Blk 8 Lor 7 Toa Payoh
Project page · 99-year lease from 1970
Based on 36 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Sept 2026 | Blk 13 | 10 TO 12 | 66 sqm | S$324,000 | S$4,909 psm | ×1.000 | S$4,909 psm |
| Sept 2026 | Blk 9 | 07 TO 09 | 66 sqm | S$315,000 | S$4,773 psm | ×1.000 | S$4,773 psm |
| Sept 2026 | Blk 9 | 07 TO 09 | 66 sqm | S$318,000 | S$4,818 psm | ×1.000 | S$4,818 psm |
| Sept 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$320,000 | S$4,848 psm | ×1.000 | S$4,848 psm |
| Aug 2026 | Blk 17 | 07 TO 09 | 67 sqm | S$375,000 | S$5,597 psm | ×1.000 | S$5,597 psm |
| Aug 2026 | Blk 2 | 07 TO 09 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Aug 2026 | Blk 1 | 01 TO 03 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Aug 2026 | Blk 3 | 07 TO 09 | 68 sqm | S$325,000 | S$4,779 psm | ×1.000 | S$4,779 psm |
| Aug 2026 | Blk 12 | 04 TO 06 | 66 sqm | S$340,000 | S$5,152 psm | ×1.000 | S$5,152 psm |
| Aug 2026 | Blk 3 | 10 TO 12 | 68 sqm | S$362,000 | S$5,324 psm | ×1.000 | S$5,324 psm |
| Jul 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$325,000 | S$4,924 psm | ×1.000 | S$4,924 psm |
| Jun 2026 | Blk 1 | 07 TO 09 | 67 sqm | S$380,000 | S$5,672 psm | ×0.999 | S$5,663 psm |
| May 2026 | Blk 13 | 10 TO 12 | 66 sqm | S$320,000 | S$4,848 psm | ×0.999 | S$4,841 psm |
| May 2026 | Blk 8 | 01 TO 03 | 66 sqm | S$318,000 | S$4,818 psm | ×0.999 | S$4,811 psm |
| Mar 2026 | Blk 20 | 04 TO 06 | 67 sqm | S$325,000 | S$4,851 psm | ×0.996 | S$4,829 psm |
| Mar 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$315,000 | S$4,773 psm | ×0.996 | S$4,752 psm |
| Mar 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$320,000 | S$4,848 psm | ×0.996 | S$4,827 psm |
| Mar 2026 | Blk 17 | 13 TO 15 | 67 sqm | S$418,000 | S$6,239 psm | ×0.996 | S$6,211 psm |
| Mar 2026 | Blk 20 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,498 psm |
| Mar 2026 | Blk 17 | 10 TO 12 | 67 sqm | S$360,000 | S$5,373 psm | ×0.996 | S$5,349 psm |
| Feb 2026 | Blk 1 | 01 TO 03 | 67 sqm | S$360,000 | S$5,373 psm | ×0.996 | S$5,349 psm |
| Feb 2026 | Blk 17 | 16 TO 18 | 67 sqm | S$377,888 | S$5,640 psm | ×0.996 | S$5,615 psm |
| Feb 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$340,000 | S$5,152 psm | ×0.996 | S$5,129 psm |
| Feb 2026 | Blk 13 | 01 TO 03 | 65 sqm | S$343,000 | S$5,277 psm | ×0.996 | S$5,254 psm |
| Jan 2026 | Blk 12 | 01 TO 03 | 66 sqm | S$360,000 | S$5,455 psm | ×0.996 | S$5,430 psm |
| Jan 2026 | Blk 17 | 16 TO 18 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,498 psm |
| Jan 2026 | Blk 13 | 07 TO 09 | 66 sqm | S$350,000 | S$5,303 psm | ×0.996 | S$5,280 psm |
| Jan 2026 | Blk 13 | 01 TO 03 | 66 sqm | S$310,000 | S$4,697 psm | ×0.996 | S$4,676 psm |
| Jan 2026 | Blk 9 | 01 TO 03 | 66 sqm | S$343,000 | S$5,197 psm | ×0.996 | S$5,174 psm |
| Dec 2025 | Blk 20 | 04 TO 06 | 67 sqm | S$330,000 | S$4,925 psm | ×0.995 | S$4,899 psm |
| Dec 2025 | Blk 17 | 19 TO 21 | 67 sqm | S$392,800 | S$5,863 psm | ×0.995 | S$5,831 psm |
| Dec 2025 | Blk 1 | 01 TO 03 | 67 sqm | S$370,000 | S$5,522 psm | ×0.995 | S$5,493 psm |
| Dec 2025 | Blk 13 | 10 TO 12 | 66 sqm | S$373,000 | S$5,652 psm | ×0.995 | S$5,621 psm |
| Dec 2025 | Blk 13 | 07 TO 09 | 66 sqm | S$388,000 | S$5,879 psm | ×0.995 | S$5,847 psm |
| Dec 2025 | Blk 20 | 07 TO 09 | 67 sqm | S$370,000 | S$5,522 psm | ×0.995 | S$5,493 psm |
How accurate is this estimate for Lor 7 Toa Payoh?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 39 sales in Lor 7 Toa Payoh since.
