Blk 292C 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 292C | 31 TO 33 | 92 sqm | S$795,000 | S$8,641 psm | ×0.997 | S$8,616 psm |
| Feb 2026 | Blk 292C | 28 TO 30 | 92 sqm | S$800,000 | S$8,696 psm | ×0.997 | S$8,670 psm |
| Nov 2025 | Blk 292C | 22 TO 24 | 92 sqm | S$740,000 | S$8,043 psm | ×0.996 | S$8,012 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.
5.45% gross yield
S$43,200 of rent a year against the estimate above · 0.12 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$792,655?
Buying: Stamp duty on S$792,655 · Cash and CPF needed on S$792,655 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$792,655.
Each opens with this figure filled in; change anything there.
Primary schools near 292c 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 · 31 m · no 2025 Phase 2C ballot
- Keming Primary School · 217 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,360 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit Timah Primary School · 1,600 m · balloted in 2025 Phase 2C
- Dazhong Primary School · 1,612 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 292C · 5 ROOM · 25 TO 27 · Improved · 92 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Apr 2026 | Blk 292C · 5 ROOM · 34 TO 36 · Improved · 92 years left | 113 sqm | S$990,000 | S$8,761 psm |
| Feb 2026 | Blk 292C · 4 ROOM · 28 TO 30 · Model A · 92 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Feb 2026 | Blk 292C · 4 ROOM · 31 TO 33 · Model A · 92 years left | 92 sqm | S$795,000 | S$8,641 psm |
| Jan 2026 | Blk 292C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$912,888 | S$8,079 psm |
| Nov 2025 | Blk 292C · 4 ROOM · 22 TO 24 · Model A · 92 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Sept 2025 | Blk 292C · 5 ROOM · 01 TO 03 · Improved · 92 years left excluded: outlier | 113 sqm | S$750,000 | S$6,637 psm |
| Sept 2025 | Blk 292C · 5 ROOM · 34 TO 36 · Improved · 92 years left | 113 sqm | S$972,000 | S$8,602 psm |
| Jul 2025 | Blk 292C · 4 ROOM · 34 TO 36 · Model A · 93 years left | 92 sqm | S$830,000 | S$9,022 psm |
| Jun 2025 | Blk 292C · 4 ROOM · 34 TO 36 · Model A · 93 years left | 92 sqm | S$810,000 | S$8,804 psm |
| Jun 2025 | Blk 292C · 4 ROOM · 37 TO 39 · Model A · 93 years left | 92 sqm | S$775,888 | S$8,434 psm |
| May 2025 | Blk 292C · 5 ROOM · 37 TO 39 · Improved · 93 years left | 113 sqm | S$980,000 | S$8,673 psm |
| May 2025 | Blk 292C · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$941,800 | S$8,335 psm |
| May 2025 | Blk 292C · 5 ROOM · 16 TO 18 · Improved · 93 years left | 113 sqm | S$926,000 | S$8,195 psm |
| Apr 2025 | Blk 292C · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$925,000 | S$8,186 psm |
| Apr 2025 | Blk 292C · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$830,000 | S$7,345 psm |
| Apr 2025 | Blk 292C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Aug 2024 | Blk 292C · 4 ROOM · 19 TO 21 · Model A · 94 years left | 92 sqm | S$760,178 | S$8,263 psm |
| Aug 2024 | Blk 292C · 4 ROOM · 22 TO 24 · Model A · 94 years left | 92 sqm | S$738,000 | S$8,022 psm |
| Aug 2024 | Blk 292C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$718,000 | S$7,804 psm |
| Mar 2024 | Blk 292C · 4 ROOM · 25 TO 27 · Model A · 94 years left | 92 sqm | S$755,000 | S$8,207 psm |
| Jan 2024 | Blk 292C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Dec 2023 | Blk 292C · 5 ROOM · 34 TO 36 · Improved · 94 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Nov 2023 | Blk 292C · 5 ROOM · 34 TO 36 · Improved · 94 years left | 113 sqm | S$923,000 | S$8,168 psm |
| Oct 2023 | Blk 292C · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Sept 2023 | Blk 292C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2023 | Blk 292C · 5 ROOM · 37 TO 39 · Improved · 95 years left | 113 sqm | S$928,000 | S$8,212 psm |
| Jun 2023 | Blk 292C · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$784,000 | S$8,430 psm |
| Jun 2023 | Blk 292C · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| May 2023 | Blk 292C · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Mar 2023 | Blk 292C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Mar 2023 | Blk 292C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$682,000 | S$7,333 psm |
| Feb 2023 | Blk 292C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Feb 2023 | Blk 292C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$633,888 | S$6,816 psm |
| Jan 2023 | Blk 292C · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$755,000 | S$8,118 psm |
| Dec 2022 | Blk 292C · 5 ROOM · 31 TO 33 · Improved · 95 years left | 113 sqm | S$880,000 | S$7,788 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 292C · 5 ROOM | S$4,200 | — |
| Jul 2026 | Blk 292C · 5 ROOM | S$4,100 | — |
| Jul 2026 | Blk 292C · 4 ROOM | S$3,600 | — |
| May 2026 | Blk 292C · 4 ROOM | S$3,650 | — |
| Jul 2025 | Blk 292C · 5 ROOM | S$4,200 | — |
| Mar 2025 | Blk 292C · 5 ROOM | S$4,500 | — |
| Dec 2024 | Blk 292C · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 292C · 5 ROOM | S$4,100 | — |
| Jul 2024 | Blk 292C · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 292C · 4 ROOM | S$3,700 | — |
| Jul 2023 | Blk 292C · 5 ROOM | S$4,600 | — |
| Apr 2023 | Blk 292C · 5 ROOM | S$4,500 | — |
| Mar 2023 | Blk 292C · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 292C · 5 ROOM | S$4,400 | — |
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$753,577 | S$832,010 | S$901,083 | S$916,842 |
| 10 years | 81 years | S$707,550 | S$862,499 | S$1,011,651 | S$1,047,346 |
| 20 years | 71 years | S$624,121 | S$927,411 | S$1,275,901 | S$1,367,526 |
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.