HDB · 654293
Blk 293D Bt Batok St 21
Project page · 99-year lease from 2019
Indicative value range
S$745,000 – S$793,250
Indicative mid S$778,000 · S$8,366 psm
Based on 12 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 293D | 07 TO 09 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| Sept 2026 | Blk 293D | 22 TO 24 | 93 sqm | S$745,000 | S$8,011 psm | ×1.000 | S$8,011 psm |
| Sept 2026 | Blk 293D | 19 TO 21 | 93 sqm | S$745,000 | S$8,011 psm | ×1.000 | S$8,011 psm |
| Aug 2026 | Blk 293D | 19 TO 21 | 93 sqm | S$768,000 | S$8,258 psm | ×1.000 | S$8,258 psm |
| Aug 2026 | Blk 293D | 25 TO 27 | 93 sqm | S$790,000 | S$8,495 psm | ×1.000 | S$8,495 psm |
| Aug 2026 | Blk 293D | 31 TO 33 | 93 sqm | S$805,000 | S$8,656 psm | ×1.000 | S$8,656 psm |
| Aug 2026 | Blk 293D | 28 TO 30 | 93 sqm | S$788,000 | S$8,473 psm | ×1.000 | S$8,473 psm |
| Aug 2026 | Blk 293D | 07 TO 09 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Jun 2026 | Blk 293D | 28 TO 30 | 93 sqm | S$791,000 | S$8,505 psm | ×1.000 | S$8,505 psm |
| Jun 2026 | Blk 293D | 28 TO 30 | 93 sqm | S$800,000 | S$8,602 psm | ×1.000 | S$8,602 psm |
| Apr 2026 | Blk 293D | 19 TO 21 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Mar 2026 | Blk 293D | 34 TO 36 | 93 sqm | S$836,000 | S$8,989 psm | ×0.997 | S$8,963 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.
5.28% gross yield
S$41,100 of rent a year against the estimate above · 0.05 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$778,000?
Buying: Stamp duty on S$778,000 · Cash and CPF needed on S$778,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$778,000.
Each opens with this figure filled in; change anything there.
Primary schools near 293d 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 · 46 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 151 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Bukit Timah Primary School · 1,444 m · balloted in 2025 Phase 2C
- Yuhua Primary School · 1,545 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,565 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 1,678 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Sept 2026 | Blk 293D · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Sept 2026 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Aug 2026 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Aug 2026 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Aug 2026 | Blk 293D · 4 ROOM · 31 TO 33 · Model A · 92 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Aug 2026 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Aug 2026 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jun 2026 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jun 2026 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$791,000 | S$8,505 psm |
| Apr 2026 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Mar 2026 | Blk 293D · 4 ROOM · 34 TO 36 · Model A · 92 years left | 93 sqm | S$836,000 | S$8,989 psm |
| Mar 2026 | Blk 293D · 3 ROOM · 25 TO 27 · Model A · 92 years left | 68 sqm | S$600,000 | S$8,824 psm |
| Oct 2025 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Sept 2025 | Blk 293D · 4 ROOM · 31 TO 33 · Model A · 92 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Aug 2025 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$769,000 | S$8,269 psm |
| Aug 2025 | Blk 293D · 3 ROOM · 28 TO 30 · Model A · 92 years left | 68 sqm | S$612,000 | S$9,000 psm |
| Feb 2025 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jan 2025 | Blk 293D · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Dec 2024 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Nov 2024 | Blk 293D · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$548,888 | S$8,072 psm |
| Oct 2024 | Blk 293D · 4 ROOM · 34 TO 36 · Model A · 93 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Oct 2024 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Oct 2024 | Blk 293D · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Oct 2024 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Aug 2024 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Aug 2024 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jul 2024 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2024 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Jun 2024 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jun 2024 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$593,000 | S$6,376 psm |
| Jun 2024 | Blk 293D · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jun 2024 | Blk 293D · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Apr 2024 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$708,888 | S$7,622 psm |
| Mar 2024 | Blk 293D · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Mar 2024 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Mar 2024 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jan 2024 | Blk 293D · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jan 2024 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2024 | Blk 293D · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Dec 2023 | Blk 293D · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$725,888 | S$7,805 psm |
