Blk 293C 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 293C | 19 TO 21 | 92 sqm | S$750,000 | S$8,152 psm | ×1.000 | S$8,152 psm |
| Jul 2026 | Blk 293C | 25 TO 27 | 92 sqm | S$806,800 | S$8,770 psm | ×1.000 | S$8,770 psm |
| Jul 2026 | Blk 293C | 13 TO 15 | 92 sqm | S$726,000 | S$7,891 psm | ×1.000 | S$7,891 psm |
| May 2026 | Blk 293C | 31 TO 33 | 92 sqm | S$785,000 | S$8,533 psm | ×1.000 | S$8,533 psm |
| Jan 2026 | Blk 293C | 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.
5.32% 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 293c 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
- Keming Primary School · 58 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 113 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Timah Primary School · 1,493 m · balloted in 2025 Phase 2C
- Yuhua Primary School · 1,518 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 1,629 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 293C · 5 ROOM · 25 TO 27 · Improved · 91 years left | 113 sqm | S$1,005,000 | S$8,894 psm |
| Aug 2026 | Blk 293C · 4 ROOM · 19 TO 21 · Model A · 91 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Jul 2026 | Blk 293C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$726,000 | S$7,891 psm |
| Jul 2026 | Blk 293C · 4 ROOM · 25 TO 27 · Model A · 92 years left | 92 sqm | S$806,800 | S$8,770 psm |
| Jun 2026 | Blk 293C · 5 ROOM · 31 TO 33 · Improved · 92 years left | 113 sqm | S$1,025,000 | S$9,071 psm |
| May 2026 | Blk 293C · 4 ROOM · 31 TO 33 · Model A · 92 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Apr 2026 | Blk 293C · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$940,888 | S$8,326 psm |
| Feb 2026 | Blk 293C · 5 ROOM · 34 TO 36 · Improved · 92 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Jan 2026 | Blk 293C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$775,000 | S$8,424 psm |
| Sept 2025 | Blk 293C · 4 ROOM · 22 TO 24 · Model A · 92 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Aug 2025 | Blk 293C · 5 ROOM · 37 TO 39 · Improved · 92 years left | 113 sqm | S$1,006,000 | S$8,903 psm |
| May 2025 | Blk 293C · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$938,000 | S$8,301 psm |
| May 2025 | Blk 293C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$910,000 | S$8,053 psm |
| May 2025 | Blk 293C · 5 ROOM · 28 TO 30 · Improved · 93 years left | 113 sqm | S$960,000 | S$8,496 psm |
| May 2025 | Blk 293C · 4 ROOM · 25 TO 27 · Model A · 93 years left | 92 sqm | S$805,000 | S$8,750 psm |
| Apr 2025 | Blk 293C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Apr 2025 | Blk 293C · 4 ROOM · 22 TO 24 · Model A · 93 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Feb 2025 | Blk 293C · 4 ROOM · 31 TO 33 · Model A · 93 years left | 92 sqm | S$812,000 | S$8,826 psm |
| Feb 2025 | Blk 293C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Oct 2024 | Blk 293C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Aug 2024 | Blk 293C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Aug 2024 | Blk 293C · 4 ROOM · 28 TO 30 · Model A · 93 years left | 92 sqm | S$788,888 | S$8,575 psm |
| Jul 2024 | Blk 293C · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Apr 2024 | Blk 293C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Feb 2024 | Blk 293C · 4 ROOM · 34 TO 36 · Model A · 94 years left | 92 sqm | S$868,000 | S$9,435 psm |
| Nov 2023 | Blk 293C · 4 ROOM · 37 TO 39 · Model A · 94 years left | 92 sqm | S$813,800 | S$8,846 psm |
| Sept 2023 | Blk 293C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Jul 2023 | Blk 293C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Jul 2023 | Blk 293C · 4 ROOM · 34 TO 36 · Model A · 95 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Jun 2023 | Blk 293C · 4 ROOM · 34 TO 36 · Model A · 95 years left | 92 sqm | S$760,000 | S$8,261 psm |
| May 2023 | Blk 293C · 5 ROOM · 37 TO 39 · Improved · 95 years left | 113 sqm | S$933,888 | S$8,265 psm |
| May 2023 | Blk 293C · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2023 | Blk 293C · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$810,000 | S$7,168 psm |
| May 2023 | Blk 293C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Mar 2023 | Blk 293C · 5 ROOM · 28 TO 30 · Improved · 95 years left | 113 sqm | S$901,888 | S$7,981 psm |
| Mar 2023 | Blk 293C · 5 ROOM · 04 TO 06 · Improved · 95 years left excluded: outlier | 113 sqm | S$780,000 | S$6,903 psm |
| Mar 2023 | Blk 293C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Feb 2023 | Blk 293C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$876,000 | S$7,752 psm |
| Feb 2023 | Blk 293C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 92 sqm | S$738,888 | S$8,031 psm |
| Feb 2023 | Blk 293C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jan 2023 | Blk 293C · 5 ROOM · 31 TO 33 · Improved · 95 years left | 113 sqm | S$923,888 | S$8,176 psm |
| Jan 2023 | Blk 293C · 5 ROOM · 37 TO 39 · Improved · 95 years left | 113 sqm | S$885,000 | S$7,832 psm |
| Jan 2023 | Blk 293C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Dec 2022 | Blk 293C · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Dec 2022 | Blk 293C · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Dec 2022 | Blk 293C · 4 ROOM · 34 TO 36 · Model A · 95 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Nov 2022 | Blk 293C · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$868,000 | S$7,681 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 293C · 5 ROOM | S$4,100 | — |
| Jul 2025 | Blk 293C · 5 ROOM | S$4,200 | — |
| Jun 2025 | Blk 293C · 5 ROOM | S$3,600 | — |
| Apr 2025 | Blk 293C · 4 ROOM | S$3,800 | — |
| Aug 2024 | Blk 293C · 5 ROOM | S$4,100 | — |
| Mar 2024 | Blk 293C · 4 ROOM | S$3,700 | — |
| Dec 2023 | Blk 293C · 5 ROOM | S$4,100 | — |
| Oct 2023 | Blk 293C · 5 ROOM | S$4,200 | — |
| May 2023 | Blk 293C · 4 ROOM | S$3,800 | — |
| Oct 2021 | Blk 293C · 5 ROOM | S$3,200 | — |
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$811,079 | S$878,414 | 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.