Blk 354 Bt Batok St 31
Project page · 99-year lease from 1987
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 354 | 10 TO 12 | 147 sqm | S$810,000 | S$5,510 psm | ×1.000 | S$5,510 psm |
| Aug 2026 | Blk 354 | 01 TO 03 | 140 sqm | S$800,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Aug 2026 | Blk 354 | 10 TO 12 | 140 sqm | S$840,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 354 | 01 TO 03 | 154 sqm | S$810,000 | S$5,260 psm | ×1.000 | S$5,260 psm |
How accurate is this estimate for Bt Batok St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 54 sales in Bt Batok St 31 since.
- Median error
- 4.5%
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.
5.42% gross yield
S$45,000 of rent a year against the estimate above · 0.92 points above flats like it
Homes like this rent for about S$3,750 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, 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 |
|---|---|---|---|
| Aug 2026 | 354 | EXECUTIVE | S$3,700 |
| Jul 2026 | 362 | EXECUTIVE | S$3,800 |
| Nov 2025 | 366 | EXECUTIVE | S$3,900 |
| Nov 2025 | 366 | EXECUTIVE | S$3,300 |
median of 4 HDB rental approvals for EXECUTIVE on Bt Batok St 31 since 2025-10.
Buying or selling at S$830,612?
Buying: Stamp duty on S$830,612 · Cash and CPF needed on S$830,612 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$830,612.
Each opens with this figure filled in; change anything there.
Primary schools near 354 Bt Batok St 31
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 · 243 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 270 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Lianhua Primary School · 859 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,582 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,666 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,852 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chua Chu Kang Primary School · 1,944 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 354 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 147 sqm | S$810,000 | S$5,510 psm |
| Aug 2026 | Blk 354 · EXECUTIVE · 10 TO 12 · Apartment · 60 years left | 140 sqm | S$840,000 | S$6,000 psm |
| Aug 2026 | Blk 354 · EXECUTIVE · 01 TO 03 · Apartment · 60 years left | 140 sqm | S$800,000 | S$5,714 psm |
| Jul 2026 | Blk 354 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 154 sqm | S$810,000 | S$5,260 psm |
| Nov 2024 | Blk 354 · EXECUTIVE · 04 TO 06 · Apartment · 62 years left | 140 sqm | S$750,000 | S$5,357 psm |
| Feb 2024 | Blk 354 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 148 sqm | S$855,000 | S$5,777 psm |
| Nov 2023 | Blk 354 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 148 sqm | S$825,000 | S$5,574 psm |
| Nov 2023 | Blk 354 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 148 sqm | S$788,000 | S$5,324 psm |
| Sept 2023 | Blk 354 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 147 sqm | S$730,000 | S$4,966 psm |
| Mar 2023 | Blk 354 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 154 sqm | S$845,000 | S$5,487 psm |
| Jan 2023 | Blk 354 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 147 sqm | S$780,000 | S$5,306 psm |
| Nov 2022 | Blk 354 · EXECUTIVE · 10 TO 12 · Maisonette · 64 years left | 148 sqm | S$800,000 | S$5,405 psm |
| Oct 2022 | Blk 354 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 148 sqm | S$780,000 | S$5,270 psm |
| Feb 2022 | Blk 354 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 148 sqm | S$715,000 | S$4,831 psm |
| Jan 2022 | Blk 354 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 148 sqm | S$700,000 | S$4,730 psm |
| Dec 2021 | Blk 354 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 154 sqm | S$710,000 | S$4,610 psm |
| Oct 2021 | Blk 354 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 148 sqm | S$670,000 | S$4,527 psm |
Showing 17 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 354 · EXECUTIVE | S$3,700 | — |
| Jul 2025 | Blk 354 · EXECUTIVE | S$3,500 | — |
| Jun 2025 | Blk 354 · EXECUTIVE | S$3,300 | — |
| Apr 2025 | Blk 354 · EXECUTIVE | S$3,700 | — |
| Apr 2025 | Blk 354 · EXECUTIVE | S$3,300 | — |
| Oct 2024 | Blk 354 · EXECUTIVE | S$3,500 | — |
| Jul 2024 | Blk 354 · EXECUTIVE | S$3,700 | — |
| Jun 2024 | Blk 354 · EXECUTIVE | S$3,000 | — |
| Nov 2023 | Blk 354 · EXECUTIVE | S$3,500 | — |
| Jun 2023 | Blk 354 · EXECUTIVE | S$3,000 | — |
| May 2023 | Blk 354 · EXECUTIVE | S$3,300 | — |
| Apr 2023 | Blk 354 · EXECUTIVE | S$3,100 | — |
| Sept 2022 | Blk 354 · EXECUTIVE | S$3,500 | — |
| Aug 2022 | Blk 354 · EXECUTIVE | S$3,000 | — |
| May 2021 | Blk 354 · EXECUTIVE | S$2,100 | — |
| Apr 2021 | Blk 354 · EXECUTIVE | S$2,300 | — |
| Mar 2021 | Blk 354 · EXECUTIVE | S$2,100 | — |
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 59 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 | 54 years | S$792,898 | S$875,424 | S$948,101 | S$964,682 |
| 10 years | 49 years | S$752,958 | S$917,852 | S$1,076,577 | S$1,114,562 |
| 20 years | 39 years | S$661,931 | S$983,595 | S$1,353,196 | S$1,450,372 |
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.