Blk 293A Bt Batok St 21
Project page · 99-year lease from 2019
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 293A | 13 TO 15 | 93 sqm | S$688,000 | S$7,398 psm | ×1.000 | S$7,398 psm |
| May 2026 | Blk 293A | 25 TO 27 | 93 sqm | S$798,888 | S$8,590 psm | ×1.000 | S$8,590 psm |
| Feb 2026 | Blk 293A | 28 TO 30 | 93 sqm | S$805,000 | S$8,656 psm | ×0.997 | S$8,630 psm |
| Feb 2026 | Blk 293A | 16 TO 18 | 93 sqm | S$750,000 | S$8,065 psm | ×0.997 | S$8,041 psm |
| Jan 2026 | Blk 293A | 10 TO 12 | 93 sqm | S$775,000 | S$8,333 psm | ×0.997 | S$8,309 psm |
How accurate is this estimate for Bt Batok St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 93 sales in Bt Batok St 21 since.
- Median error
- 3.2%
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.
5.32% gross yield
S$41,100 of rent a year against the estimate above · 0.01 points below flats like it
Homes like this rent for about S$3,425 a month, the middle of 62 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 293D | 4 ROOM | S$3,650 |
| Sept 2026 | 211 | 4 ROOM | S$3,100 |
| Aug 2026 | 203 | 4 ROOM | S$3,600 |
| Aug 2026 | 207 | 4 ROOM | S$3,500 |
| Aug 2026 | 210 | 4 ROOM | S$3,500 |
| Jul 2026 | 212 | 4 ROOM | S$4,000 |
| Jul 2026 | 212 | 4 ROOM | S$3,800 |
| Jul 2026 | 210 | 4 ROOM | S$3,600 |
median of 62 HDB rental approvals for 4 ROOM on Bt Batok St 21 since 2025-10.
Buying or selling at S$772,714?
Buying: Stamp duty on S$772,714 · Cash and CPF needed on S$772,714 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$772,714.
Each opens with this figure filled in; change anything there.
Primary schools near 293a Bt Batok St 21
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 · 72 m · no 2025 Phase 2C ballot
- Keming Primary School · 102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 810 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,493 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,556 m · no 2025 Phase 2C ballot
- Bukit Timah Primary School · 1,560 m · balloted in 2025 Phase 2C
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$688,000 | S$7,398 psm |
| May 2026 | Blk 293A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$880,000 | S$7,788 psm |
| May 2026 | Blk 293A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$798,888 | S$8,590 psm |
| Apr 2026 | Blk 293A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Mar 2026 | Blk 293A · 5 ROOM · 22 TO 24 · Improved · 92 years left | 113 sqm | S$963,888 | S$8,530 psm |
| Mar 2026 | Blk 293A · 5 ROOM · 31 TO 33 · Improved · 92 years left | 113 sqm | S$968,000 | S$8,566 psm |
| Mar 2026 | Blk 293A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$862,000 | S$7,628 psm |
| Mar 2026 | Blk 293A · 5 ROOM · 25 TO 27 · Improved · 92 years left | 113 sqm | S$940,000 | S$8,319 psm |
| Feb 2026 | Blk 293A · 5 ROOM · 19 TO 21 · Improved · 92 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Feb 2026 | Blk 293A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Feb 2026 | Blk 293A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Jan 2026 | Blk 293A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Dec 2025 | Blk 293A · 5 ROOM · 22 TO 24 · Improved · 92 years left | 113 sqm | S$939,000 | S$8,310 psm |
| Dec 2025 | Blk 293A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$851,800 | S$7,538 psm |
| Oct 2025 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Aug 2025 | Blk 293A · 5 ROOM · 25 TO 27 · Improved · 92 years left | 113 sqm | S$941,800 | S$8,335 psm |
| Aug 2025 | Blk 293A · 5 ROOM · 04 TO 06 · Improved · 93 years left excluded: outlier | 113 sqm | S$750,000 | S$6,637 psm |
| Aug 2025 | Blk 293A · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$800,000 | S$7,080 psm |
| Aug 2025 | Blk 293A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Jun 2025 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$765,000 | S$8,226 psm |
| May 2025 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Apr 2025 | Blk 293A · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$765,000 | S$6,770 psm |
| Apr 2025 | Blk 293A · 5 ROOM · 28 TO 30 · Improved · 93 years left | 113 sqm | S$945,000 | S$8,363 psm |
| Jan 2025 | Blk 293A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Dec 2024 | Blk 293A · 5 ROOM · 28 TO 30 · Improved · 93 years left | 113 sqm | S$938,888 | S$8,309 psm |
| Nov 2024 | Blk 293A · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Nov 2024 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$723,000 | S$7,774 psm |
