Blk 293B Bt Batok St 21
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 293B | 28 TO 30 | 92 sqm | S$818,000 | S$8,891 psm | ×1.000 | S$8,891 psm |
| May 2026 | Blk 293B | 34 TO 36 | 92 sqm | S$820,000 | S$8,913 psm | ×1.000 | S$8,913 psm |
| Jan 2026 | Blk 293B | 16 TO 18 | 92 sqm | S$775,000 | S$8,424 psm | ×0.997 | S$8,399 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.
5.02% gross yield
S$41,100 of rent a year against the estimate above · 0.31 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$818,000?
Buying: Stamp duty on S$818,000 · Cash and CPF needed on S$818,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$818,000.
Each opens with this figure filled in; change anything there.
Primary schools near 293b 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 · 27 m · no 2025 Phase 2C ballot
- Keming Primary School · 144 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 806 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,431 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 1,449 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,537 m · no 2025 Phase 2C ballot
- Bukit Timah Primary School · 1,597 m · balloted in 2025 Phase 2C
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 293B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$925,000 | S$8,186 psm |
| Sept 2026 | Blk 293B · 4 ROOM · 28 TO 30 · Model A · 91 years left | 92 sqm | S$818,000 | S$8,891 psm |
| May 2026 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$910,000 | S$8,053 psm |
| May 2026 | Blk 293B · 4 ROOM · 34 TO 36 · Model A · 92 years left | 92 sqm | S$820,000 | S$8,913 psm |
| Apr 2026 | Blk 293B · 5 ROOM · 19 TO 21 · Improved · 92 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Apr 2026 | Blk 293B · 5 ROOM · 31 TO 33 · Improved · 92 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Jan 2026 | Blk 293B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$775,000 | S$8,424 psm |
| Sept 2025 | Blk 293B · 5 ROOM · 28 TO 30 · Improved · 92 years left | 113 sqm | S$940,000 | S$8,319 psm |
| May 2025 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Feb 2025 | Blk 293B · 4 ROOM · 22 TO 24 · Model A · 93 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Jan 2025 | Blk 293B · 5 ROOM · 28 TO 30 · Improved · 93 years left | 113 sqm | S$918,888 | S$8,132 psm |
| Nov 2024 | Blk 293B · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$946,800 | S$8,379 psm |
| Jul 2024 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jul 2024 | Blk 293B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| May 2024 | Blk 293B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Apr 2024 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Apr 2024 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Mar 2024 | Blk 293B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Feb 2024 | Blk 293B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 92 sqm | S$745,000 | S$8,098 psm |
| Jan 2024 | Blk 293B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$885,000 | S$7,832 psm |
| Jan 2024 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2023 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$823,000 | S$7,283 psm |
| Nov 2023 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Sept 2023 | Blk 293B · 5 ROOM · 31 TO 33 · Improved · 94 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Aug 2023 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$833,000 | S$7,372 psm |
| Aug 2023 | Blk 293B · 4 ROOM · 37 TO 39 · Model A · 94 years left | 92 sqm | S$788,000 | S$8,565 psm |
| Jul 2023 | Blk 293B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Jul 2023 | Blk 293B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 92 sqm | S$780,888 | S$8,488 psm |
| Jul 2023 | Blk 293B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 92 sqm | S$752,000 | S$8,174 psm |
| Jul 2023 | Blk 293B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Jul 2023 | Blk 293B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jun 2023 | Blk 293B · 5 ROOM · 31 TO 33 · Improved · 95 years left | 113 sqm | S$925,000 | S$8,186 psm |
| May 2023 | Blk 293B · 5 ROOM · 37 TO 39 · Improved · 95 years left | 113 sqm | S$918,000 | S$8,124 psm |
| May 2023 | Blk 293B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Apr 2023 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$881,888 | S$7,804 psm |
| Apr 2023 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Apr 2023 | Blk 293B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 92 sqm | S$775,000 | S$8,424 psm |
| Feb 2023 | Blk 293B · 5 ROOM · 28 TO 30 · Improved · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Jan 2023 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$662,000 | S$7,196 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 293B · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 293B · 5 ROOM | S$4,300 | — |
| Jun 2025 | Blk 293B · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 293B · 4 ROOM | S$3,850 | — |
| Dec 2023 | Blk 293B · 5 ROOM | S$3,800 | — |
| Oct 2023 | Blk 293B · 5 ROOM | S$4,100 | — |
| Feb 2023 | Blk 293B · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 293B · 5 ROOM | S$4,250 | — |
| Dec 2022 | Blk 293B · 5 ROOM | S$3,450 | — |
| Dec 2021 | Blk 293B · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 293B · 4 ROOM | S$2,400 | — |
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$777,673 | S$858,614 | S$929,895 | S$946,158 |
| 10 years | 81 years | S$730,173 | S$890,077 | S$1,043,999 | S$1,080,835 |
| 20 years | 71 years | S$644,077 | S$957,065 | S$1,316,698 | S$1,411,253 |
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.