S$5,942 psm |
| Mar 2026 | Blk 233 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×0.997 | S$5,953 psm |
| Mar 2026 | Blk 244 | 04 TO 06 | 69 sqm | S$395,000 | S$5,725 psm | ×0.997 | S$5,708 psm |
| Feb 2026 | Blk 245 | 04 TO 06 | 67 sqm | S$380,000 | S$5,672 psm | ×0.997 | S$5,655 psm |
| Feb 2026 | Blk 233 | 04 TO 06 | 67 sqm | S$408,000 | S$6,090 psm | ×0.997 | S$6,072 psm |
| Dec 2025 | Blk 239 | 01 TO 03 | 67 sqm | S$410,000 | S$6,119 psm | ×0.996 | S$6,095 psm |
| Nov 2025 | Blk 248 | 04 TO 06 | 73 sqm | S$415,000 | S$5,685 psm | ×0.996 | S$5,663 psm |
| Nov 2025 | Blk 247 | 04 TO 06 | 73 sqm | S$418,000 | S$5,726 psm | ×0.996 | S$5,704 psm |
| Nov 2025 | Blk 242 | 01 TO 03 | 67 sqm | S$402,000 | S$6,000 psm | ×0.996 | S$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.
7.61% gross yield
S$32,400 of rent a year against the estimate above · 0.2 points below 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$426,014?
Buying: Stamp duty on S$426,014 · Cash and CPF needed on S$426,014 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$426,014.
Each opens with this figure filled in; change anything there.
Primary schools near 247 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
- Keming Primary School · 439 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 449 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 515 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,330 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,674 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bukit Timah Primary School · 1,680 m · balloted in 2025 Phase 2C
- Princess Elizabeth Primary School · 1,717 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,877 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 247 · 4 ROOM · 04 TO 06 · Model A · 58 years left excluded: outlier | 103 sqm | S$460,000 | S$4,466 psm |
| Apr 2026 | Blk 247 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 73 sqm | S$418,000 | S$5,726 psm |
| Nov 2025 | Blk 247 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 73 sqm | S$418,000 | S$5,726 psm |
| Jul 2025 | Blk 247 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Jun 2025 | Blk 247 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Jan 2025 | Blk 247 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Sept 2024 | Blk 247 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 103 sqm | S$535,000 | S$5,194 psm |
| Jul 2024 | Blk 247 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 107 sqm | S$535,000 | S$5,000 psm |
| Apr 2024 | Blk 247 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 107 sqm | S$525,000 | S$4,907 psm |
| Apr 2024 | Blk 247 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$495,000 | S$4,806 psm |
| Apr 2024 | Blk 247 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Mar 2024 | Blk 247 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 73 sqm | S$360,000 | S$4,932 psm |
| Jan 2024 | Blk 247 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Oct 2023 | Blk 247 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$365,000 | S$5,000 psm |
| May 2023 | Blk 247 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 103 sqm | S$530,000 | S$5,146 psm |
| Dec 2022 | Blk 247 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$370,000 | S$5,068 psm |
| Dec 2022 | Blk 247 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$343,000 | S$4,699 psm |
| Aug 2022 | Blk 247 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$360,000 | S$4,932 psm |
| Aug 2022 | Blk 247 · 3 ROOM · 01 TO 03 · Model A · 62 years left excluded: outlier | 73 sqm | S$320,000 | S$4,384 psm |
| Jul 2022 | Blk 247 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Jun 2022 | Blk 247 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 103 sqm | S$495,000 | S$4,806 psm |
Showing 21 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 247 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 247 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 247 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 247 · 3 ROOM | S$2,100 | — |
| Oct 2024 | Blk 247 · 3 ROOM | S$2,700 | — |
| Jul 2024 | Blk 247 · 3 ROOM | S$2,900 | — |
| Feb 2024 | Blk 247 · 3 ROOM | S$2,400 | — |
| Aug 2023 | Blk 247 · 3 ROOM | S$1,900 | — |
| Jun 2023 | Blk 247 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 247 · 4 ROOM | S$2,650 | — |
| Mar 2023 | Blk 247 · 3 ROOM | S$2,100 | — |
| Nov 2022 | Blk 247 · 3 ROOM | S$1,300 | — |
| Oct 2022 | Blk 247 · 3 ROOM | S$3,200 | — |
| Apr 2022 | Blk 247 · 3 ROOM | S$1,300 | — |
| Mar 2022 | Blk 247 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 247 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 247 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 247 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 247 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 247 · 4 ROOM | S$2,500 | — |
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$406,671 | S$448,998 | S$486,274 | S$494,778 |
| 10 years | 47 years | S$386,187 | S$470,759 | S$552,168 | S$571,650 |
| 20 years | 37 years | S$339,499 | S$504,478 | S$694,044 | S$743,885 |
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.