Blk 289A Bt Batok St 25
Project page · 99-year lease from 1997
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 289A | 01 TO 03 | 144 sqm | S$870,000 | S$6,042 psm | ×1.000 | S$6,042 psm |
| May 2026 | Blk 289A | 10 TO 12 | 144 sqm | S$940,000 | S$6,528 psm | ×1.000 | S$6,528 psm |
| Mar 2026 | Blk 289A | 01 TO 03 | 144 sqm | S$910,000 | S$6,319 psm | ×0.997 | S$6,301 psm |
How accurate is this estimate for Bt Batok St 25?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 29 sales in Bt Batok St 25 since.
- Median error
- 3.4%
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.
5.03% gross yield
S$45,600 of rent a year against the estimate above · 0.33 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| May 2026 | 288B | EXECUTIVE | S$3,450 |
| Apr 2026 | 289B | EXECUTIVE | S$4,300 |
| Apr 2026 | 289A | EXECUTIVE | S$4,200 |
| Mar 2026 | 289C | EXECUTIVE | S$4,200 |
| Mar 2026 | 288A | EXECUTIVE | S$3,800 |
| Mar 2026 | 288A | EXECUTIVE | S$3,600 |
| Nov 2025 | 288B | EXECUTIVE | S$3,300 |
| Oct 2025 | 289A | EXECUTIVE | S$4,000 |
median of 9 HDB rental approvals for EXECUTIVE on Bt Batok St 25 since 2025-10.
Buying or selling at S$907,315?
Buying: Stamp duty on S$907,315 · Cash and CPF needed on S$907,315 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$907,315.
Each opens with this figure filled in; change anything there.
Primary schools near 289a Bt Batok St 25
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 · 373 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 735 m · no 2025 Phase 2C ballot
- Bukit Timah Primary School · 965 m · balloted in 2025 Phase 2C · near the line — check on OneMap
1 to 2 km
- Lianhua Primary School · 1,167 m · no 2025 Phase 2C ballot
- Pei Hwa Presbyterian Primary School · 1,771 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 289A · EXECUTIVE · 01 TO 03 · Apartment · 70 years left | 144 sqm | S$870,000 | S$6,042 psm |
| May 2026 | Blk 289A · EXECUTIVE · 10 TO 12 · Apartment · 71 years left | 144 sqm | S$940,000 | S$6,528 psm |
| Mar 2026 | Blk 289A · EXECUTIVE · 01 TO 03 · Apartment · 71 years left | 144 sqm | S$910,000 | S$6,319 psm |
| Jul 2025 | Blk 289A · EXECUTIVE · 16 TO 18 · Apartment · 72 years left | 144 sqm | S$1,038,000 | S$7,208 psm |
| Jul 2025 | Blk 289A · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$720,000 | S$5,902 psm |
| Sept 2024 | Blk 289A · EXECUTIVE · 01 TO 03 · Apartment · 72 years left | 144 sqm | S$868,000 | S$6,028 psm |
| Jan 2024 | Blk 289A · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 144 sqm | S$950,000 | S$6,597 psm |
| Dec 2023 | Blk 289A · 5 ROOM · 10 TO 12 · Improved · 73 years left | 122 sqm | S$690,100 | S$5,657 psm |
| Apr 2023 | Blk 289A · EXECUTIVE · 13 TO 15 · Apartment · 74 years left excluded: outlier | 144 sqm | S$1,008,888 | S$7,006 psm |
| Dec 2022 | Blk 289A · EXECUTIVE · 07 TO 09 · Apartment · 74 years left | 144 sqm | S$878,000 | S$6,097 psm |
| Sept 2022 | Blk 289A · EXECUTIVE · 10 TO 12 · Apartment · 74 years left | 144 sqm | S$845,000 | S$5,868 psm |
| Jan 2022 | Blk 289A · EXECUTIVE · 01 TO 03 · Apartment · 75 years left excluded: outlier | 144 sqm | S$715,000 | S$4,965 psm |
Showing 12 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 289A · EXECUTIVE | S$4,200 | — |
| Feb 2026 | Blk 289A · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 289A · 5 ROOM | S$3,200 | — |
| Oct 2025 | Blk 289A · EXECUTIVE | S$4,000 | — |
| Sept 2025 | Blk 289A · EXECUTIVE | S$2,500 | — |
| Jun 2024 | Blk 289A · EXECUTIVE | S$5,100 | — |
| Mar 2024 | Blk 289A · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 289A · 5 ROOM | S$3,400 | — |
| Oct 2023 | Blk 289A · EXECUTIVE | S$4,100 | — |
| Jun 2023 | Blk 289A · EXECUTIVE | S$4,800 | — |
| Dec 2022 | Blk 289A · 5 ROOM | S$2,000 | — |
| Jul 2022 | Blk 289A · 5 ROOM | S$4,200 | — |
| Jul 2022 | Blk 289A · EXECUTIVE | S$2,500 | — |
| Apr 2022 | Blk 289A · 5 ROOM | S$2,000 | — |
| Jan 2022 | Blk 289A · 5 ROOM | S$2,900 | — |
| Jan 2022 | Blk 289A · EXECUTIVE | S$2,250 | — |
| Oct 2021 | Blk 289A · EXECUTIVE | S$2,000 | — |
| Jun 2021 | Blk 289A · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 289A · 5 ROOM | S$1,600 | — |
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 69 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 | 64 years | S$878,987 | S$970,473 | S$1,051,041 | S$1,069,422 |
| 10 years | 59 years | S$848,042 | S$1,033,759 | S$1,212,527 | S$1,255,309 |
| 20 years | 49 years | S$768,760 | S$1,142,337 | S$1,571,589 | S$1,684,448 |
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.