Blk 535 Bt Batok St 52
Project page · 99-year lease from 1987
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 524 | 01 TO 03 | 146 sqm | S$810,000 | S$5,548 psm | ×1.000 | S$5,548 psm |
| May 2026 | Blk 542 | 01 TO 03 | 146 sqm | S$775,000 | S$5,308 psm | ×1.000 | S$5,308 psm |
| May 2026 | Blk 542 | 04 TO 06 | 147 sqm | S$825,000 | S$5,612 psm | ×1.000 | S$5,612 psm |
| Mar 2026 | Blk 512 | 04 TO 06 | 146 sqm | S$805,000 | S$5,514 psm | ×0.997 | S$5,497 psm |
| Mar 2026 | Blk 542 | 07 TO 09 | 146 sqm | S$875,000 | S$5,993 psm | ×0.997 | S$5,975 psm |
| Feb 2026 | Blk 512 | 07 TO 09 | 146 sqm | S$848,000 | S$5,808 psm | ×0.997 | S$5,791 psm |
| Jan 2026 | Blk 542 | 01 TO 03 | 146 sqm | S$790,000 | S$5,411 psm | ×0.997 | S$5,395 psm |
| Dec 2025 | Blk 524 | 01 TO 03 | 146 sqm | S$800,000 | S$5,479 psm | ×0.996 | S$5,458 psm |
| Nov 2025 | Blk 524 | 07 TO 09 | 152 sqm | S$970,000 | S$6,382 psm | ×0.996 | S$6,357 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.
5.48% gross yield
S$44,400 of rent a year against the estimate above · 0.98 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 5 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 |
|---|---|---|---|
| Jun 2026 | 512 | EXECUTIVE | S$3,700 |
| May 2026 | 524 | EXECUTIVE | S$4,000 |
| May 2026 | 512 | EXECUTIVE | S$3,200 |
| Nov 2025 | 535 | EXECUTIVE | S$3,900 |
| Nov 2025 | 542 | EXECUTIVE | S$3,550 |
median of 5 HDB rental approvals for EXECUTIVE on Bt Batok St 52 since 2025-10.
Buying or selling at S$810,001?
Buying: Stamp duty on S$810,001 · Cash and CPF needed on S$810,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$810,001.
Each opens with this figure filled in; change anything there.
Primary schools near 535 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 · 352 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 451 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 982 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Princess Elizabeth Primary School · 1,145 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Keming Primary School · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,634 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,846 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 535 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 150 sqm | S$828,000 | S$5,520 psm |
| Jan 2025 | Blk 535 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left excluded: outlier | 146 sqm | S$770,000 | S$5,274 psm |
| Sept 2024 | Blk 535 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 146 sqm | S$840,000 | S$5,753 psm |
| Jul 2024 | Blk 535 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$840,000 | S$5,753 psm |
| Jun 2024 | Blk 535 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 152 sqm | S$835,000 | S$5,493 psm |
| Apr 2024 | Blk 535 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$825,000 | S$5,651 psm |
| Feb 2024 | Blk 535 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$808,888 | S$5,540 psm |
| Jun 2023 | Blk 535 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left excluded: outlier | 146 sqm | S$935,000 | S$6,404 psm |
| Feb 2023 | Blk 535 · EXECUTIVE · 07 TO 09 · Apartment · 63 years left | 147 sqm | S$805,088 | S$5,477 psm |
| Jun 2022 | Blk 535 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 147 sqm | S$660,000 | S$4,490 psm |
| May 2022 | Blk 535 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$750,000 | S$5,137 psm |
Showing 11 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 535 · EXECUTIVE | S$3,900 | — |
| Jan 2024 | Blk 535 · EXECUTIVE | S$3,800 | — |
| Apr 2022 | Blk 535 · EXECUTIVE | S$2,800 | — |
| Apr 2021 | Blk 535 · EXECUTIVE | S$2,300 | — |
| Mar 2021 | Blk 535 · EXECUTIVE | S$2,500 | — |
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$773,223 | S$853,701 | S$924,575 | S$940,745 |
| 10 years | 49 years | S$734,275 | S$895,077 | S$1,049,863 | S$1,086,906 |
| 20 years | 39 years | S$645,506 | S$959,188 | S$1,319,618 | S$1,414,383 |
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.