HDB · 651296
Blk 296A Bt Batok St 22
Project page · 99-year lease from 2018
Indicative value range
S$913,227 – S$967,139
Indicative mid S$941,638 · S$8,188 psm
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 296A | 37 TO 39 | 113 sqm | S$995,000 | S$8,805 psm | ×1.000 | S$8,805 psm |
| May 2026 | Blk 296A | 07 TO 09 | 115 sqm | S$892,000 | S$7,757 psm | ×1.000 | S$7,757 psm |
| Jan 2026 | Blk 296A | 19 TO 21 | 113 sqm | S$900,000 | S$7,965 psm | ×0.997 | S$7,941 psm |
| Jan 2026 | Blk 296A | 22 TO 24 | 113 sqm | S$928,000 | S$8,212 psm | ×0.997 | S$8,188 psm |
| Jan 2026 | Blk 296A | 28 TO 30 | 115 sqm | S$970,000 | S$8,435 psm | ×0.997 | S$8,410 psm |
How accurate is this estimate for Bt Batok St 22?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Bt Batok St 22 since.
- Median error
- 2.9%
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.
5.22% gross yield
S$49,200 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 296A | 5 ROOM | S$4,500 |
| Aug 2026 | 296A | 5 ROOM | S$4,000 |
| Jul 2026 | 296C | 5 ROOM | S$4,200 |
| Jul 2026 | 296C | 5 ROOM | S$4,000 |
| Jul 2026 | 298 | 5 ROOM | S$3,000 |
| Jun 2026 | 297 | 5 ROOM | S$4,100 |
| Apr 2026 | 296A | 5 ROOM | S$4,300 |
| Mar 2026 | 296A | 5 ROOM | S$4,300 |
median of 12 HDB rental approvals for 5 ROOM on Bt Batok St 22 since 2025-10.
Buying or selling at S$941,638?
Buying: Stamp duty on S$941,638 · Cash and CPF needed on S$941,638 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$941,638.
Each opens with this figure filled in; change anything there.
Primary schools near 296a Bt Batok St 22
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
- Yuhua Primary School · 553 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 623 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 708 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Keming Primary School · 1,022 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Lianhua Primary School · 1,301 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,315 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,496 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,622 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,822 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 296A · 5 ROOM · 37 TO 39 · Premium Apartment · 91 years left | 113 sqm | S$995,000 | S$8,805 psm |
| May 2026 | Blk 296A · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 115 sqm | S$892,000 | S$7,757 psm |
| Apr 2026 | Blk 296A · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Apr 2026 | Blk 296A · 4 ROOM · 25 TO 27 · Premium Apartment · 91 years left | 95 sqm | S$838,000 | S$8,821 psm |
| Jan 2026 | Blk 296A · 5 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 115 sqm | S$970,000 | S$8,435 psm |
| Jan 2026 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 91 years left | 113 sqm | S$928,000 | S$8,212 psm |
| Jan 2026 | Blk 296A · 5 ROOM · 19 TO 21 · Premium Apartment · 91 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Dec 2025 | Blk 296A · 4 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 92 sqm | S$818,888 | S$8,901 psm |
| Oct 2025 | Blk 296A · 5 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 115 sqm | S$900,000 | S$7,826 psm |
| Sept 2025 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$839,888 | S$7,433 psm |
| Jul 2025 | Blk 296A · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 115 sqm | S$908,001 | S$7,896 psm |
| Jul 2025 | Blk 296A · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 95 sqm | S$815,000 | S$8,579 psm |
| Jun 2025 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 115 sqm | S$940,000 | S$8,174 psm |
| Jun 2025 | Blk 296A · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 95 sqm | S$757,000 | S$7,968 psm |
| Jun 2025 | Blk 296A · 4 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 92 sqm | S$780,000 | S$8,478 psm |
| May 2025 | Blk 296A · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Apr 2025 | Blk 296A · 4 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 92 sqm | S$815,000 | S$8,859 psm |
| Mar 2025 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Mar 2025 | Blk 296A · 5 ROOM · 31 TO 33 · Premium Apartment · 92 years left | 115 sqm | S$1,018,000 | S$8,852 psm |
| Jan 2025 | Blk 296A · 5 ROOM · 31 TO 33 · Premium Apartment · 92 years left | 115 sqm | S$950,000 | S$8,261 psm |
| Dec 2024 | Blk 296A · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Oct 2024 | Blk 296A · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$775,000 | S$8,424 psm |
| Oct 2024 | Blk 296A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$751,000 | S$8,163 psm |
| Aug 2024 | Blk 296A · 5 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Jul 2024 | Blk 296A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 115 sqm | S$865,888 | S$7,529 psm |
| Jun 2024 | Blk 296A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$748,000 | S$8,130 psm |
| May 2024 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 113 sqm | S$925,000 | S$8,186 psm |
| May 2024 | Blk 296A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 115 sqm | S$828,000 | S$7,200 psm |
| Apr 2024 | Blk 296A · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 115 sqm | S$840,000 | S$7,304 psm |
| Mar 2024 | Blk 296A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Jan 2024 | Blk 296A · 5 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 115 sqm | S$923,888 | S$8,034 psm |
| Jan 2024 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 93 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Nov 2023 | Blk 296A · 5 ROOM · 31 TO 33 · Premium Apartment · 93 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Oct 2023 | Blk 296A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 95 sqm | S$750,000 | S$7,895 psm |
| Sept 2023 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Aug 2023 | Blk 296A · 4 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 95 sqm | S$740,000 | S$7,789 psm |
