Blk 280 Bt Batok East Ave 3
Project page · 99-year lease from 1988
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 283 | 01 TO 03 | 64 sqm | S$350,000 | S$5,469 psm | ×1.000 | S$5,469 psm |
| Aug 2026 | Blk 280 | 04 TO 06 | 64 sqm | S$350,000 | S$5,469 psm | ×1.000 | S$5,469 psm |
| Jul 2026 | Blk 283 | 07 TO 09 | 64 sqm | S$418,000 | S$6,531 psm | ×1.000 | S$6,531 psm |
| Jul 2026 | Blk 280 | 07 TO 09 | 64 sqm | S$380,000 | S$5,938 psm | ×1.000 | S$5,938 psm |
| Jul 2026 | Blk 229 | 10 TO 12 | 67 sqm | S$425,888 | S$6,357 psm | ×1.000 | S$6,357 psm |
| Jun 2026 | Blk 230 | 07 TO 09 | 69 sqm | S$445,000 | S$6,449 psm | ×1.000 | S$6,449 psm |
| Apr 2026 | Blk 283 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×1.000 | S$6,406 psm |
| Mar 2026 | Blk 229 | 04 TO 06 | 67 sqm | S$405,000 | S$6,045 psm | ×0.997 | S$6,027 psm |
| Feb 2026 | Blk 281 | 01 TO 03 | 64 sqm | S$370,000 | S$5,781 psm | ×0.997 | S$5,764 psm |
| Feb 2026 | Blk 283 | 04 TO 06 | 64 sqm | S$409,000 | S$6,391 psm | ×0.997 | S$6,372 psm |
| Feb 2026 | Blk 283 | 07 TO 09 | 64 sqm | S$368,000 | S$5,750 psm | ×0.997 | S$5,733 psm |
| Nov 2025 | Blk 283 | 01 TO 03 | 64 sqm | S$396,000 | S$6,188 psm | ×0.996 | S$6,163 psm |
How accurate is this estimate for Bt Batok East Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Bt Batok East Ave 3 since.
- Median error
- 4.8%
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.
8.31% gross yield
S$32,400 of rent a year against the estimate above · 0.94 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 220 | 3 ROOM | S$2,900 |
| Aug 2026 | 220 | 3 ROOM | S$2,500 |
| Jul 2026 | 229 | 3 ROOM | S$2,800 |
| Jul 2026 | 230 | 3 ROOM | S$2,700 |
| Jun 2026 | 280 | 3 ROOM | S$3,000 |
| Jun 2026 | 230 | 3 ROOM | S$2,500 |
| May 2026 | 229 | 3 ROOM | S$2,100 |
| Apr 2026 | 230 | 3 ROOM | S$2,800 |
median of 17 HDB rental approvals for 3 ROOM on Bt Batok East Ave 3 since 2025-10.
Buying or selling at S$390,084?
Buying: Stamp duty on S$390,084 · Cash and CPF needed on S$390,084 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$390,084.
Each opens with this figure filled in; change anything there.
Primary schools near 280 Bt Batok East Ave 3
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 · 203 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 368 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 670 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Timah Primary School · 1,487 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,524 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,720 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,799 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,906 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 280 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Jul 2026 | Blk 280 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$380,000 | S$5,938 psm |
| Aug 2025 | Blk 280 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$415,000 | S$6,484 psm |
| Aug 2025 | Blk 280 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$400,000 | S$6,250 psm |
| Mar 2025 | Blk 280 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Dec 2024 | Blk 280 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Dec 2024 | Blk 280 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Oct 2024 | Blk 280 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 64 sqm | S$405,000 | S$6,328 psm |
| Dec 2023 | Blk 280 · 3 ROOM · 04 TO 06 · Simplified · 63 years left excluded: outlier | 64 sqm | S$343,000 | S$5,359 psm |
| Feb 2023 | Blk 280 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Aug 2022 | Blk 280 · 3 ROOM · 07 TO 09 · Simplified · 65 years left | 64 sqm | S$348,000 | S$5,438 psm |
| Feb 2022 | Blk 280 · 3 ROOM · 10 TO 12 · Simplified · 65 years left | 64 sqm | S$360,000 | S$5,625 psm |
Showing 12 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 280 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 280 · 3 ROOM | S$2,000 | — |
| Jan 2026 | Blk 280 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 280 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 280 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 280 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 280 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 280 · 3 ROOM | S$2,000 | — |
| Jan 2024 | Blk 280 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 280 · 3 ROOM | S$2,700 | — |
| Feb 2023 | Blk 280 · 3 ROOM | S$2,250 | — |
| Jan 2023 | Blk 280 · 3 ROOM | S$2,000 | — |
| Nov 2022 | Blk 280 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 280 · 3 ROOM | S$1,600 | — |
| Feb 2022 | Blk 280 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 280 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 280 · 3 ROOM | S$1,500 | — |
| Aug 2021 | Blk 280 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 280 · 3 ROOM | S$1,500 | — |
| Feb 2021 | Blk 280 · 3 ROOM | S$1,650 | — |
| Feb 2021 | Blk 280 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 280 · 3 ROOM | S$1,900 | — |
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 60 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 | 55 years | S$376,352 | S$415,523 | S$450,019 | S$457,889 |
| 10 years | 50 years | S$359,264 | S$437,941 | S$513,674 | S$531,798 |
| 20 years | 40 years | S$321,293 | S$477,424 | S$656,824 | S$703,992 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.