Blk 620 Bt Batok Ctrl
Project page · 99-year lease from 2003
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 621 | 01 TO 03 | 110 sqm | S$782,000 | S$7,109 psm | ×1.000 | S$7,109 psm |
| Jun 2026 | Blk 623 | 13 TO 15 | 118 sqm | S$848,888 | S$7,194 psm | ×1.000 | S$7,194 psm |
| Dec 2025 | Blk 621 | 01 TO 03 | 110 sqm | S$775,000 | S$7,045 psm | ×0.996 | S$7,018 psm |
| Dec 2025 | Blk 622 | 28 TO 30 | 113 sqm | S$918,888 | S$8,132 psm | ×0.996 | S$8,100 psm |
How accurate is this estimate for Bt Batok Ctrl?
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 Ctrl since.
- Median error
- 3.0%
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.
5.64% gross yield
S$44,400 of rent a year against the estimate above · 0.45 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 |
|---|---|---|---|
| Aug 2026 | 642 | 5 ROOM | S$4,500 |
| Aug 2026 | 624 | 5 ROOM | S$4,050 |
| Aug 2026 | 622 | 5 ROOM | S$3,600 |
| Jul 2026 | 622 | 5 ROOM | S$3,700 |
| Jun 2026 | 626 | 5 ROOM | S$4,000 |
| Jun 2026 | 620 | 5 ROOM | S$3,700 |
| Jun 2026 | 621 | 5 ROOM | S$3,400 |
| May 2026 | 624 | 5 ROOM | S$3,700 |
median of 19 HDB rental approvals for 5 ROOM on Bt Batok Ctrl since 2025-10.
Buying or selling at S$786,668?
Buying: Stamp duty on S$786,668 · Cash and CPF needed on S$786,668 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$786,668.
Each opens with this figure filled in; change anything there.
Primary schools near 620 Bt Batok Ctrl
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
- Bukit View Primary School · 529 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 695 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 762 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Keming Primary School · 912 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Dazhong Primary School · 997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,052 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,560 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,627 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,712 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Blk 620 · 4 ROOM · 25 TO 27 · Model A · 78 years left | 90 sqm | S$700,000 | S$7,778 psm |
| Jul 2024 | Blk 620 · 5 ROOM · 19 TO 21 · Improved · 78 years left | 110 sqm | S$878,000 | S$7,982 psm |
| Apr 2024 | Blk 620 · 5 ROOM · 28 TO 30 · Improved · 79 years left | 110 sqm | S$888,000 | S$8,073 psm |
| Jan 2024 | Blk 620 · 5 ROOM · 13 TO 15 · Improved · 79 years left | 113 sqm | S$848,000 | S$7,504 psm |
| Jan 2024 | Blk 620 · 5 ROOM · 01 TO 03 · Improved · 79 years left excluded: outlier | 113 sqm | S$728,000 | S$6,442 psm |
| Feb 2022 | Blk 620 · 4 ROOM · 16 TO 18 · Model A · 81 years left | 90 sqm | S$600,000 | S$6,667 psm |
Showing 6 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 620 · 5 ROOM | S$3,700 | — |
| Apr 2026 | Blk 620 · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 620 · 5 ROOM | S$3,600 | — |
| Jan 2026 | Blk 620 · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 620 · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 620 · 5 ROOM | S$3,700 | — |
| Jul 2025 | Blk 620 · 4 ROOM | S$3,900 | — |
| Jul 2025 | Blk 620 · 4 ROOM | S$3,800 | — |
| May 2025 | Blk 620 · 5 ROOM | S$3,800 | — |
| Mar 2025 | Blk 620 · 5 ROOM | S$3,850 | — |
| Mar 2025 | Blk 620 · 5 ROOM | S$2,900 | — |
| Dec 2024 | Blk 620 · 5 ROOM | S$3,600 | — |
| Nov 2024 | Blk 620 · 5 ROOM | S$3,600 | — |
| Oct 2024 | Blk 620 · 5 ROOM | S$3,200 | — |
| Jul 2024 | Blk 620 · 4 ROOM | S$4,000 | — |
| Apr 2024 | Blk 620 · 5 ROOM | S$3,700 | — |
| Mar 2024 | Blk 620 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 620 · 5 ROOM | S$4,000 | — |
| Dec 2023 | Blk 620 · 5 ROOM | S$3,600 | — |
| May 2023 | Blk 620 · 5 ROOM | S$4,000 | — |
| Mar 2023 | Blk 620 · 5 ROOM | S$4,000 | — |
| Nov 2022 | Blk 620 · 4 ROOM | S$4,200 | — |
| Nov 2022 | Blk 620 · 5 ROOM | S$3,600 | — |
| Nov 2022 | Blk 620 · 5 ROOM | S$3,200 | — |
| Nov 2022 | Blk 620 · 5 ROOM | S$3,050 | — |
| Jun 2022 | Blk 620 · 5 ROOM | S$3,000 | — |
| Mar 2022 | Blk 620 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 620 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 620 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 620 · 5 ROOM | S$2,200 | — |
| Dec 2021 | Blk 620 · 5 ROOM | S$2,450 | — |
| Dec 2021 | Blk 620 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 620 · 5 ROOM | S$2,500 | — |
| Oct 2021 | Blk 620 · 5 ROOM | S$2,500 | — |
| Sept 2021 | Blk 620 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 620 · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 620 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 620 · 5 ROOM | S$2,100 | — |
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 75 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 | 70 years | S$742,417 | S$819,688 | S$887,738 | S$903,263 |
| 10 years | 65 years | S$712,205 | S$868,174 | S$1,018,308 | S$1,054,238 |
| 20 years | 55 years | S$665,679 | S$989,164 | S$1,360,858 | S$1,458,584 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.