Blk 290D Bt Batok East Ave 3
Project page · 99-year lease from 1998
Based on 3 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 2025 | Blk 290D | 04 TO 06 | 103 sqm | S$598,888 | S$5,814 psm | ×0.996 | S$5,789 psm |
| May 2025 | Blk 290D | 04 TO 06 | 102 sqm | S$590,000 | S$5,784 psm | ×1.000 | S$5,781 psm |
| Mar 2025 | Blk 283 | 01 TO 03 | 88 sqm | S$480,000 | S$5,455 psm | ×1.009 | S$5,503 psm |
How accurate is this estimate for Bt Batok East Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Bt Batok East Ave 3 since.
- Median error
- 4.8%
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.
6.82% gross yield
S$40,200 of rent a year against the estimate above · 0.62 points above flats like it
Homes like this rent for about S$3,350 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 230 | 4 ROOM | S$3,600 |
| Mar 2026 | 290D | 4 ROOM | S$3,600 |
| Mar 2026 | 290D | 4 ROOM | S$3,400 |
| Dec 2025 | 230 | 4 ROOM | S$3,000 |
| Oct 2025 | 229 | 4 ROOM | S$3,300 |
| Oct 2025 | 290D | 4 ROOM | S$3,200 |
median of 6 HDB rental approvals for 4 ROOM on Bt Batok East Ave 3 since 2025-10.
Buying or selling at S$589,709?
Buying: Stamp duty on S$589,709 · Cash and CPF needed on S$589,709 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$589,709.
Each opens with this figure filled in; change anything there.
Primary schools near 290d Bt Batok East Ave 3
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
- Keming Primary School · 90 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 402 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,028 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit Timah Primary School · 1,207 m · balloted in 2025 Phase 2C
- Yuhua Primary School · 1,778 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,817 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 1,852 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 290D · 5 ROOM · 04 TO 06 · Improved · 71 years left | 121 sqm | S$750,000 | S$6,198 psm |
| Aug 2025 | Blk 290D · 4 ROOM · 04 TO 06 · Model A · 72 years left | 103 sqm | S$598,888 | S$5,814 psm |
| Jun 2025 | Blk 290D · 5 ROOM · 10 TO 12 · Improved · 72 years left | 121 sqm | S$750,000 | S$6,198 psm |
| May 2025 | Blk 290D · 4 ROOM · 04 TO 06 · Model A · 72 years left | 102 sqm | S$590,000 | S$5,784 psm |
| Oct 2024 | Blk 290D · 4 ROOM · 01 TO 03 · Model A · 72 years left excluded: outlier | 104 sqm | S$570,000 | S$5,481 psm |
| Sept 2024 | Blk 290D · 4 ROOM · 04 TO 06 · Model A · 73 years left | 100 sqm | S$560,000 | S$5,600 psm |
| Jun 2024 | Blk 290D · 4 ROOM · 16 TO 18 · Model A · 73 years left | 102 sqm | S$595,000 | S$5,833 psm |
| Feb 2024 | Blk 290D · 5 ROOM · 13 TO 15 · Improved · 73 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Feb 2024 | Blk 290D · 4 ROOM · 13 TO 15 · Model A · 73 years left | 103 sqm | S$601,888 | S$5,844 psm |
| Jan 2024 | Blk 290D · 4 ROOM · 07 TO 09 · Model A · 73 years left | 103 sqm | S$575,000 | S$5,583 psm |
| Aug 2023 | Blk 290D · 4 ROOM · 13 TO 15 · Model A · 74 years left | 102 sqm | S$570,000 | S$5,588 psm |
| Aug 2023 | Blk 290D · 4 ROOM · 16 TO 18 · Model A · 74 years left | 100 sqm | S$555,000 | S$5,550 psm |
| Apr 2023 | Blk 290D · 4 ROOM · 07 TO 09 · Model A · 74 years left | 102 sqm | S$540,000 | S$5,294 psm |
| Feb 2023 | Blk 290D · 4 ROOM · 13 TO 15 · Model A · 74 years left | 102 sqm | S$548,888 | S$5,381 psm |
| Jul 2022 | Blk 290D · 4 ROOM · 13 TO 15 · Model A · 75 years left | 100 sqm | S$515,000 | S$5,150 psm |
| Mar 2022 | Blk 290D · 4 ROOM · 13 TO 15 · Model A · 75 years left | 100 sqm | S$518,888 | S$5,189 psm |
| Jan 2022 | Blk 290D · 4 ROOM · 01 TO 03 · Model A · 75 years left | 104 sqm | S$495,000 | S$4,760 psm |
Showing 17 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 290D · 4 ROOM | S$3,600 | — |
| Mar 2026 | Blk 290D · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 290D · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 290D · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 290D · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 290D · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 290D · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 290D · 4 ROOM | S$2,150 | — |
| Oct 2021 | Blk 290D · 4 ROOM | S$2,750 | — |
| Mar 2021 | Blk 290D · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 290D · 4 ROOM | S$2,000 | — |
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 70 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 | 65 years | S$565,712 | S$624,592 | S$676,445 | S$688,276 |
| 10 years | 60 years | S$548,050 | S$668,069 | S$783,599 | S$811,247 |
| 20 years | 50 years | S$504,748 | S$750,029 | S$1,031,864 | S$1,105,965 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.