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HDB · 650534

Blk 534 Bt Batok St 51

Project page · 99-year lease from 1987

Indicative value range
S$390,410 – S$403,805
Indicative mid S$398,820 · S$5,780 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
Oct 2026Blk 53404 TO 0669 sqmS$382,000S$5,536 psm×1.000S$5,536 psm
Feb 2026Blk 53410 TO 1269 sqmS$410,000S$5,942 psm×0.997S$5,925 psm
Feb 2026Blk 53404 TO 0669 sqmS$400,000S$5,797 psm×0.997S$5,780 psm

How accurate is this estimate for Bt Batok St 51?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Bt Batok St 51 since.

Median error
7.3%

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.

8.12% gross yield

S$32,400 of rent a year against the estimate above · 0.31 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 21 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 20265333 ROOMS$2,800
Sept 20265343 ROOMS$2,700
Sept 20265343 ROOMS$2,700
Sept 20265283 ROOMS$2,300
Aug 20265333 ROOMS$3,200
May 20265343 ROOMS$2,700
May 20265273 ROOMS$2,700
May 20265343 ROOMS$2,400

median of 21 HDB rental approvals for 3 ROOM on Bt Batok St 51 since 2025-10.

Buying or selling at S$398,820?

Buying: Stamp duty on S$398,820 · Cash and CPF needed on S$398,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$398,820.

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

Primary schools near 534 Bt Batok St 51

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
Oct 2026
Blk 534 · 3 ROOM · 04 TO 06 · Improved · 60 years left
69 sqmS$382,000S$5,536 psm
Feb 2026
Blk 534 · 3 ROOM · 04 TO 06 · Improved · 60 years left
69 sqmS$400,000S$5,797 psm
Feb 2026
Blk 534 · 3 ROOM · 10 TO 12 · Improved · 60 years left
69 sqmS$410,000S$5,942 psm
Jul 2025
Blk 534 · 3 ROOM · 07 TO 09 · Improved · 61 years left
60 sqmS$380,000S$6,333 psm
Dec 2024
Blk 534 · 3 ROOM · 01 TO 03 · Improved · 62 years left
69 sqmS$430,000S$6,232 psm
Nov 2024
Blk 534 · 3 ROOM · 10 TO 12 · Improved · 62 years left
60 sqmS$385,000S$6,417 psm
Jun 2024
Blk 534 · 3 ROOM · 01 TO 03 · Improved · 62 years left
60 sqmS$360,000S$6,000 psm
Jan 2024
Blk 534 · 3 ROOM · 07 TO 09 · Improved · 63 years left
69 sqmS$370,000S$5,362 psm
Jul 2023
Blk 534 · 3 ROOM · 10 TO 12 · Improved · 63 years left
60 sqmS$358,000S$5,967 psm
Jan 2023
Blk 534 · 3 ROOM · 01 TO 03 · Improved · 64 years left
69 sqmS$355,000S$5,145 psm
Jun 2022
Blk 534 · 3 ROOM · 10 TO 12 · Improved · 64 years left
excluded: outlier
60 sqmS$360,000S$6,000 psm
Jun 2022
Blk 534 · 3 ROOM · 01 TO 03 · Improved · 64 years left
69 sqmS$330,000S$4,783 psm
May 2022
Blk 534 · 3 ROOM · 04 TO 06 · Improved · 64 years left
60 sqmS$320,000S$5,333 psm
Apr 2022
Blk 534 · 3 ROOM · 07 TO 09 · Improved · 64 years left
69 sqmS$359,000S$5,203 psm
Apr 2022
Blk 534 · 3 ROOM · 01 TO 03 · Improved · 64 years left
69 sqmS$338,000S$4,899 psm
See more

Showing 15 of 84.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$380,712S$420,337S$455,233S$463,194
10 years49 yearsS$361,535S$440,709S$516,921S$535,160
20 years39 yearsS$317,828S$472,275S$649,740S$696,399

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.