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HDB · 650312

Blk 312 Bt Batok St 32

Project page · 99-year lease from 1985

Indicative value range
S$403,000 – S$414,000
Indicative mid S$410,000 · S$6,029 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 31204 TO 0668 sqmS$418,000S$6,147 psm×1.000S$6,147 psm
Jun 2026Blk 31204 TO 0668 sqmS$396,000S$5,824 psm×1.000S$5,824 psm
Apr 2026Blk 31210 TO 1268 sqmS$410,000S$6,029 psm×1.000S$6,029 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.

7.90% gross yield

S$32,400 of rent a year against the estimate above · 0.09 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 25 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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

ApprovedBlockFlatRent a month
Sept 20263333 ROOMS$2,950
Sept 20263163 ROOMS$2,850
Sept 20263133 ROOMS$2,500
Aug 20263163 ROOMS$2,800
Aug 20263123 ROOMS$1,650
Jul 20263333 ROOMS$2,850
Jun 20263123 ROOMS$2,600
Jun 20263333 ROOMS$2,500

median of 25 HDB rental approvals for 3 ROOM on Bt Batok St 32 since 2025-10.

Buying or selling at S$410,000?

Buying: Stamp duty on S$410,000 · Cash and CPF needed on S$410,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$410,000.

Each opens with this figure filled in; change anything there.

Primary schools near 312 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 312 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$418,000S$6,147 psm
Jun 2026
Blk 312 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$396,000S$5,824 psm
Apr 2026
Blk 312 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
68 sqmS$410,000S$6,029 psm
Sept 2025
Blk 312 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
excluded: outlier
93 sqmS$455,000S$4,892 psm
Sept 2025
Blk 312 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
68 sqmS$423,000S$6,221 psm
Jun 2025
Blk 312 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
68 sqmS$425,000S$6,250 psm
Mar 2025
Blk 312 · 4 ROOM · 07 TO 09 · New Generation · 60 years left
93 sqmS$535,000S$5,753 psm
Nov 2024
Blk 312 · 4 ROOM · 07 TO 09 · New Generation · 60 years left
93 sqmS$538,000S$5,785 psm
Nov 2024
Blk 312 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
68 sqmS$420,888S$6,190 psm
Feb 2024
Blk 312 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
68 sqmS$380,000S$5,588 psm
Jan 2024
Blk 312 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
93 sqmS$495,000S$5,323 psm
Aug 2023
Blk 312 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
93 sqmS$480,000S$5,161 psm
Jun 2022
Blk 312 · 4 ROOM · 07 TO 09 · New Generation · 62 years left
93 sqmS$475,000S$5,108 psm
Mar 2022
Blk 312 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
68 sqmS$350,000S$5,147 psm
Dec 2021
Blk 312 · 4 ROOM · 07 TO 09 · New Generation · 63 years left
98 sqmS$458,000S$4,673 psm
See more

Showing 15 of 68.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$391,384S$432,120S$467,994S$476,179
10 years47 yearsS$371,669S$453,063S$531,411S$550,162
20 years37 yearsS$326,737S$485,514S$667,954S$715,921

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.