| Nov 2024 | Blk 293A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Oct 2024 | Blk 293A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Sept 2024 | Blk 293A · 5 ROOM · 16 TO 18 · Improved · 93 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Sept 2024 | Blk 293A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Aug 2024 | Blk 293A · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Aug 2024 | Blk 293A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Aug 2024 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jul 2024 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Jul 2024 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jul 2024 | Blk 293A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$660,888 | S$7,106 psm |
| Jul 2024 | Blk 293A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| May 2024 | Blk 293A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$748,000 | S$8,043 psm |
| May 2024 | Blk 293A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$708,000 | S$7,613 psm |
| May 2024 | Blk 293A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$612,506 | S$6,586 psm |
| Feb 2024 | Blk 293A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$845,000 | S$7,478 psm |
| Jan 2024 | Blk 293A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2023 | Blk 293A · 5 ROOM · 28 TO 30 · Improved · 94 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Nov 2023 | Blk 293A · 5 ROOM · 25 TO 27 · Improved · 94 years left | 113 sqm | S$916,888 | S$8,114 psm |
| Oct 2023 | Blk 293A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Oct 2023 | Blk 293A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Oct 2023 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Oct 2023 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$648,888 | S$6,977 psm |
| Aug 2023 | Blk 293A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Aug 2023 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Jul 2023 | Blk 293A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jul 2023 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jul 2023 | Blk 293A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2023 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$712,000 | S$7,656 psm |
| Jun 2023 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$707,000 | S$7,602 psm |
| Jun 2023 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Apr 2023 | Blk 293A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Apr 2023 | Blk 293A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$699,999 | S$7,527 psm |
| Mar 2023 | Blk 293A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$888,889 | S$7,866 psm |
| Mar 2023 | Blk 293A · 5 ROOM · 04 TO 06 · Improved · 95 years left excluded: outlier | 113 sqm | S$792,888 | S$7,017 psm |
| Mar 2023 | Blk 293A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Feb 2023 | Blk 293A · 5 ROOM · 10 TO 12 · Improved · 95 years left excluded: outlier | 113 sqm | S$830,000 | S$7,345 psm |
| Feb 2023 | Blk 293A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Jan 2023 | Blk 293A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jan 2023 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Jan 2023 | Blk 293A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jan 2023 | Blk 293A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jan 2023 | Blk 293A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Dec 2022 | Blk 293A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Dec 2022 | Blk 293A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$631,000 | S$6,785 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 293A · 5 ROOM | S$3,800 | — |
| May 2026 | Blk 293A · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 293A · 4 ROOM | S$2,000 | — |
| Nov 2025 | Blk 293A · 4 ROOM | S$3,450 | — |
| Sept 2025 | Blk 293A · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 293A · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 293A · 4 ROOM | S$2,000 | — |
| Apr 2023 | Blk 293A · 4 ROOM | S$1,800 | — |
| Feb 2022 | Blk 293A · 4 ROOM | S$3,500 | — |
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$734,620 | S$811,080 | S$878,415 | S$893,777 |
| 10 years | 81 years | S$689,750 | S$840,801 | S$986,201 | S$1,020,998 |
| 20 years | 71 years | S$608,420 | S$904,080 | S$1,243,803 | S$1,333,123 |
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.