| Jul 2023 | Blk 296A · 5 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 113 sqm | S$918,000 | S$8,124 psm |
| Jul 2023 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 115 sqm | S$910,000 | S$7,913 psm |
| Jul 2023 | Blk 296A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left excluded: outlier | 95 sqm | S$647,000 | S$6,811 psm |
| Jul 2023 | Blk 296A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left excluded: outlier | 92 sqm | S$620,000 | S$6,739 psm |
| Jun 2023 | Blk 296A · 5 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 115 sqm | S$928,000 | S$8,070 psm |
| Jun 2023 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Jun 2023 | Blk 296A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 95 sqm | S$675,000 | S$7,105 psm |
| May 2023 | Blk 296A · 5 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 115 sqm | S$870,000 | S$7,565 psm |
| Apr 2023 | Blk 296A · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 115 sqm | S$900,000 | S$7,826 psm |
| Apr 2023 | Blk 296A · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Mar 2023 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 115 sqm | S$918,000 | S$7,983 psm |
| Mar 2023 | Blk 296A · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Mar 2023 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 95 sqm | S$750,000 | S$7,895 psm |
| Jan 2023 | Blk 296A · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Jan 2023 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 115 sqm | S$830,000 | S$7,217 psm |
| Jan 2023 | Blk 296A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Dec 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 95 sqm | S$718,888 | S$7,567 psm |
| Nov 2022 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 115 sqm | S$870,000 | S$7,565 psm |
| Nov 2022 | Blk 296A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 95 sqm | S$705,000 | S$7,421 psm |
| Oct 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 95 sqm | S$720,000 | S$7,579 psm |
| Oct 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Oct 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 95 sqm | S$718,000 | S$7,558 psm |
| Sept 2022 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Sept 2022 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 115 sqm | S$865,000 | S$7,522 psm |
| Sept 2022 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Sept 2022 | Blk 296A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 115 sqm | S$775,000 | S$6,739 psm |
| Sept 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Sept 2022 | Blk 296A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$666,888 | S$7,249 psm |
| Aug 2022 | Blk 296A · 5 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 115 sqm | S$880,000 | S$7,652 psm |
| Aug 2022 | Blk 296A · 5 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 115 sqm | S$865,000 | S$7,522 psm |
| Aug 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Jul 2022 | Blk 296A · 5 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 115 sqm | S$900,000 | S$7,826 psm |
| Jul 2022 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$845,000 | S$7,478 psm |
| Jul 2022 | Blk 296A · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 115 sqm | S$825,000 | S$7,174 psm |
| Jul 2022 | Blk 296A · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 95 sqm | S$705,000 | S$7,421 psm |
| Jul 2022 | Blk 296A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 92 sqm | S$682,000 | S$7,413 psm |
| Jul 2022 | Blk 296A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 95 sqm | S$628,000 | S$6,611 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 115 sqm | S$880,000 | S$7,652 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 115 sqm | S$865,000 | S$7,522 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 115 sqm | S$865,000 | S$7,522 psm |
| Jun 2022 | Blk 296A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 115 sqm | S$808,000 | S$7,026 psm |
| Jun 2022 | Blk 296A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$692,000 | S$7,522 psm |
| May 2022 | Blk 296A · 5 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 115 sqm | S$885,000 | S$7,696 psm |
| May 2022 | Blk 296A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 95 sqm | S$670,000 | S$7,053 psm |
| May 2022 | Blk 296A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 95 sqm | S$655,000 | S$6,895 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 296A · 5 ROOM | S$4,500 | — |
| Aug 2026 | Blk 296A · 5 ROOM | S$4,000 | — |
| Apr 2026 | Blk 296A · 5 ROOM | S$4,300 | — |
| Mar 2026 | Blk 296A · 5 ROOM | S$4,300 | — |
| Jan 2026 | Blk 296A · 5 ROOM | S$4,100 | — |
| Dec 2025 | Blk 296A · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 296A · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 296A · 5 ROOM | S$4,300 | — |
| Feb 2025 | Blk 296A · 5 ROOM | S$3,950 | — |
| Sept 2024 | Blk 296A · 5 ROOM | S$4,000 | — |
| Jun 2024 | Blk 296A · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 296A · 5 ROOM | S$4,300 | — |
| Mar 2024 | Blk 296A · 5 ROOM | S$4,100 | — |
| Jan 2024 | Blk 296A · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 296A · 5 ROOM | S$4,000 | — |
| Jul 2023 | Blk 296A · 5 ROOM | S$4,200 | — |
| Sept 2022 | Blk 296A · 5 ROOM | S$4,500 | — |
| Jun 2022 | Blk 296A · 5 ROOM | S$3,400 | — |
| Mar 2022 | Blk 296A · 5 ROOM | S$3,450 | — |
| Apr 2021 | Blk 296A · 5 ROOM | S$2,930 | — |
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 90 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 | 85 years | S$895,217 | S$988,391 | S$1,070,447 | S$1,089,168 |
| 10 years | 80 years | S$840,538 | S$1,024,611 | S$1,201,797 | S$1,244,201 |
| 20 years | 70 years | S$741,428 | S$1,101,723 | S$1,515,714 | S$1,624,560 |
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.