Blk 258 Bt Batok East Ave 4
Project page · 99-year lease from 1985
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 258 | 04 TO 06 | 73 sqm | S$370,000 | S$5,068 psm | ×1.000 | S$5,068 psm |
| Jul 2026 | Blk 269 | 07 TO 09 | 64 sqm | S$393,000 | S$6,141 psm | ×1.000 | S$6,141 psm |
| Jul 2026 | Blk 264 | 07 TO 09 | 73 sqm | S$415,000 | S$5,685 psm | ×1.000 | S$5,685 psm |
| Jul 2026 | Blk 265 | 07 TO 09 | 69 sqm | S$378,000 | S$5,478 psm | ×1.000 | S$5,478 psm |
| May 2026 | Blk 265 | 10 TO 12 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| May 2026 | Blk 260 | 07 TO 09 | 73 sqm | S$409,000 | S$5,603 psm | ×1.000 | S$5,603 psm |
| May 2026 | Blk 265 | 07 TO 09 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| Mar 2026 | Blk 275 | 04 TO 06 | 64 sqm | S$370,000 | S$5,781 psm | ×0.997 | S$5,764 psm |
| Feb 2026 | Blk 271 | 04 TO 06 | 64 sqm | S$400,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Feb 2026 | Blk 260 | 04 TO 06 | 73 sqm | S$408,000 | S$5,589 psm | ×0.997 | S$5,573 psm |
| Jan 2026 | Blk 265 | 10 TO 12 | 67 sqm | S$415,000 | S$6,194 psm | ×0.997 | S$6,176 psm |
| Nov 2025 | Blk 269 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×0.996 | S$6,381 psm |
| Nov 2025 | Blk 274 | 04 TO 06 | 64 sqm | S$388,000 | S$6,063 psm | ×0.996 | S$6,039 psm |
| Nov 2025 | Blk 272 | 04 TO 06 | 64 sqm | S$412,000 | S$6,438 psm | ×0.996 | S$6,412 psm |
How accurate is this estimate for Bt Batok East Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Bt Batok East Ave 4 since.
- Median error
- 4.2%
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.
7.66% gross yield
S$32,400 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 43 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 | 272 | 3 ROOM | S$2,650 |
| Aug 2026 | 262 | 3 ROOM | S$2,800 |
| Aug 2026 | 260 | 3 ROOM | S$2,700 |
| Aug 2026 | 263 | 3 ROOM | S$2,600 |
| Jul 2026 | 260 | 3 ROOM | S$2,900 |
| Jul 2026 | 256 | 3 ROOM | S$2,800 |
| Jul 2026 | 259 | 3 ROOM | S$2,680 |
| Jun 2026 | 267 | 3 ROOM | S$2,800 |
median of 43 HDB rental approvals for 3 ROOM on Bt Batok East Ave 4 since 2025-10.
Buying or selling at S$422,856?
Buying: Stamp duty on S$422,856 · Cash and CPF needed on S$422,856 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$422,856.
Each opens with this figure filled in; change anything there.
Primary schools near 258 Bt Batok East Ave 4
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
- Lianhua Primary School · 510 m · no 2025 Phase 2C ballot
- Keming Primary School · 647 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 767 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,388 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,636 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bukit Timah Primary School · 1,677 m · balloted in 2025 Phase 2C
- CHIJ Our Lady Queen of Peace (girls) · 1,883 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,936 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 258 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 73 sqm | S$370,000 | S$5,068 psm |
| Sept 2025 | Blk 258 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 103 sqm | S$535,000 | S$5,194 psm |
| Oct 2024 | Blk 258 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Oct 2024 | Blk 258 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Sept 2024 | Blk 258 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 73 sqm | S$420,000 | S$5,753 psm |
| May 2024 | Blk 258 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$495,000 | S$4,806 psm |
| Apr 2024 | Blk 258 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$498,000 | S$4,835 psm |
| Oct 2023 | Blk 258 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$500,000 | S$4,854 psm |
| Jun 2023 | Blk 258 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$475,000 | S$4,612 psm |
| Aug 2022 | Blk 258 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$325,000 | S$4,452 psm |
| Jul 2022 | Blk 258 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$343,800 | S$4,710 psm |
Showing 11 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 258 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 258 · 3 ROOM | S$2,600 | — |
| Jan 2026 | Blk 258 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 258 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 258 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 258 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 258 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 258 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 258 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 258 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 258 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 258 · 4 ROOM | S$2,400 | — |
| Apr 2023 | Blk 258 · 3 ROOM | S$1,800 | — |
| Jan 2023 | Blk 258 · 4 ROOM | S$2,000 | — |
| Aug 2022 | Blk 258 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 258 · 3 ROOM | S$2,700 | — |
| Jul 2022 | Blk 258 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 258 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 258 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 258 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 258 · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 258 · 3 ROOM | S$1,750 | — |
| Feb 2021 | Blk 258 · 3 ROOM | S$1,400 | — |
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$403,657 | S$445,670 | S$482,669 | S$491,110 |
| 10 years | 47 years | S$383,324 | S$467,270 | S$548,075 | S$567,413 |
| 20 years | 37 years | S$336,983 | S$500,738 | S$688,899 | S$738,370 |
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.