Blk 628 Bt Batok Ctrl
Project page · 99-year lease from 1997
Based on 9 sales in this street, last 24 months. Search widened 2 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 627 | 04 TO 06 | 140 sqm | S$980,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Mar 2026 | Blk 627 | 01 TO 03 | 140 sqm | S$962,000 | S$6,871 psm | ×0.997 | S$6,851 psm |
| Sept 2025 | Blk 627 | 13 TO 15 | 144 sqm | S$1,018,888 | S$7,076 psm | ×0.996 | S$7,044 psm |
| Aug 2025 | Blk 627 | 07 TO 09 | 140 sqm | S$955,888 | S$6,828 psm | ×0.996 | S$6,798 psm |
| Jan 2025 | Blk 122 | 01 TO 03 | 148 sqm | S$920,000 | S$6,216 psm | ×1.009 | S$6,272 psm |
| Dec 2024 | Blk 122 | 04 TO 06 | 145 sqm | S$874,888 | S$6,034 psm | ×1.025 | S$6,183 psm |
| Dec 2024 | Blk 125 | 13 TO 15 | 150 sqm | S$935,000 | S$6,233 psm | ×1.025 | S$6,388 psm |
| Dec 2024 | Blk 120 | 13 TO 15 | 148 sqm | S$952,000 | S$6,432 psm | ×1.025 | S$6,592 psm |
| Nov 2024 | Blk 120 | 04 TO 06 | 150 sqm | S$888,889 | S$5,926 psm | ×1.025 | S$6,073 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.
5.09% gross yield
S$48,000 of rent a year against the estimate above · 0.39 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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 |
|---|---|---|---|
| Sept 2026 | 125 | EXECUTIVE | S$2,900 |
| Aug 2026 | 628 | EXECUTIVE | S$4,600 |
| Aug 2026 | 122 | EXECUTIVE | S$4,000 |
| Jul 2026 | 627 | EXECUTIVE | S$4,200 |
| Jul 2026 | 627 | EXECUTIVE | S$4,200 |
| Jul 2026 | 120 | EXECUTIVE | S$4,000 |
| Mar 2026 | 121 | EXECUTIVE | S$4,000 |
| Mar 2026 | 125 | EXECUTIVE | S$3,450 |
median of 12 HDB rental approvals for EXECUTIVE on Bt Batok Ctrl since 2025-10.
Buying or selling at S$942,613?
Buying: Stamp duty on S$942,613 · Cash and CPF needed on S$942,613 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$942,613.
Each opens with this figure filled in; change anything there.
Primary schools near 628 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
- Lianhua Primary School · 453 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 597 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 812 m · no 2025 Phase 2C ballot
- Keming Primary School · 907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Princess Elizabeth Primary School · 943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,302 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,366 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,807 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,817 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2023 | Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 73 years left | 142 sqm | S$890,000 | S$6,268 psm |
| Sept 2022 | Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 144 sqm | S$900,000 | S$6,250 psm |
| Apr 2022 | Blk 628 · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 144 sqm | S$888,000 | S$6,167 psm |
| Jan 2022 | Blk 628 · EXECUTIVE · 10 TO 12 · Maisonette · 75 years left | 143 sqm | S$870,000 | S$6,084 psm |
| Oct 2021 | Blk 628 · EXECUTIVE · 04 TO 06 · Maisonette · 75 years left | 143 sqm | S$820,000 | S$5,734 psm |
Showing 5 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 628 · EXECUTIVE | S$4,600 | — |
| Jan 2026 | Blk 628 · EXECUTIVE | S$4,450 | — |
| Sept 2025 | Blk 628 · EXECUTIVE | S$4,600 | — |
| Aug 2025 | Blk 628 · EXECUTIVE | S$3,000 | — |
| Mar 2025 | Blk 628 · EXECUTIVE | S$4,180 | — |
| Feb 2025 | Blk 628 · EXECUTIVE | S$3,900 | — |
| Sept 2024 | Blk 628 · EXECUTIVE | S$4,500 | — |
| Jul 2024 | Blk 628 · EXECUTIVE | S$4,100 | — |
| Jan 2024 | Blk 628 · EXECUTIVE | S$4,200 | — |
| Sept 2023 | Blk 628 · EXECUTIVE | S$4,500 | — |
| Aug 2023 | Blk 628 · EXECUTIVE | S$3,000 | — |
| Aug 2023 | Blk 628 · EXECUTIVE | S$2,850 | — |
| Jul 2023 | Blk 628 · EXECUTIVE | S$4,100 | — |
| Jan 2023 | Blk 628 · EXECUTIVE | S$4,000 | — |
| Sept 2022 | Blk 628 · EXECUTIVE | S$3,200 | — |
| Mar 2022 | Blk 628 · EXECUTIVE | S$2,900 | — |
| Feb 2022 | Blk 628 · EXECUTIVE | S$3,000 | — |
| Aug 2021 | Blk 628 · EXECUTIVE | S$2,800 | — |
| Aug 2021 | Blk 628 · EXECUTIVE | S$2,450 | — |
| Jul 2021 | Blk 628 · EXECUTIVE | S$2,500 | — |
| Apr 2021 | Blk 628 · EXECUTIVE | S$2,550 | — |
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 69 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 | 64 years | S$913,183 | S$1,008,228 | S$1,091,930 | S$1,111,027 |
| 10 years | 59 years | S$881,034 | S$1,073,976 | S$1,259,699 | S$1,304,146 |
| 20 years | 49 years | S$798,668 | S$1,186,778 | S$1,632,729 | S$1,749,979 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.