HDB · 653296
Blk 296C Bt Batok St 22
Project page · 99-year lease from 2018
Indicative value range
S$777,323 – S$827,787
Indicative mid S$812,596 · S$8,833 psm
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 296C | 25 TO 27 | 92 sqm | S$848,000 | S$9,217 psm | ×1.000 | S$9,217 psm |
| Apr 2026 | Blk 296C | 34 TO 36 | 92 sqm | S$835,000 | S$9,076 psm | ×1.000 | S$9,076 psm |
| Apr 2026 | Blk 296C | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Mar 2026 | Blk 296C | 10 TO 12 | 92 sqm | S$790,000 | S$8,587 psm | ×0.997 | S$8,562 psm |
| Mar 2026 | Blk 296C | 31 TO 33 | 92 sqm | S$823,000 | S$8,946 psm | ×0.997 | S$8,919 psm |
| Feb 2026 | Blk 296C | 28 TO 30 | 92 sqm | S$815,000 | S$8,859 psm | ×0.997 | S$8,833 psm |
| Dec 2025 | Blk 296C | 10 TO 12 | 92 sqm | S$770,000 | S$8,370 psm | ×0.996 | S$8,337 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.
5.02% gross yield
S$40,800 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 10 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 |
|---|---|---|---|
| Jul 2026 | 296B | 4 ROOM | S$3,800 |
| Jul 2026 | 298 | 4 ROOM | S$3,500 |
| Jun 2026 | 296C | 4 ROOM | S$4,000 |
| Apr 2026 | 297 | 4 ROOM | S$2,950 |
| Mar 2026 | 297 | 4 ROOM | S$3,200 |
| Dec 2025 | 296A | 4 ROOM | S$3,600 |
| Nov 2025 | 297 | 4 ROOM | S$3,300 |
| Oct 2025 | 297 | 4 ROOM | S$3,800 |
median of 10 HDB rental approvals for 4 ROOM on Bt Batok St 22 since 2025-10.
Buying or selling at S$812,596?
Buying: Stamp duty on S$812,596 · Cash and CPF needed on S$812,596 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$812,596.
Each opens with this figure filled in; change anything there.
Primary schools near 296c 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
- Bukit View Primary School · 447 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 740 m · no 2025 Phase 2C ballot
- Keming Primary School · 840 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Princess Elizabeth Primary School · 889 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Lianhua Primary School · 1,233 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,448 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,660 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,693 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 296C · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left excluded: outlier | 112 sqm | S$765,000 | S$6,830 psm |
| Aug 2026 | Blk 296C · 5 ROOM · 34 TO 36 · Premium Apartment · 91 years left | 112 sqm | S$1,040,000 | S$9,286 psm |
| Jul 2026 | Blk 296C · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 115 sqm | S$1,010,000 | S$8,783 psm |
| Jul 2026 | Blk 296C · 4 ROOM · 25 TO 27 · Premium Apartment · 91 years left | 92 sqm | S$848,000 | S$9,217 psm |
| May 2026 | Blk 296C · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 115 sqm | S$920,000 | S$8,000 psm |
| May 2026 | Blk 296C · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 115 sqm | S$938,000 | S$8,157 psm |
| Apr 2026 | Blk 296C · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Apr 2026 | Blk 296C · 4 ROOM · 34 TO 36 · Premium Apartment · 91 years left | 92 sqm | S$835,000 | S$9,076 psm |
| Mar 2026 | Blk 296C · 5 ROOM · 37 TO 39 · Premium Apartment · 91 years left | 115 sqm | S$1,058,888 | S$9,208 psm |
| Mar 2026 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 91 years left | 92 sqm | S$823,000 | S$8,946 psm |
| Mar 2026 | Blk 296C · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Feb 2026 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 92 sqm | S$815,000 | S$8,859 psm |
| Jan 2026 | Blk 296C · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 113 sqm | S$930,000 | S$8,230 psm |
| Dec 2025 | Blk 296C · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 112 sqm | S$948,000 | S$8,464 psm |
| Dec 2025 | Blk 296C · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Nov 2025 | Blk 296C · 5 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 112 sqm | S$995,000 | S$8,884 psm |
| Oct 2025 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 92 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Sept 2025 | Blk 296C · 5 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 113 sqm | S$965,000 | S$8,540 psm |
| Aug 2025 | Blk 296C · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$745,000 | S$8,098 psm |
| Aug 2025 | Blk 296C · 4 ROOM · 25 TO 27 · Premium Apartment · 92 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Jul 2025 | Blk 296C · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 115 sqm | S$980,000 | S$8,522 psm |
| Jul 2025 | Blk 296C · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 115 sqm | S$985,000 | S$8,565 psm |
| Jul 2025 | Blk 296C · 5 ROOM · 28 TO 30 · Premium Apartment · 92 years left | 115 sqm | S$1,008,888 | S$8,773 psm |
| Jun 2025 | Blk 296C · 5 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 113 sqm | S$1,003,000 | S$8,876 psm |
| Jun 2025 | Blk 296C · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 115 sqm | S$858,000 | S$7,461 psm |
| Feb 2025 | Blk 296C · 5 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 115 sqm | S$992,000 | S$8,626 psm |
| Nov 2024 | Blk 296C · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Oct 2024 | Blk 296C · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Aug 2024 | Blk 296C · 5 ROOM · 34 TO 36 · Premium Apartment · 93 years left | 112 sqm | S$980,000 | S$8,750 psm |
| Aug 2024 | Blk 296C · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$685,999 | S$7,457 psm |
| Jul 2024 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 92 sqm | S$810,000 | S$8,804 psm |
| Jun 2024 | Blk 296C · 5 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 115 sqm | S$950,000 | S$8,261 psm |
