Blk 292B Bt Batok East Ave 6
Project page · 99-year lease from 2019
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 292B | 13 TO 15 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Aug 2026 | Blk 292B | 10 TO 12 | 93 sqm | S$728,000 | S$7,828 psm | ×1.000 | S$7,828 psm |
| Jul 2026 | Blk 292B | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| May 2026 | Blk 292B | 19 TO 21 | 93 sqm | S$795,000 | S$8,548 psm | ×1.000 | S$8,548 psm |
| Apr 2026 | Blk 292B | 13 TO 15 | 93 sqm | S$750,000 | S$8,065 psm | ×1.000 | S$8,065 psm |
| Apr 2026 | Blk 292B | 19 TO 21 | 93 sqm | S$798,000 | S$8,581 psm | ×1.000 | S$8,581 psm |
| Dec 2025 | Blk 292B | 13 TO 15 | 93 sqm | S$740,000 | S$7,957 psm | ×0.996 | S$7,926 psm |
| Dec 2025 | Blk 292B | 28 TO 30 | 93 sqm | S$800,000 | S$8,602 psm | ×0.996 | S$8,568 psm |
| Dec 2025 | Blk 292B | 22 TO 24 | 93 sqm | S$786,000 | S$8,452 psm | ×0.996 | S$8,418 psm |
| Nov 2025 | Blk 292B | 16 TO 18 | 93 sqm | S$770,000 | S$8,280 psm | ×0.996 | S$8,247 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.
5.70% gross yield
S$43,200 of rent a year against the estimate above · 0.37 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 7 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 | 292A | 4 ROOM | S$3,300 |
| Aug 2026 | 292B | 4 ROOM | S$3,600 |
| Jul 2026 | 292C | 4 ROOM | S$3,600 |
| May 2026 | 292C | 4 ROOM | S$3,650 |
| Apr 2026 | 292B | 4 ROOM | S$3,600 |
| Nov 2025 | 292B | 4 ROOM | S$3,700 |
| Nov 2025 | 292B | 4 ROOM | S$3,500 |
median of 7 HDB rental approvals for 4 ROOM on Bt Batok East Ave 6 since 2025-10.
Buying or selling at S$758,488?
Buying: Stamp duty on S$758,488 · Cash and CPF needed on S$758,488 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$758,488.
Each opens with this figure filled in; change anything there.
Primary schools near 292b 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 · 63 m · no 2025 Phase 2C ballot
- Keming Primary School · 189 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,395 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,429 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit Timah Primary School · 1,556 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,646 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Sept 2026 | Blk 292B · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$918,000 | S$8,124 psm |
| Aug 2026 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Jul 2026 | Blk 292B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jun 2026 | Blk 292B · 5 ROOM · 25 TO 27 · Improved · 92 years left | 113 sqm | S$960,000 | S$8,496 psm |
| May 2026 | Blk 292B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Apr 2026 | Blk 292B · 5 ROOM · 28 TO 30 · Improved · 92 years left | 113 sqm | S$960,000 | S$8,496 psm |
| Apr 2026 | Blk 292B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Apr 2026 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Dec 2025 | Blk 292B · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$786,000 | S$8,452 psm |
| Dec 2025 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Dec 2025 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Nov 2025 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Sept 2025 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jul 2025 | Blk 292B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jun 2025 | Blk 292B · 4 ROOM · 31 TO 33 · Model A · 93 years left | 93 sqm | S$780,000 | S$8,387 psm |
| May 2025 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$751,888 | S$8,085 psm |
| May 2025 | Blk 292B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Mar 2025 | Blk 292B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$620,000 | S$6,667 psm |
| Feb 2025 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jan 2025 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jan 2025 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Dec 2024 | Blk 292B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$877,000 | S$7,761 psm |
| Dec 2024 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$762,000 | S$8,194 psm |
| Oct 2024 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Sept 2024 | Blk 292B · 4 ROOM · 34 TO 36 · Model A · 93 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Aug 2024 | Blk 292B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Aug 2024 | Blk 292B · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jul 2024 | Blk 292B · 5 ROOM · 25 TO 27 · Improved · 94 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Jul 2024 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jul 2024 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jul 2024 | Blk 292B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Apr 2024 | Blk 292B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Mar 2024 | Blk 292B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$758,000 | S$6,708 psm |
| Mar 2024 | Blk 292B · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$743,000 | S$7,989 psm |
| Feb 2024 | Blk 292B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Feb 2024 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jan 2024 | Blk 292B · 5 ROOM · 31 TO 33 · Improved · 94 years left | 113 sqm | S$862,000 | S$7,628 psm |
| Jan 2024 | Blk 292B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$613,000 | S$6,591 psm |
| Dec 2023 | Blk 292B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Dec 2023 | Blk 292B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Nov 2023 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$746,000 | S$8,022 psm |
| Nov 2023 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$683,000 | S$7,344 psm |
| Nov 2023 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Oct 2023 | Blk 292B · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$731,000 | S$7,860 psm |
| Oct 2023 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Oct 2023 | Blk 292B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Sept 2023 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Aug 2023 | Blk 292B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Aug 2023 | Blk 292B · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$812,888 | S$7,194 psm |
| Jul 2023 | Blk 292B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$864,000 | S$7,646 psm |
| Jul 2023 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Jul 2023 | Blk 292B · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Jul 2023 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jul 2023 | Blk 292B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Jul 2023 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jun 2023 | Blk 292B · 5 ROOM · 22 TO 24 · Improved · 95 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Jun 2023 | Blk 292B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$705,000 | S$7,581 psm |
| May 2023 | Blk 292B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$805,000 | S$7,124 psm |
| May 2023 | Blk 292B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$780,000 | S$6,903 psm |
| May 2023 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$730,000 | S$7,849 psm |
| May 2023 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| May 2023 | Blk 292B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| May 2023 | Blk 292B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Apr 2023 | Blk 292B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Apr 2023 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Apr 2023 | Blk 292B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Mar 2023 | Blk 292B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$836,000 | S$7,398 psm |
| Mar 2023 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Mar 2023 | Blk 292B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Feb 2023 | Blk 292B · 4 ROOM · 28 TO 30 · Model A · 95 years left excluded: outlier | 93 sqm | S$755,000 | S$8,118 psm |
| Jan 2023 | Blk 292B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Jan 2023 | Blk 292B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 292B · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 292B · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 292B · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 292B · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 292B · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 292B · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 292B · 5 ROOM | S$3,700 | — |
| Dec 2024 | Blk 292B · 4 ROOM | S$3,450 | — |
| Oct 2024 | Blk 292B · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 292B · 4 ROOM | S$3,650 | — |
| Sept 2023 | Blk 292B · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 292B · 4 ROOM | S$3,800 | — |
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$721,095 | S$796,147 | S$862,243 | S$877,322 |
| 10 years | 81 years | S$677,051 | S$825,321 | S$968,045 | S$1,002,201 |
| 20 years | 71 years | S$597,219 | S$887,436 | S$1,220,904 | S$1,308,580 |
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.