| Dec 2023 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Dec 2023 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2023 | Blk 293D · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Oct 2023 | Blk 293D · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$722,888 | S$7,773 psm |
| Oct 2023 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Oct 2023 | Blk 293D · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Sept 2023 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$732,800 | S$7,880 psm |
| Sept 2023 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Sept 2023 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Sept 2023 | Blk 293D · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2023 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Aug 2023 | Blk 293D · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Aug 2023 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Aug 2023 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$645,888 | S$6,945 psm |
| Aug 2023 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jul 2023 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$698,000 | S$7,505 psm |
| Jun 2023 | Blk 293D · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| May 2023 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$736,888 | S$7,924 psm |
| May 2023 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$695,000 | S$7,473 psm |
| May 2023 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$690,000 | S$7,419 psm |
| May 2023 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$638,000 | S$6,860 psm |
| May 2023 | Blk 293D · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$540,000 | S$7,941 psm |
| May 2023 | Blk 293D · 3 ROOM · 28 TO 30 · Model A · 95 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Apr 2023 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Apr 2023 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$608,000 | S$6,538 psm |
| Apr 2023 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$591,000 | S$6,355 psm |
| Apr 2023 | Blk 293D · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Mar 2023 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Mar 2023 | Blk 293D · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$647,000 | S$6,957 psm |
| Mar 2023 | Blk 293D · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$570,000 | S$6,129 psm |
| Mar 2023 | Blk 293D · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Mar 2023 | Blk 293D · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Feb 2023 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Feb 2023 | Blk 293D · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jan 2023 | Blk 293D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Jan 2023 | Blk 293D · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$712,000 | S$7,656 psm |
| Jan 2023 | Blk 293D · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jan 2023 | Blk 293D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jan 2023 | Blk 293D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jan 2023 | Blk 293D · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Dec 2022 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Dec 2022 | Blk 293D · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Nov 2022 | Blk 293D · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$760,888 | S$8,182 psm |
| Nov 2022 | Blk 293D · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Nov 2022 | Blk 293D · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Sept 2022 | Blk 293D · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 293D · 4 ROOM | S$3,650 | — |
| May 2026 | Blk 293D · 4 ROOM | S$3,600 | — |
| Mar 2026 | Blk 293D · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 293D · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 293D · 4 ROOM | S$3,600 | — |
| Mar 2025 | Blk 293D · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 293D · 4 ROOM | S$3,800 | — |
| Feb 2025 | Blk 293D · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 293D · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 293D · 4 ROOM | S$3,800 | — |
| Dec 2024 | Blk 293D · 3 ROOM | S$3,300 | — |
| Jun 2024 | Blk 293D · 4 ROOM | S$4,100 | — |
| Dec 2023 | Blk 293D · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 293D · 4 ROOM | S$4,200 | — |
| Sept 2023 | Blk 293D · 4 ROOM | S$4,100 | — |
| Jun 2023 | Blk 293D · 4 ROOM | S$3,550 | — |
| Dec 2022 | Blk 293D · 4 ROOM | S$3,800 | — |
| Dec 2022 | Blk 293D · 3 ROOM | S$3,600 | — |
| Nov 2022 | Blk 293D · 4 ROOM | S$3,800 | — |
| Nov 2022 | Blk 293D · 3 ROOM | S$3,400 | — |
| Jul 2021 | Blk 293D · 4 ROOM | S$2,500 | — |
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$739,645 | S$816,628 | S$884,424 | S$899,892 |
| 10 years | 81 years | S$694,468 | S$846,553 | S$992,948 | S$1,027,983 |
| 20 years | 71 years | S$612,582 | S$910,265 | S$1,252,312 | S$1,342,243 |
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.