| Jun 2024 | Blk 296C · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Apr 2024 | Blk 296C · 5 ROOM · 34 TO 36 · Premium Apartment · 93 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Mar 2024 | Blk 296C · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Feb 2024 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 93 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Feb 2024 | Blk 296C · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left excluded: outlier | 92 sqm | S$638,000 | S$6,935 psm |
| Nov 2023 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Oct 2023 | Blk 296C · 5 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Oct 2023 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 92 sqm | S$777,777 | S$8,454 psm |
| Oct 2023 | Blk 296C · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Aug 2023 | Blk 296C · 5 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 113 sqm | S$915,800 | S$8,104 psm |
| Aug 2023 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Jun 2023 | Blk 296C · 4 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 92 sqm | S$760,000 | S$8,261 psm |
| May 2023 | Blk 296C · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Apr 2023 | Blk 296C · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 92 sqm | S$742,888 | S$8,075 psm |
| Mar 2023 | Blk 296C · 5 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 115 sqm | S$910,000 | S$7,913 psm |
| Mar 2023 | Blk 296C · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Feb 2023 | Blk 296C · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 115 sqm | S$888,888 | S$7,729 psm |
| Jan 2023 | Blk 296C · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 112 sqm | S$840,000 | S$7,500 psm |
| Jan 2023 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 92 sqm | S$752,500 | S$8,179 psm |
| Jan 2023 | Blk 296C · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Dec 2022 | Blk 296C · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 92 sqm | S$735,000 | S$7,989 psm |
| Nov 2022 | Blk 296C · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$735,000 | S$7,989 psm |
| Oct 2022 | Blk 296C · 5 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 113 sqm | S$908,000 | S$8,035 psm |
| Oct 2022 | Blk 296C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Oct 2022 | Blk 296C · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 92 sqm | S$658,888 | S$7,162 psm |
| Sept 2022 | Blk 296C · 5 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 115 sqm | S$918,000 | S$7,983 psm |
| Sept 2022 | Blk 296C · 5 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 115 sqm | S$902,888 | S$7,851 psm |
| Sept 2022 | Blk 296C · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Sept 2022 | Blk 296C · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Aug 2022 | Blk 296C · 4 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Aug 2022 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Aug 2022 | Blk 296C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 92 sqm | S$693,000 | S$7,533 psm |
| Jul 2022 | Blk 296C · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Jul 2022 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Jun 2022 | Blk 296C · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 113 sqm | S$899,800 | S$7,963 psm |
| Jun 2022 | Blk 296C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 115 sqm | S$790,000 | S$6,870 psm |
| Jun 2022 | Blk 296C · 4 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Jun 2022 | Blk 296C · 4 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Jun 2022 | Blk 296C · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jun 2022 | Blk 296C · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$658,000 | S$7,152 psm |
| May 2022 | Blk 296C · 5 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 112 sqm | S$860,000 | S$7,679 psm |
| May 2022 | Blk 296C · 4 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 92 sqm | S$785,000 | S$8,533 psm |
| May 2022 | Blk 296C · 4 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 92 sqm | S$780,000 | S$8,478 psm |
| May 2022 | Blk 296C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 112 sqm | S$780,000 | S$6,964 psm |
| May 2022 | Blk 296C · 4 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 92 sqm | S$726,000 | S$7,891 psm |
| May 2022 | Blk 296C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 92 sqm | S$691,000 | S$7,511 psm |
| Apr 2022 | Blk 296C · 5 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Apr 2022 | Blk 296C · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 115 sqm | S$850,000 | S$7,391 psm |
| Apr 2022 | Blk 296C · 4 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 92 sqm | S$751,000 | S$8,163 psm |
| Apr 2022 | Blk 296C · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$690,000 | S$7,500 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 296C · 5 ROOM | S$4,200 | — |
| Jul 2026 | Blk 296C · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 296C · 4 ROOM | S$4,000 | — |
| Mar 2026 | Blk 296C · 5 ROOM | S$4,150 | — |
| Jan 2026 | Blk 296C · 5 ROOM | S$4,000 | — |
| Aug 2025 | Blk 296C · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 296C · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 296C · 5 ROOM | S$4,150 | — |
| Sept 2024 | Blk 296C · 4 ROOM | S$4,000 | — |
| Sept 2024 | Blk 296C · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 296C · 4 ROOM | S$2,900 | — |
| Jan 2024 | Blk 296C · 5 ROOM | S$3,800 | — |
| Aug 2023 | Blk 296C · 4 ROOM | S$2,900 | — |
| Apr 2023 | Blk 296C · 5 ROOM | S$4,100 | — |
| Sept 2022 | Blk 296C · 5 ROOM | S$4,300 | — |
| Jun 2022 | Blk 296C · 4 ROOM | S$3,300 | — |
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$772,536 | S$852,942 | S$923,753 | S$939,908 |
| 10 years | 80 years | S$725,350 | S$884,198 | S$1,037,103 | S$1,073,696 |
| 20 years | 70 years | S$639,823 | S$950,743 | S$1,308,001 | S$1,401,931 |
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.