Blk 265 Bt Batok East Ave 4
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 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 265 | 07 TO 09 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| Jan 2026 | Blk 265 | 10 TO 12 | 67 sqm | S$415,000 | S$6,194 psm | ×0.997 | S$6,176 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.
8.28% gross yield
S$32,400 of rent a year against the estimate above · 0.47 points above 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$391,343?
Buying: Stamp duty on S$391,343 · Cash and CPF needed on S$391,343 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$391,343.
Each opens with this figure filled in; change anything there.
Primary schools near 265 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
- Keming Primary School · 573 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 676 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 766 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Timah Primary School · 1,500 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,560 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,813 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Our Lady Queen of Peace (girls) · 1,950 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 69 sqm | S$378,000 | S$5,478 psm |
| May 2026 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$370,000 | S$5,522 psm |
| May 2026 | Blk 265 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Jan 2026 | Blk 265 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Sept 2025 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 59 years left excluded: outlier | 82 sqm | S$427,000 | S$5,207 psm |
| Aug 2025 | Blk 265 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 82 sqm | S$430,000 | S$5,244 psm |
| Apr 2025 | Blk 265 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Oct 2024 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$391,000 | S$5,836 psm |
| Sept 2024 | Blk 265 · 4 ROOM · 01 TO 03 · New Generation · 60 years left excluded: outlier | 93 sqm | S$550,000 | S$5,914 psm |
| Sept 2024 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 69 sqm | S$412,000 | S$5,971 psm |
| Apr 2024 | Blk 265 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Sept 2023 | Blk 265 · 3 ROOM · 10 TO 12 · New Generation · 61 years left | 69 sqm | S$365,000 | S$5,290 psm |
| Feb 2023 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 69 sqm | S$345,000 | S$5,000 psm |
| Jan 2023 | Blk 265 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 82 sqm | S$413,800 | S$5,046 psm |
| Sept 2022 | Blk 265 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 69 sqm | S$355,000 | S$5,145 psm |
| Aug 2022 | Blk 265 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 82 sqm | S$390,000 | S$4,756 psm |
| May 2022 | Blk 265 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 67 sqm | S$326,000 | S$4,866 psm |
| Oct 2021 | Blk 265 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 67 sqm | S$305,000 | S$4,552 psm |
Showing 18 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 265 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 265 · 3 ROOM | S$2,070 | — |
| Nov 2025 | Blk 265 · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 265 · 3 ROOM | S$1,900 | — |
| Jan 2025 | Blk 265 · 4 ROOM | S$2,000 | — |
| Nov 2024 | Blk 265 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 265 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 265 · 3 ROOM | S$2,070 | — |
| Nov 2023 | Blk 265 · 3 ROOM | S$3,350 | — |
| Oct 2023 | Blk 265 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 265 · 3 ROOM | S$1,900 | — |
| Dec 2022 | Blk 265 · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 265 · 3 ROOM | S$3,200 | — |
| May 2022 | Blk 265 · 3 ROOM | S$1,800 | — |
| Apr 2022 | Blk 265 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 265 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 265 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 265 · 3 ROOM | S$1,450 | — |
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$373,575 | S$412,457 | S$446,698 | S$454,511 |
| 10 years | 47 years | S$354,757 | S$432,447 | S$507,230 | S$525,127 |
| 20 years | 37 years | S$311,869 | S$463,421 | S$637,559 | S$683,344 |
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.