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HDB · 650504

Blk 504 Bt Batok St 52

Project page · 99-year lease from 1988

Indicative value range
S$378,507 – S$385,000
Indicative mid S$385,000 · S$6,417 psm

Based on 5 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
Sept 2026Blk 50404 TO 0660 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Sept 2026Blk 50404 TO 0660 sqmS$370,000S$6,167 psm×1.000S$6,167 psm
Aug 2026Blk 50410 TO 1260 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Dec 2025Blk 50407 TO 0960 sqmS$380,000S$6,333 psm×0.996S$6,308 psm
Dec 2025Blk 50410 TO 1260 sqmS$395,000S$6,583 psm×0.996S$6,557 psm

How accurate is this estimate for Bt Batok St 52?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Bt Batok St 52 since.

Median error
2.3%

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.

8.10% gross yield

S$31,200 of rent a year against the estimate above · 0.72 points above flats like it

Homes like this rent for about S$2,600 a month, the middle of 51 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 20265053 ROOMS$3,000
Sept 20265373 ROOMS$2,900
Sept 20265403 ROOMS$2,750
Aug 20265403 ROOMS$2,800
Aug 20265043 ROOMS$2,700
Aug 20265233 ROOMS$2,450
Aug 20265033 ROOMS$2,000
Jul 20265053 ROOMS$2,900

median of 51 HDB rental approvals for 3 ROOM on Bt Batok St 52 since 2025-10.

Buying or selling at S$385,000?

Buying: Stamp duty on S$385,000 · Cash and CPF needed on S$385,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$385,000.

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

Primary schools near 504 Bt Batok St 52

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
Sept 2026
Blk 504 · 3 ROOM · 04 TO 06 · Improved · 61 years left
60 sqmS$370,000S$6,167 psm
Sept 2026
Blk 504 · 3 ROOM · 04 TO 06 · Improved · 61 years left
60 sqmS$385,000S$6,417 psm
Aug 2026
Blk 504 · 3 ROOM · 10 TO 12 · Improved · 61 years left
60 sqmS$385,000S$6,417 psm
Dec 2025
Blk 504 · 3 ROOM · 10 TO 12 · Improved · 61 years left
60 sqmS$395,000S$6,583 psm
Dec 2025
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 61 years left
60 sqmS$380,000S$6,333 psm
Oct 2025
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 61 years left
69 sqmS$398,000S$5,768 psm
Jul 2025
Blk 504 · 3 ROOM · 01 TO 03 · Improved · 62 years left
69 sqmS$398,000S$5,768 psm
Jun 2025
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 62 years left
60 sqmS$384,000S$6,400 psm
Jul 2024
Blk 504 · 3 ROOM · 01 TO 03 · Improved · 63 years left
60 sqmS$348,000S$5,800 psm
Mar 2024
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 63 years left
69 sqmS$380,000S$5,507 psm
Jan 2024
Blk 504 · 3 ROOM · 10 TO 12 · Improved · 63 years left
60 sqmS$352,800S$5,880 psm
Sept 2023
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 64 years left
69 sqmS$360,000S$5,217 psm
Apr 2023
Blk 504 · 3 ROOM · 04 TO 06 · Improved · 64 years left
60 sqmS$358,000S$5,967 psm
Aug 2022
Blk 504 · 5 ROOM · 10 TO 12 · Adjoined flat · 65 years left
excluded: outlier
129 sqmS$670,000S$5,194 psm
Mar 2022
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 65 years left
69 sqmS$365,000S$5,290 psm
Mar 2022
Blk 504 · 3 ROOM · 07 TO 09 · Improved · 65 years left
60 sqmS$315,000S$5,250 psm
Dec 2021
Blk 504 · 3 ROOM · 04 TO 06 · Improved · 65 years left
60 sqmS$300,000S$5,000 psm
Dec 2021
Blk 504 · 3 ROOM · 01 TO 03 · Improved · 65 years left
60 sqmS$300,000S$5,000 psm
Nov 2021
Blk 504 · 3 ROOM · 10 TO 12 · Improved · 65 years left
excluded: outlier
60 sqmS$340,000S$5,667 psm
See more

Showing 19 of 83.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$371,446S$410,107S$444,153S$451,921
10 years50 yearsS$354,581S$432,233S$506,979S$524,867
20 years40 yearsS$317,105S$471,201S$648,263S$694,816

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.