Blk 285 Bt Batok East Ave 3
Project page · 99-year lease from 1995
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 290D | 04 TO 06 | 121 sqm | S$750,000 | S$6,198 psm | ×0.997 | S$6,180 psm |
| Feb 2026 | Blk 286 | 04 TO 06 | 130 sqm | S$715,000 | S$5,500 psm | ×0.997 | S$5,484 psm |
| Jun 2025 | Blk 290D | 10 TO 12 | 121 sqm | S$750,000 | S$6,198 psm | ×1.000 | S$6,195 psm |
| Jun 2025 | Blk 286 | 04 TO 06 | 134 sqm | S$788,000 | S$5,881 psm | ×1.000 | S$5,878 psm |
| Dec 2024 | Blk 286 | 10 TO 12 | 130 sqm | S$748,000 | S$5,754 psm | ×1.025 | S$5,896 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.
4.62% gross yield
S$35,400 of rent a year against the estimate above · 1.06 points below flats like it
Homes like this rent for about S$2,950 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Jun 2026 | 286 | 5 ROOM | S$3,700 |
| Mar 2026 | 286 | 5 ROOM | S$2,200 |
median of 2 HDB rental approvals for 5 ROOM on Bt Batok East Ave 3 since 2025-10.
Buying or selling at S$766,522?
Buying: Stamp duty on S$766,522 · Cash and CPF needed on S$766,522 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$766,522.
Each opens with this figure filled in; change anything there.
Primary schools near 285 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 · 97 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 424 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 860 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Timah Primary School · 1,305 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,712 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,845 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2024 | Blk 285 · 5 ROOM · 01 TO 03 · Model A · 71 years left excluded: outlier | 131 sqm | S$645,000 | S$4,924 psm |
| Feb 2024 | Blk 285 · 5 ROOM · 07 TO 09 · Improved · 71 years left excluded: outlier | 129 sqm | S$635,000 | S$4,922 psm |
| Jul 2023 | Blk 285 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 130 sqm | S$655,000 | S$5,038 psm |
| May 2022 | Blk 285 · 5 ROOM · 04 TO 06 · Model A · 73 years left | 135 sqm | S$668,000 | S$4,948 psm |
Showing 4 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 285 · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 285 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 285 · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 285 · 5 ROOM | S$3,300 | — |
| Jun 2022 | Blk 285 · 5 ROOM | S$2,800 | — |
| Jul 2021 | Blk 285 · 5 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 67 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 | 62 years | S$742,589 | S$819,879 | S$887,944 | S$903,473 |
| 10 years | 57 years | S$716,446 | S$873,344 | S$1,024,372 | S$1,060,516 |
| 20 years | 47 years | S$649,467 | S$965,074 | S$1,327,716 | S$1,423,062 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.