Blk 536 Bt Batok St 52
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| Jun 2026 | Blk 537 | 07 TO 09 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,589 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 |
| Apr 2026 | Blk 537 | 04 TO 06 | 73 sqm | S$425,000 | S$5,822 psm | ×1.000 | S$5,822 psm |
| Apr 2026 | Blk 536 | 04 TO 06 | 73 sqm | S$435,000 | S$5,959 psm | ×1.000 | S$5,959 psm |
| Mar 2026 | Blk 507 | 10 TO 12 | 69 sqm | S$395,888 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Jan 2026 | Blk 539 | 01 TO 03 | 73 sqm | S$400,000 | S$5,479 psm | ×0.997 | S$5,463 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 540 | 10 TO 12 | 73 sqm | S$445,000 | S$6,096 psm | ×0.996 | S$6,072 psm |
| Nov 2025 | Blk 537 | 10 TO 12 | 73 sqm | S$420,000 | S$5,753 psm | ×0.996 | S$5,731 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.
7.11% gross yield
S$31,200 of rent a year against the estimate above · 0.7 points below 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$439,058?
Buying: Stamp duty on S$439,058 · Cash and CPF needed on S$439,058 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$439,058.
Each opens with this figure filled in; change anything there.
Primary schools near 536 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 · 310 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 440 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 924 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Bukit View Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Keming Primary School · 1,199 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Princess Elizabeth Primary School · 1,249 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,734 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 536 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$570,000 | S$5,534 psm |
| Apr 2026 | Blk 536 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Jan 2026 | Blk 536 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$575,000 | S$5,583 psm |
| Nov 2025 | Blk 536 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$545,000 | S$5,291 psm |
| Apr 2025 | Blk 536 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Sept 2024 | Blk 536 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 73 sqm | S$405,000 | S$5,548 psm |
| Jun 2024 | Blk 536 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$410,000 | S$5,616 psm |
| Feb 2024 | Blk 536 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Dec 2023 | Blk 536 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Oct 2023 | Blk 536 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$380,000 | S$5,205 psm |
| May 2023 | Blk 536 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 107 sqm | S$550,000 | S$5,140 psm |
| May 2023 | Blk 536 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$368,000 | S$5,041 psm |
| Apr 2023 | Blk 536 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$520,000 | S$5,049 psm |
| Mar 2023 | Blk 536 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Feb 2023 | Blk 536 · 3 ROOM · 07 TO 09 · Model A · 63 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Oct 2022 | Blk 536 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 73 sqm | S$385,000 | S$5,274 psm |
| Sept 2022 | Blk 536 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$365,000 | S$5,000 psm |
| Aug 2022 | Blk 536 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 103 sqm | S$508,000 | S$4,932 psm |
| Aug 2022 | Blk 536 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 107 sqm | S$461,000 | S$4,308 psm |
| May 2022 | Blk 536 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 103 sqm | S$450,000 | S$4,369 psm |
| Apr 2022 | Blk 536 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 73 sqm | S$338,888 | S$4,642 psm |
| Feb 2022 | Blk 536 · 3 ROOM · 01 TO 03 · Model A · 64 years left | 73 sqm | S$325,000 | S$4,452 psm |
| Jan 2022 | Blk 536 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 73 sqm | S$356,500 | S$4,884 psm |
Showing 23 of 100.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 536 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 536 · 3 ROOM | S$1,200 | — |
| Jan 2026 | Blk 536 · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 536 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 536 · 4 ROOM | S$3,250 | — |
| May 2025 | Blk 536 · 3 ROOM | S$2,300 | — |
| Mar 2024 | Blk 536 · 3 ROOM | S$1,200 | — |
| Dec 2023 | Blk 536 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 536 · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 536 · 3 ROOM | S$1,500 | — |
| Jul 2023 | Blk 536 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 536 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 536 · 4 ROOM | S$2,750 | — |
| Dec 2021 | Blk 536 · 4 ROOM | S$2,900 | — |
| Nov 2021 | Blk 536 · 3 ROOM | S$1,900 | — |
| Sept 2021 | Blk 536 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 536 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 536 · 4 ROOM | S$2,000 | — |
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 58 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 | 53 years | S$419,123 | S$462,745 | S$501,162 | S$509,927 |
| 10 years | 48 years | S$398,011 | S$485,173 | S$569,074 | S$589,153 |
| 20 years | 38 years | S$349,894 | S$519,924 | S$715,294 | S$766,661 |
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.