- Median error
- 5.3%
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.
9.60% gross yield
S$33,600 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 76 approvals in the last year.
In Toa Payoh, flats of this type with 40 to 49 years of lease left yield 9.74%, from 41 blocks.
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 | 8 | 3 ROOM | S$3,200 |
| Sept 2026 | 3 | 3 ROOM | S$3,200 |
| Sept 2026 | 1 | 3 ROOM | S$2,800 |
| Sept 2026 | 8 | 3 ROOM | S$2,800 |
| Sept 2026 | 20 | 3 ROOM | S$2,500 |
| Aug 2026 | 17 | 3 ROOM | S$3,200 |
| Aug 2026 | 4 | 3 ROOM | S$2,900 |
| Aug 2026 | 8 | 3 ROOM | S$2,900 |
median of 76 HDB rental approvals for 3 ROOM on Lor 7 Toa Payoh since 2025-11.
Buying or selling at S$349,902?
Buying: Stamp duty on S$349,902 · Cash and CPF needed on S$349,902 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$349,902.
Each opens with this figure filled in; change anything there.
Primary schools near 8 Lor 7 Toa Payoh
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
- Pei Chun Public School · 68 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 227 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 955 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,209 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,340 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,541 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,825 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,850 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 8 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 66 sqm | S$318,000 | S$4,818 psm |
| Mar 2026 | Blk 8 · 5 ROOM · 07 TO 09 · Adjoined flat · 43 years left | 132 sqm | S$706,888 | S$5,355 psm |
| Nov 2025 | Blk 8 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 66 sqm | S$330,000 | S$5,000 psm |
| May 2025 | Blk 8 · 3 ROOM · 10 TO 12 · Improved · 44 years left | 66 sqm | S$410,000 | S$6,212 psm |
| Jun 2024 | Blk 8 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 66 sqm | S$345,000 | S$5,227 psm |
| May 2024 | Blk 8 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 66 sqm | S$330,000 | S$5,000 psm |
| Jan 2024 | Blk 8 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 66 sqm | S$323,000 | S$4,894 psm |
| Oct 2023 | Blk 8 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 66 sqm | S$363,000 | S$5,500 psm |
| Mar 2023 | Blk 8 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 66 sqm | S$306,000 | S$4,636 psm |
| Aug 2022 | Blk 8 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 66 sqm | S$345,000 | S$5,227 psm |
| Jul 2022 | Blk 8 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 66 sqm | S$315,000 | S$4,773 psm |
| Jan 2022 | Blk 8 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 66 sqm | S$290,000 | S$4,394 psm |
Showing 12 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 8 · 3 ROOM | S$3,200 | — |
| Sept 2026 | Blk 8 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 8 · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 8 · 3 ROOM | S$2,700 | — |
| Aug 2026 | Blk 8 · 3 ROOM | S$2,550 | — |
| Jan 2026 | Blk 8 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 8 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 8 · 3 ROOM | S$3,200 | — |
| Nov 2025 | Blk 8 · 3 ROOM | S$2,600 | — |
| May 2025 | Blk 8 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 8 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 8 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 8 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 8 · 3 ROOM | S$2,100 | — |
| Jan 2024 | Blk 8 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 8 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 8 · 3 ROOM | S$3,200 | — |
| Jul 2023 | Blk 8 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 8 · 3 ROOM | S$3,500 | — |
| Apr 2023 | Blk 8 · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 8 · 3 ROOM | S$3,200 | — |
| Nov 2022 | Blk 8 · 3 ROOM | S$2,300 | — |
| Oct 2022 | Blk 8 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 8 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 8 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 8 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 8 · 3 ROOM | S$1,650 | — |
| Jul 2021 | Blk 8 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 8 · 3 ROOM | S$1,500 | — |
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 42 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, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 37 years | S$326,311 | S$360,274 | S$388,492 | S$397,008 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.41% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% 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.