Blk 12 Lor 7 Toa Payoh
Project page · 99-year lease from 1970
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Aug 2026 | Blk 12 | 04 TO 06 | 66 sqm | S$340,000 | S$5,152 psm | ×1.000 | S$5,152 psm |
| Jul 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$325,000 | S$4,924 psm | ×1.000 | S$4,924 psm |
| Mar 2026 | Blk 12 | 07 TO 09 | 66 sqm | S$315,000 | S$4,773 psm | ×0.997 | S$4,759 psm |
| Jan 2026 | Blk 12 | 01 TO 03 | 66 sqm | S$360,000 | S$5,455 psm | ×0.997 | S$5,438 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.
9.88% gross yield
S$33,600 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 84 approvals in the last year.
In Toa Payoh, flats of this type with 40 to 49 years of lease left yield 9.76%, from 40 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 | 3 | 3 ROOM | S$3,200 |
| Sept 2026 | 8 | 3 ROOM | S$3,200 |
| Sept 2026 | 8 | 3 ROOM | S$2,800 |
| Sept 2026 | 1 | 3 ROOM | S$2,800 |
| Sept 2026 | 20 | 3 ROOM | S$2,500 |
| Aug 2026 | 17 | 3 ROOM | S$3,200 |
| Aug 2026 | 17 | 3 ROOM | S$2,900 |
| Aug 2026 | 4 | 3 ROOM | S$2,900 |
median of 84 HDB rental approvals for 3 ROOM on Lor 7 Toa Payoh since 2025-10.
Buying or selling at S$340,000?
Buying: Stamp duty on S$340,000 · Cash and CPF needed on S$340,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$340,000.
Each opens with this figure filled in; change anything there.
Primary schools near 12 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 · 121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 371 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 959 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Kheng Cheng School · 1,067 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,356 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,413 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,558 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,604 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,687 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,722 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Marymount Convent School (girls) · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 66 sqm | S$380,000 | S$5,758 psm |
| Aug 2026 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 66 sqm | S$340,000 | S$5,152 psm |
| Jul 2026 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 66 sqm | S$325,000 | S$4,924 psm |
| Mar 2026 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 66 sqm | S$315,000 | S$4,773 psm |
| Jan 2026 | Blk 12 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 66 sqm | S$360,000 | S$5,455 psm |
| Oct 2025 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 66 sqm | S$350,000 | S$5,303 psm |
| Jul 2025 | Blk 12 · 3 ROOM · 10 TO 12 · Improved · 44 years left | 66 sqm | S$385,000 | S$5,833 psm |
| Jul 2025 | Blk 12 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 66 sqm | S$330,000 | S$5,000 psm |
| Apr 2025 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 66 sqm | S$372,000 | S$5,636 psm |
| Mar 2025 | Blk 12 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Feb 2025 | Blk 12 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 66 sqm | S$368,000 | S$5,576 psm |
| Feb 2025 | Blk 12 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Jan 2025 | Blk 12 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 66 sqm | S$370,000 | S$5,606 psm |
| Jan 2025 | Blk 12 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 66 sqm | S$375,000 | S$5,682 psm |
| Jun 2024 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 66 sqm | S$355,000 | S$5,379 psm |
| Mar 2024 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 66 sqm | S$339,888 | S$5,150 psm |
| Jan 2024 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 66 sqm | S$328,000 | S$4,970 psm |
| May 2023 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Aug 2022 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 66 sqm | S$293,000 | S$4,439 psm |
| May 2022 | Blk 12 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 66 sqm | S$305,000 | S$4,621 psm |
| Jan 2022 | Blk 12 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 66 sqm | S$301,000 | S$4,561 psm |
Showing 21 of 101.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 12 · 3 ROOM | S$1,500 | — |
| May 2026 | Blk 12 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 12 · 3 ROOM | S$3,150 | — |
| Nov 2025 | Blk 12 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 12 · 3 ROOM | S$1,800 | — |
| May 2025 | Blk 12 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 12 · 3 ROOM | S$1,900 | — |
| Mar 2025 | Blk 12 · 3 ROOM | S$2,000 | — |
| Nov 2024 | Blk 12 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 12 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 12 · 3 ROOM | S$1,500 | — |
| Apr 2024 | Blk 12 · 3 ROOM | S$2,300 | — |
| Nov 2023 | Blk 12 · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 12 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 12 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 12 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 12 · 3 ROOM | S$1,700 | — |
| Feb 2023 | Blk 12 · 3 ROOM | S$1,800 | — |
| Jan 2023 | Blk 12 · 3 ROOM | S$850 | — |
| Aug 2022 | Blk 12 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 12 · 3 ROOM | S$2,200 | — |
| May 2022 | Blk 12 · 3 ROOM | S$1,350 | — |
| Dec 2021 | Blk 12 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 12 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 12 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 12 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 12 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 12 · 3 ROOM | S$1,700 | — |
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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 37 years | S$317,386 | S$350,419 | S$379,511 | S$386,148 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.