Blk 523 Bt Batok St 52
Project page · 99-year lease from 1987
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 504 | 04 TO 06 | 60 sqm | S$385,000 | S$6,417 psm | ×1.000 | S$6,417 psm |
| Sept 2026 | Blk 504 | 04 TO 06 | 60 sqm | S$370,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Aug 2026 | Blk 506 | 04 TO 06 | 69 sqm | S$415,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Aug 2026 | Blk 507 | 10 TO 12 | 69 sqm | S$415,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Aug 2026 | Blk 504 | 10 TO 12 | 60 sqm | S$385,000 | S$6,417 psm | ×1.000 | S$6,417 psm |
| Jul 2026 | Blk 501 | 04 TO 06 | 64 sqm | S$390,000 | S$6,094 psm | ×1.000 | S$6,094 psm |
| Jul 2026 | Blk 501 | 01 TO 03 | 64 sqm | S$385,000 | S$6,016 psm | ×1.000 | S$6,016 psm |
| Jul 2026 | Blk 523 | 07 TO 09 | 69 sqm | S$408,000 | S$5,913 psm | ×1.000 | S$5,913 psm |
| May 2026 | Blk 501 | 04 TO 06 | 64 sqm | S$385,888 | S$6,030 psm | ×1.000 | S$6,030 psm |
| Apr 2026 | Blk 505 | 10 TO 12 | 69 sqm | S$420,000 | S$6,087 psm | ×1.000 | S$6,087 psm |
| Mar 2026 | Blk 507 | 10 TO 12 | 69 sqm | S$395,888 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Dec 2025 | Blk 505 | 07 TO 09 | 69 sqm | S$423,088 | S$6,132 psm | ×0.996 | S$6,108 psm |
| Dec 2025 | Blk 504 | 07 TO 09 | 60 sqm | S$380,000 | S$6,333 psm | ×0.996 | S$6,308 psm |
| Dec 2025 | Blk 504 | 10 TO 12 | 60 sqm | S$395,000 | S$6,583 psm | ×0.996 | S$6,557 psm |
| Dec 2025 | Blk 523 | 04 TO 06 | 60 sqm | S$390,000 | S$6,500 psm | ×0.996 | S$6,474 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.
8.53% 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 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 505 | 3 ROOM | S$3,000 |
| Sept 2026 | 537 | 3 ROOM | S$2,900 |
| Sept 2026 | 540 | 3 ROOM | S$2,750 |
| Aug 2026 | 540 | 3 ROOM | S$2,800 |
| Aug 2026 | 504 | 3 ROOM | S$2,700 |
| Aug 2026 | 523 | 3 ROOM | S$2,450 |
| Aug 2026 | 503 | 3 ROOM | S$2,000 |
| Jul 2026 | 505 | 3 ROOM | S$2,900 |
median of 51 HDB rental approvals for 3 ROOM on Bt Batok St 52 since 2025-10.
Buying or selling at S$365,625?
Buying: Stamp duty on S$365,625 · Cash and CPF needed on S$365,625 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$365,625.
Each opens with this figure filled in; change anything there.
