Blk 311 Bt Batok St 32
Project page · 99-year lease from 1988
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 317 | 01 TO 03 | 89 sqm | S$490,000 | S$5,506 psm | ×1.000 | S$5,506 psm |
| Aug 2026 | Blk 316 | 04 TO 06 | 93 sqm | S$500,000 | S$5,376 psm | ×1.000 | S$5,376 psm |
| Aug 2026 | Blk 318 | 04 TO 06 | 93 sqm | S$498,000 | S$5,355 psm | ×1.000 | S$5,355 psm |
| Jul 2026 | Blk 313 | 04 TO 06 | 93 sqm | S$510,000 | S$5,484 psm | ×1.000 | S$5,484 psm |
| Jul 2026 | Blk 315 | 07 TO 09 | 84 sqm | S$465,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| Jul 2026 | Blk 315 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jun 2026 | Blk 315 | 07 TO 09 | 84 sqm | S$465,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| May 2026 | Blk 316 | 10 TO 12 | 93 sqm | S$505,000 | S$5,430 psm | ×1.000 | S$5,430 psm |
| Apr 2026 | Blk 334 | 01 TO 03 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Apr 2026 | Blk 333 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Mar 2026 | Blk 316 | 04 TO 06 | 93 sqm | S$500,000 | S$5,376 psm | ×0.997 | S$5,360 psm |
| Jan 2026 | Blk 313 | 04 TO 06 | 93 sqm | S$500,000 | S$5,376 psm | ×0.997 | S$5,360 psm |
| Jan 2026 | Blk 333 | 10 TO 12 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Dec 2025 | Blk 315 | 07 TO 09 | 84 sqm | S$485,000 | S$5,774 psm | ×0.996 | S$5,751 psm |
| Nov 2025 | Blk 333 | 07 TO 09 | 89 sqm | S$480,000 | S$5,393 psm | ×0.996 | S$5,372 psm |
| Nov 2025 | Blk 335 | 01 TO 03 | 89 sqm | S$482,000 | S$5,416 psm | ×0.996 | S$5,394 psm |
| Nov 2025 | Blk 333 | 01 TO 03 | 84 sqm | S$460,000 | S$5,476 psm | ×0.996 | S$5,455 psm |
How accurate is this estimate for Bt Batok St 32?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 35 sales in Bt Batok St 32 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.
8.16% gross yield
S$38,700 of rent a year against the estimate above · 1.47 points above flats like it
Homes like this rent for about S$3,225 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 318 | 4 ROOM | S$3,400 |
| Sept 2026 | 318 | 4 ROOM | S$3,400 |
| Aug 2026 | 313 | 4 ROOM | S$3,600 |
| Aug 2026 | 316 | 4 ROOM | S$3,300 |
| Jul 2026 | 312 | 4 ROOM | S$3,400 |
| Jul 2026 | 313 | 4 ROOM | S$3,400 |
| Jun 2026 | 313 | 4 ROOM | S$3,500 |
| Jun 2026 | 316 | 4 ROOM | S$3,500 |
median of 26 HDB rental approvals for 4 ROOM on Bt Batok St 32 since 2025-10.
Buying or selling at S$474,355?
Buying: Stamp duty on S$474,355 · Cash and CPF needed on S$474,355 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$474,355.
Each opens with this figure filled in; change anything there.
Primary schools near 311 Bt Batok St 32
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
- Dazhong Primary School · 46 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 417 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Lianhua Primary School · 846 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,376 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,555 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,725 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,792 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 311 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$385,000 | S$6,016 psm |
| Sept 2025 | Blk 311 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$470,000 | S$5,595 psm |
| May 2025 | Blk 311 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$405,000 | S$6,328 psm |
Showing 3 of 21.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 311 · 3 ROOM | S$2,950 | — |
| Apr 2026 | Blk 311 · 3 ROOM | S$2,600 | — |
| Dec 2025 | Blk 311 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 311 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 311 · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 311 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 311 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 311 · 3 ROOM | S$3,150 | — |
| May 2023 | Blk 311 · 3 ROOM | S$2,400 | — |
| Sept 2022 | Blk 311 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 311 · 3 ROOM | S$2,700 | — |
| Oct 2021 | Blk 311 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 311 · 3 ROOM | S$1,850 | — |
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$457,655 | S$505,288 | S$547,237 | S$556,807 |
| 10 years | 50 years | S$436,876 | S$532,549 | S$624,643 | S$646,683 |
| 20 years | 40 years | S$390,702 | S$580,562 | S$798,718 | S$856,076 |
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.