Blk 292A Bt Batok East Ave 6
Project page · 99-year lease from 2019
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 292A | 04 TO 06 | 47 sqm | S$348,000 | S$7,404 psm | ×1.000 | S$7,404 psm |
| May 2026 | Blk 292A | 01 TO 03 | 47 sqm | S$350,000 | S$7,447 psm | ×1.000 | S$7,447 psm |
| Dec 2025 | Blk 292A | 07 TO 09 | 47 sqm | S$375,000 | S$7,979 psm | ×0.996 | S$7,947 psm |
How accurate is this estimate for Bt Batok East Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Bt Batok East Ave 6 since.
- Median error
- 2.7%
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.
5.49% gross yield
S$19,200 of rent a year against the estimate above · 1.81 points below flats like it
Homes like this rent for about S$1,600 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 292A | 2 ROOM | S$1,600 |
median of 1 HDB rental approvals for 2 ROOM on Bt Batok East Ave 6 since 2025-10.
Buying or selling at S$350,000?
Buying: Stamp duty on S$350,000 · Cash and CPF needed on S$350,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$350,000.
Each opens with this figure filled in; change anything there.
Primary schools near 292a Bt Batok East Ave 6
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 · 99 m · no 2025 Phase 2C ballot
- Keming Primary School · 128 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,466 m · no 2025 Phase 2C ballot
- Bukit Timah Primary School · 1,491 m · balloted in 2025 Phase 2C
- Princess Elizabeth Primary School · 1,500 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 1,677 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 292A · 3 ROOM · 19 TO 21 · Model A · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jul 2026 | Blk 292A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Jun 2026 | Blk 292A · 2 ROOM · 04 TO 06 · 2-room · 92 years left | 47 sqm | S$348,000 | S$7,404 psm |
| May 2026 | Blk 292A · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 93 sqm | S$617,000 | S$6,634 psm |
| May 2026 | Blk 292A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Dec 2025 | Blk 292A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Aug 2025 | Blk 292A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$735,888 | S$7,913 psm |
| Aug 2025 | Blk 292A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2025 | Blk 292A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jul 2025 | Blk 292A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$530,888 | S$7,807 psm |
| Jun 2025 | Blk 292A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$710,000 | S$7,634 psm |
| May 2025 | Blk 292A · 2 ROOM · 13 TO 15 · 2-room · 93 years left | 47 sqm | S$390,088 | S$8,300 psm |
| Apr 2025 | Blk 292A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$758,888 | S$8,160 psm |
| Dec 2024 | Blk 292A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$707,000 | S$7,602 psm |
| Nov 2024 | Blk 292A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$617,000 | S$6,634 psm |
| Oct 2024 | Blk 292A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Sept 2024 | Blk 292A · 2 ROOM · 07 TO 09 · 2-room · 94 years left excluded: outlier | 47 sqm | S$350,000 | S$7,447 psm |
| Jun 2024 | Blk 292A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jun 2024 | Blk 292A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2024 | Blk 292A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Mar 2024 | Blk 292A · 2 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 47 sqm | S$330,000 | S$7,021 psm |
| Feb 2024 | Blk 292A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jan 2024 | Blk 292A · 2 ROOM · 22 TO 24 · Model A · 94 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Nov 2023 | Blk 292A · 2 ROOM · 16 TO 18 · 2-room · 94 years left | 47 sqm | S$357,000 | S$7,596 psm |
| Nov 2023 | Blk 292A · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Sept 2023 | Blk 292A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jul 2023 | Blk 292A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$675,888 | S$7,268 psm |
| Jul 2023 | Blk 292A · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jun 2023 | Blk 292A · 2 ROOM · 22 TO 24 · 2-room · 95 years left | 47 sqm | S$373,000 | S$7,936 psm |
| Apr 2023 | Blk 292A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Feb 2023 | Blk 292A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$488,800 | S$7,188 psm |
| Feb 2023 | Blk 292A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Feb 2023 | Blk 292A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jan 2023 | Blk 292A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jan 2023 | Blk 292A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jan 2023 | Blk 292A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Nov 2022 | Blk 292A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Nov 2022 | Blk 292A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$338,000 | S$7,191 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 292A · 4 ROOM | S$3,300 | — |
| Aug 2026 | Blk 292A · 2 ROOM | S$1,600 | — |
| May 2026 | Blk 292A · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 292A · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 292A · 3 ROOM | S$3,500 | — |
| Sept 2025 | Blk 292A · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 292A · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 292A · 2 ROOM | S$2,700 | — |
| Mar 2025 | Blk 292A · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 292A · 3 ROOM | S$3,700 | — |
| Jan 2025 | Blk 292A · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 292A · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 292A · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 292A · 2 ROOM | S$2,450 | — |
| Jul 2024 | Blk 292A · 2 ROOM | S$1,500 | — |
| Jun 2024 | Blk 292A · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 292A · 3 ROOM | S$3,700 | — |
| Nov 2023 | Blk 292A · 3 ROOM | S$3,400 | — |
| Feb 2023 | Blk 292A · 4 ROOM | S$3,700 | — |
| Feb 2023 | Blk 292A · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 292A · 3 ROOM | S$3,400 | — |
| Dec 2022 | Blk 292A · 2 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 91 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 | 86 years | S$332,745 | S$367,378 | S$397,877 | S$404,836 |
| 10 years | 81 years | S$312,422 | S$380,840 | S$446,699 | S$462,460 |
| 20 years | 71 years | S$275,583 | S$409,502 | S$563,380 | S$603,837 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.