Blk 338 Bt Batok St 34
Project page · 99-year lease from 1986
Based on 4 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 338 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Aug 2026 | Blk 338 | 04 TO 06 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Aug 2026 | Blk 338 | 10 TO 12 | 84 sqm | S$440,000 | S$5,238 psm | ×1.000 | S$5,238 psm |
| Jun 2026 | Blk 338 | 07 TO 09 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
How accurate is this estimate for Bt Batok St 34?
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 34 since.
- Median error
- 4.0%
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.
8.49% gross yield
S$38,400 of rent a year against the estimate above · 1.43 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 27 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 341 | 4 ROOM | S$3,800 |
| Sept 2026 | 348 | 4 ROOM | S$3,200 |
| Sept 2026 | 350 | 4 ROOM | S$3,100 |
| Aug 2026 | 350 | 4 ROOM | S$3,200 |
| Jul 2026 | 348 | 4 ROOM | S$3,500 |
| Jul 2026 | 338 | 4 ROOM | S$3,500 |
| Jul 2026 | 338 | 4 ROOM | S$3,450 |
| Jul 2026 | 339 | 4 ROOM | S$3,400 |
median of 27 HDB rental approvals for 4 ROOM on Bt Batok St 34 since 2025-10.
Buying or selling at S$452,500?
Buying: Stamp duty on S$452,500 · Cash and CPF needed on S$452,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$452,500.
Each opens with this figure filled in; change anything there.
Primary schools near 338 Bt Batok St 34
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
- St. Anthony's Primary School · 36 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 517 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chua Chu Kang Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady Queen of Peace (girls) · 1,826 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,856 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,890 m · no 2025 Phase 2C ballot
- South View Primary School · 1,963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 338 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Aug 2026 | Blk 338 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Aug 2026 | Blk 338 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Jul 2026 | Blk 338 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$532,000 | S$5,115 psm |
| Jun 2026 | Blk 338 · 4 ROOM · 07 TO 09 · Simplified · 59 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Feb 2025 | Blk 338 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$490,000 | S$4,712 psm |
| Nov 2024 | Blk 338 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Sept 2024 | Blk 338 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$548,000 | S$5,269 psm |
| Jul 2024 | Blk 338 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$509,888 | S$4,903 psm |
| May 2024 | Blk 338 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$458,000 | S$5,452 psm |
| Sept 2023 | Blk 338 · 4 ROOM · 01 TO 03 · Model A · 62 years left excluded: outlier | 104 sqm | S$441,000 | S$4,240 psm |
| Jun 2023 | Blk 338 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$443,000 | S$5,274 psm |
| Feb 2023 | Blk 338 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$438,000 | S$5,214 psm |
| Dec 2022 | Blk 338 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$435,000 | S$5,179 psm |
| Nov 2022 | Blk 338 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$461,000 | S$4,433 psm |
| Nov 2022 | Blk 338 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 90 sqm | S$410,000 | S$4,556 psm |
| Sept 2022 | Blk 338 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$428,000 | S$5,095 psm |
| Jan 2022 | Blk 338 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Oct 2021 | Blk 338 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$390,000 | S$4,643 psm |
Showing 19 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 338 · 4 ROOM | S$3,500 | — |
| Jul 2026 | Blk 338 · 4 ROOM | S$3,450 | — |
| Jul 2026 | Blk 338 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 338 · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 338 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 338 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 338 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 338 · 4 ROOM | S$3,100 | — |
| Nov 2024 | Blk 338 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 338 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 338 · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 338 · 4 ROOM | S$2,600 | — |
| Aug 2023 | Blk 338 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 338 · 4 ROOM | S$2,800 | — |
| Jul 2023 | Blk 338 · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 338 · 4 ROOM | S$3,400 | — |
| Jul 2022 | Blk 338 · 4 ROOM | S$2,700 | — |
| Jun 2022 | Blk 338 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 338 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 338 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 338 · 4 ROOM | S$2,000 | — |
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 58 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 | 53 years | S$431,954 | S$476,912 | S$516,505 | S$525,538 |
| 10 years | 48 years | S$410,196 | S$500,026 | S$586,496 | S$607,190 |
| 20 years | 38 years | S$360,606 | S$535,842 | S$737,193 | S$790,132 |
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.