Blk 541 Bt Batok St 52
Project page · 99-year lease from 1986
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 511 | 01 TO 03 | 84 sqm | S$430,000 | S$5,119 psm | ×1.000 | S$5,119 psm |
| Oct 2026 | Blk 511 | 04 TO 06 | 84 sqm | S$438,000 | S$5,214 psm | ×1.000 | S$5,214 psm |
| Jun 2026 | Blk 503 | 04 TO 06 | 84 sqm | S$480,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Feb 2026 | Blk 510 | 07 TO 09 | 84 sqm | S$505,000 | S$6,012 psm | ×0.997 | S$5,994 psm |
| Dec 2025 | Blk 501 | 07 TO 09 | 89 sqm | S$508,000 | S$5,708 psm | ×0.996 | S$5,685 psm |
| Dec 2025 | Blk 503 | 01 TO 03 | 89 sqm | S$478,000 | S$5,371 psm | ×0.996 | S$5,350 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.
8.54% gross yield
S$39,600 of rent a year against the estimate above · 1.48 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Jul 2026 | 537 | 4 ROOM | S$3,800 |
| Jun 2026 | 503 | 4 ROOM | S$3,250 |
| May 2026 | 536 | 4 ROOM | S$3,300 |
| May 2026 | 537 | 4 ROOM | S$3,300 |
| May 2026 | 540 | 4 ROOM | S$2,900 |
| Apr 2026 | 513 | 4 ROOM | S$3,400 |
| Apr 2026 | 537 | 4 ROOM | S$3,300 |
| Mar 2026 | 511 | 4 ROOM | S$3,200 |
median of 14 HDB rental approvals for 4 ROOM on Bt Batok St 52 since 2025-10.
Buying or selling at S$463,475?
Buying: Stamp duty on S$463,475 · Cash and CPF needed on S$463,475 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$463,475.
Each opens with this figure filled in; change anything there.
Primary schools near 541 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 · 194 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 605 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 834 m · no 2025 Phase 2C ballot
1 to 2 km
- Keming Primary School · 1,030 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Anthony's Primary School · 1,092 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Princess Elizabeth Primary School · 1,216 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,640 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2024 | Blk 541 · 4 ROOM · 01 TO 03 · Simplified · 62 years left excluded: outlier | 84 sqm | S$415,000 | S$4,940 psm |
| Sept 2022 | Blk 541 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 122 sqm | S$580,000 | S$4,754 psm |
Showing 2 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2024 | Blk 541 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 541 · 4 ROOM | S$1,750 | — |
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$442,431 | S$488,480 | S$529,033 | S$538,285 |
| 10 years | 48 years | S$420,145 | S$512,155 | S$600,722 | S$621,918 |
| 20 years | 38 years | S$369,353 | S$548,838 | S$755,073 | S$809,297 |
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.