Blk 639 Bt Batok Ctrl
Project page · 99-year lease from 1989
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 103 | 04 TO 06 | 133 sqm | S$690,000 | S$5,188 psm | ×1.000 | S$5,188 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 103 | 07 TO 09 | 133 sqm | S$759,000 | S$5,707 psm | ×0.996 | S$5,684 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.
6.46% gross yield
S$44,400 of rent a year against the estimate above · 0.78 points above 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 60 to 69 years of lease left yield 5.68%, from 25 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$687,806?
Buying: Stamp duty on S$687,806 · Cash and CPF needed on S$687,806 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$687,806.
Each opens with this figure filled in; change anything there.
Primary schools near 639 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 · 306 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 486 m · no 2025 Phase 2C ballot
- Keming Primary School · 561 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Dazhong Primary School · 1,107 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,165 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,351 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,621 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 639 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 112 sqm | S$618,000 | S$5,518 psm |
| May 2024 | Blk 639 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 120 sqm | S$722,888 | S$6,024 psm |
| Aug 2023 | Blk 639 · 5 ROOM · 10 TO 12 · Improved · 65 years left | 121 sqm | S$770,000 | S$6,364 psm |
| Nov 2022 | Blk 639 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 121 sqm | S$720,000 | S$5,950 psm |
| Jun 2022 | Blk 639 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 121 sqm | S$640,000 | S$5,289 psm |
Showing 5 of 20.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2025 | Blk 639 · 5 ROOM | S$4,000 | — |
| Jan 2024 | Blk 639 · 5 ROOM | S$4,500 | — |
| Apr 2023 | Blk 639 · 5 ROOM | S$2,600 | — |
| Feb 2022 | Blk 639 · 5 ROOM | S$2,700 | — |
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 61 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 | 56 years | S$663,592 | S$732,659 | S$793,484 | S$807,361 |
| 10 years | 51 years | S$633,463 | S$772,188 | S$905,722 | S$937,680 |
| 20 years | 41 years | S$566,511 | S$841,806 | S$1,158,128 | S$1,241,295 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.