Primary schools near 523 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
- Lianhua Primary School · 270 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 446 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 805 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Bukit View Primary School · 1,130 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Princess Elizabeth Primary School · 1,426 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady Queen of Peace (girls) · 1,983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 523 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 69 sqm | S$408,000 | S$5,913 psm |
| Mar 2026 | Blk 523 · 3 ROOM · 10 TO 12 · Improved · 60 years left excluded: outlier | 60 sqm | S$432,000 | S$7,200 psm |
| Dec 2025 | Blk 523 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Aug 2025 | Blk 523 · 3 ROOM · 01 TO 03 · Improved · 61 years left | 60 sqm | S$415,000 | S$6,917 psm |
| Aug 2025 | Blk 523 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 69 sqm | S$448,000 | S$6,493 psm |
| Jul 2025 | Blk 523 · 3 ROOM · 10 TO 12 · Improved · 61 years left excluded: outlier | 60 sqm | S$430,000 | S$7,167 psm |
| Apr 2025 | Blk 523 · 5 ROOM · 10 TO 12 · Adjoined flat · 61 years left | 129 sqm | S$775,000 | S$6,008 psm |
| Nov 2024 | Blk 523 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$375,000 | S$6,250 psm |
| Mar 2024 | Blk 523 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 69 sqm | S$395,000 | S$5,725 psm |
| Jan 2024 | Blk 523 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 60 sqm | S$348,000 | S$5,800 psm |
| Dec 2023 | Blk 523 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Dec 2023 | Blk 523 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$310,000 | S$5,167 psm |
| Feb 2023 | Blk 523 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 69 sqm | S$370,000 | S$5,362 psm |
| Jan 2023 | Blk 523 · 3 ROOM · 01 TO 03 · Improved · 63 years left | 69 sqm | S$360,000 | S$5,217 psm |
| Jan 2023 | Blk 523 · 3 ROOM · 10 TO 12 · Improved · 64 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Sept 2022 | Blk 523 · 5 ROOM · 10 TO 12 · Adjoined flat · 64 years left | 139 sqm | S$718,000 | S$5,165 psm |
| Jun 2022 | Blk 523 · 3 ROOM · 07 TO 09 · Improved · 64 years left | 69 sqm | S$365,000 | S$5,290 psm |
| May 2022 | Blk 523 · 3 ROOM · 04 TO 06 · Improved · 64 years left | 69 sqm | S$340,000 | S$4,928 psm |
| Apr 2022 | Blk 523 · 3 ROOM · 07 TO 09 · Improved · 64 years left | 60 sqm | S$310,000 | S$5,167 psm |
Showing 19 of 81.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 523 · 3 ROOM | S$2,450 | — |
| May 2026 | Blk 523 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 523 · 3 ROOM | S$2,600 | — |
| Apr 2026 | Blk 523 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 523 · 3 ROOM | S$2,600 | — |
| Jan 2026 | Blk 523 · 3 ROOM | S$2,350 | — |
| Dec 2025 | Blk 523 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 523 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 523 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 523 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 523 · 3 ROOM | S$2,750 | — |
| Jan 2025 | Blk 523 · 3 ROOM | S$2,350 | — |
| Dec 2024 | Blk 523 · 3 ROOM | S$2,600 | — |
| Sept 2024 | Blk 523 · 3 ROOM | S$2,550 | — |
| Apr 2024 | Blk 523 · 3 ROOM | S$2,600 | — |
| Mar 2024 | Blk 523 · 3 ROOM | S$1,200 | — |
| Jan 2024 | Blk 523 · 3 ROOM | S$1,700 | — |
| Dec 2023 | Blk 523 · 3 ROOM | S$2,550 | — |
| Nov 2023 | Blk 523 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 523 · 3 ROOM | S$2,650 | — |
| Jun 2023 | Blk 523 · 3 ROOM | S$3,300 | — |
| Jun 2023 | Blk 523 · 3 ROOM | S$3,000 | — |
| Jan 2023 | Blk 523 · 3 ROOM | S$1,700 | — |
| Dec 2022 | Blk 523 · 3 ROOM | S$3,200 | — |
| Nov 2022 | Blk 523 · 3 ROOM | S$2,100 | — |
| Oct 2022 | Blk 523 · 3 ROOM | S$1,200 | — |
| Sept 2022 | Blk 523 · 3 ROOM | S$1,600 | — |
| Jul 2022 | Blk 523 · 3 ROOM | S$1,600 | — |
| Apr 2022 | Blk 523 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 523 · 3 ROOM | S$1,600 | — |
| Jan 2022 | Blk 523 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 523 · 3 ROOM | S$1,500 | — |
| Dec 2021 | Blk 523 · 3 ROOM | S$1,850 | — |
| Oct 2021 | Blk 523 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 523 · 3 ROOM | S$1,200 | — |
| Aug 2021 | Blk 523 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 523 · 3 ROOM | S$2,500 | — |
| Feb 2021 | Blk 523 · 3 ROOM | S$1,500 | — |
| Jan 2021 | Blk 523 · 3 ROOM | S$1,200 | — |
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$349,024 | S$385,351 | S$417,342 | S$424,641 |
| 10 years | 49 years | S$331,443 | S$404,027 | S$473,896 | S$490,617 |
| 20 years | 39 years | S$291,374 | S$432,966 | S$595,660 | S$638,436 |
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.