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HDB · 650540

Blk 540 Bt Batok St 52

Project page · 99-year lease from 1987

Indicative value range
S$421,674 – S$441,703
Indicative mid S$439,058 · S$6,014 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 50604 TO 0669 sqmS$415,000S$6,014 psm×1.000S$6,014 psm
Aug 2026Blk 50710 TO 1269 sqmS$415,000S$6,014 psm×1.000S$6,014 psm
Jul 2026Blk 50104 TO 0664 sqmS$390,000S$6,094 psm×1.000S$6,094 psm
Jul 2026Blk 50101 TO 0364 sqmS$385,000S$6,016 psm×1.000S$6,016 psm
Jul 2026Blk 52307 TO 0969 sqmS$408,000S$5,913 psm×1.000S$5,913 psm
Jun 2026Blk 53707 TO 0973 sqmS$408,000S$5,589 psm×1.000S$5,589 psm
May 2026Blk 50104 TO 0664 sqmS$385,888S$6,030 psm×1.000S$6,030 psm
Apr 2026Blk 50510 TO 1269 sqmS$420,000S$6,087 psm×1.000S$6,087 psm
Apr 2026Blk 53704 TO 0673 sqmS$425,000S$5,822 psm×1.000S$5,822 psm
Apr 2026Blk 53604 TO 0673 sqmS$435,000S$5,959 psm×1.000S$5,959 psm
Mar 2026Blk 50710 TO 1269 sqmS$395,888S$5,738 psm×0.997S$5,721 psm
Jan 2026Blk 53901 TO 0373 sqmS$400,000S$5,479 psm×0.997S$5,463 psm
Dec 2025Blk 50507 TO 0969 sqmS$423,088S$6,132 psm×0.996S$6,108 psm
Dec 2025Blk 54010 TO 1273 sqmS$445,000S$6,096 psm×0.996S$6,072 psm
Nov 2025Blk 53710 TO 1273 sqmS$420,000S$5,753 psm×0.996S$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

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$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 540 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
Aug 2026
Blk 540 · 4 ROOM · 07 TO 09 · Model A · 60 years left
103 sqmS$530,000S$5,146 psm
Dec 2025
Blk 540 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$445,000S$6,096 psm
Nov 2025
Blk 540 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$563,000S$5,466 psm
Jul 2025
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 61 years left
73 sqmS$435,000S$5,959 psm
May 2025
Blk 540 · 4 ROOM · 01 TO 03 · Model A · 61 years left
103 sqmS$560,000S$5,437 psm
Apr 2025
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 62 years left
73 sqmS$430,000S$5,890 psm
Jan 2025
Blk 540 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$428,000S$5,863 psm
Dec 2024
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 62 years left
73 sqmS$400,000S$5,479 psm
Sept 2024
Blk 540 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$388,888S$5,327 psm
Apr 2024
Blk 540 · 3 ROOM · 10 TO 12 · Model A · 63 years left
73 sqmS$400,000S$5,479 psm
May 2023
Blk 540 · 4 ROOM · 04 TO 06 · Model A · 63 years left
103 sqmS$440,000S$4,272 psm
Sept 2022
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 64 years left
73 sqmS$370,000S$5,068 psm
Mar 2022
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 65 years left
73 sqmS$342,000S$4,685 psm
Feb 2022
Blk 540 · 3 ROOM · 07 TO 09 · Model A · 65 years left
73 sqmS$350,000S$4,795 psm
Nov 2021
Blk 540 · 4 ROOM · 01 TO 03 · Model A · 65 years left
107 sqmS$428,000S$4,000 psm
Nov 2021
Blk 540 · 3 ROOM · 04 TO 06 · Model A · 65 years left
73 sqmS$345,000S$4,726 psm
See more

Showing 16 of 92.

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$419,123S$462,745S$501,162S$509,927
10 years49 yearsS$398,011S$485,173S$569,074S$589,153
20 years39 yearsS$349,894S$519,924S$715,294S$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.