Blk 266 Bt Batok East Ave 4
Project page · 99-year lease from 1985
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 260 | 10 TO 12 | 103 sqm | S$535,000 | S$5,194 psm | ×1.000 | S$5,194 psm |
| May 2026 | Blk 254 | 10 TO 12 | 98 sqm | S$500,000 | S$5,102 psm | ×1.000 | S$5,102 psm |
| Jan 2026 | Blk 269 | 04 TO 06 | 89 sqm | S$498,000 | S$5,596 psm | ×0.997 | S$5,579 psm |
| Jan 2026 | Blk 259 | 07 TO 09 | 93 sqm | S$515,000 | S$5,538 psm | ×0.997 | S$5,521 psm |
| Dec 2025 | Blk 256 | 01 TO 03 | 93 sqm | S$485,000 | S$5,215 psm | ×0.996 | S$5,195 psm |
| Dec 2025 | Blk 262 | 01 TO 03 | 93 sqm | S$440,000 | S$4,731 psm | ×0.996 | S$4,713 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.
7.11% gross yield
S$38,400 of rent a year against the estimate above · 0.05 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 264 | 4 ROOM | S$3,300 |
| Sept 2026 | 258 | 4 ROOM | S$3,200 |
| Aug 2026 | 259 | 4 ROOM | S$3,200 |
| Jul 2026 | 268 | 4 ROOM | S$3,600 |
| Jul 2026 | 272 | 4 ROOM | S$3,400 |
| Jul 2026 | 269 | 4 ROOM | S$2,600 |
| Jun 2026 | 269 | 4 ROOM | S$900 |
| May 2026 | 269 | 4 ROOM | S$3,400 |
median of 16 HDB rental approvals for 4 ROOM on Bt Batok East Ave 4 since 2025-10.
Buying or selling at S$540,213?
Buying: Stamp duty on S$540,213 · Cash and CPF needed on S$540,213 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$540,213.
Each opens with this figure filled in; change anything there.
Primary schools near 266 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 · 523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 732 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 746 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Timah Primary School · 1,430 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,619 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,883 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 266 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Sept 2024 | Blk 266 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$443,000 | S$5,274 psm |
| Jul 2024 | Blk 266 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$550,000 | S$5,288 psm |
| May 2024 | Blk 266 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$535,000 | S$5,144 psm |
| Nov 2023 | Blk 266 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$508,000 | S$4,885 psm |
| Dec 2022 | Blk 266 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$425,000 | S$5,060 psm |
| May 2022 | Blk 266 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 89 sqm | S$415,000 | S$4,663 psm |
| Jan 2022 | Blk 266 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$370,000 | S$4,405 psm |
Showing 8 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 266 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 266 · 4 ROOM | S$3,100 | — |
| Sept 2022 | Blk 266 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 266 · 4 ROOM | S$2,000 | — |
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$515,686 | S$569,359 | S$616,626 | S$627,410 |
| 10 years | 47 years | S$489,709 | S$596,953 | S$700,185 | S$724,890 |
| 20 years | 37 years | S$430,507 | S$639,711 | S$880,092 | S$943,294 |
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.