Blk 10 Lor 7 Toa Payoh
Project page · 99-year lease from 1998
Based on 6 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 14 | 10 TO 12 | 106 sqm | S$788,888 | S$7,442 psm | ×1.000 | S$7,442 psm |
| Apr 2026 | Blk 14B | 01 TO 03 | 104 sqm | S$760,000 | S$7,308 psm | ×1.000 | S$7,308 psm |
| Apr 2026 | Blk 7 | 07 TO 09 | 106 sqm | S$860,000 | S$8,113 psm | ×1.000 | S$8,113 psm |
| Jan 2026 | Blk 14B | 13 TO 15 | 106 sqm | S$838,000 | S$7,906 psm | ×0.997 | S$7,882 psm |
| Dec 2025 | Blk 14B | 01 TO 03 | 104 sqm | S$777,000 | S$7,471 psm | ×0.996 | S$7,442 psm |
| Nov 2025 | Blk 10 | 07 TO 09 | 104 sqm | S$800,000 | S$7,692 psm | ×0.996 | S$7,662 psm |
How accurate is this estimate for Lor 7 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Lor 7 Toa Payoh since.
- Median error
- 4.2%
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.
5.65% gross yield
S$44,400 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 6 | 4 ROOM | S$3,800 |
| Jul 2026 | 10 | 4 ROOM | S$3,600 |
| Jul 2026 | 10 | 4 ROOM | S$3,350 |
| May 2026 | 14B | 4 ROOM | S$3,900 |
| Apr 2026 | 14 | 4 ROOM | S$3,700 |
| Apr 2026 | 10 | 4 ROOM | S$3,500 |
| Mar 2026 | 10B | 4 ROOM | S$3,700 |
| Feb 2026 | 14A | 4 ROOM | S$3,300 |
median of 13 HDB rental approvals for 4 ROOM on Lor 7 Toa Payoh since 2025-10.
Buying or selling at S$785,431?
Buying: Stamp duty on S$785,431 · Cash and CPF needed on S$785,431 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$785,431.
Each opens with this figure filled in; change anything there.
Primary schools near 10 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 · 74 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 314 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,020 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kheng Cheng School · 1,024 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,301 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,385 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,577 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,605 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,748 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Cedar Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 10 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 104 sqm | S$800,000 | S$7,692 psm |
| Oct 2024 | Blk 10 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 104 sqm | S$726,000 | S$6,981 psm |
| Mar 2024 | Blk 10 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 104 sqm | S$745,000 | S$7,163 psm |
| Jul 2022 | Blk 10 · 5 ROOM · 25 TO 27 · Improved · 75 years left | 120 sqm | S$900,000 | S$7,500 psm |
| Jul 2022 | Blk 10 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 104 sqm | S$720,000 | S$6,923 psm |
| May 2022 | Blk 10 · 4 ROOM · 13 TO 15 · Model A · 75 years left excluded: outlier | 106 sqm | S$750,000 | S$7,075 psm |
| May 2022 | Blk 10 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 106 sqm | S$691,000 | S$6,519 psm |
| Feb 2022 | Blk 10 · 5 ROOM · 19 TO 21 · Improved · 75 years left | 120 sqm | S$838,000 | S$6,983 psm |
Showing 8 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 10 · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 10 · 4 ROOM | S$3,350 | — |
| Apr 2026 | Blk 10 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 10 · 5 ROOM | S$3,100 | — |
| Dec 2025 | Blk 10 · 4 ROOM | S$3,700 | — |
| Dec 2025 | Blk 10 · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 10 · 5 ROOM | S$3,600 | — |
| Sept 2025 | Blk 10 · 4 ROOM | S$2,100 | — |
| Jul 2025 | Blk 10 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 10 · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 10 · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 10 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 10 · 4 ROOM | S$3,800 | — |
| Dec 2024 | Blk 10 · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 10 · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 10 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 10 · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 10 · 5 ROOM | S$3,100 | — |
| Oct 2023 | Blk 10 · 4 ROOM | S$2,100 | — |
| Sept 2023 | Blk 10 · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 10 · 5 ROOM | S$4,100 | — |
| Apr 2023 | Blk 10 · 4 ROOM | S$3,600 | — |
| Apr 2023 | Blk 10 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 10 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 10 · 4 ROOM | S$3,000 | — |
| Mar 2022 | Blk 10 · 5 ROOM | S$3,700 | — |
| Mar 2022 | Blk 10 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 10 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 10 · 4 ROOM | S$2,200 | — |
| Dec 2021 | Blk 10 · 5 ROOM | S$3,100 | — |
| Nov 2021 | Blk 10 · 5 ROOM | S$2,750 | — |
| Oct 2021 | Blk 10 · 4 ROOM | S$2,650 | — |
| Oct 2021 | Blk 10 · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 10 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 10 · 5 ROOM | S$3,000 | — |
| May 2021 | Blk 10 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 10 · 5 ROOM | S$2,800 | — |
| Feb 2021 | Blk 10 · 4 ROOM | S$2,200 | — |
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 70 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 | 65 years | S$753,470 | S$831,892 | S$900,955 | S$916,712 |
| 10 years | 60 years | S$729,945 | S$889,799 | S$1,043,672 | S$1,080,497 |
| 20 years | 50 years | S$672,272 | S$998,960 | S$1,374,336 | S$1,473,030 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.