Blk 13 Lor 7 Toa Payoh
Project page · 99-year lease from 1970
Based on 11 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 13 | 10 TO 12 | 66 sqm | S$324,000 | S$4,909 psm | ×1.000 | S$4,909 psm |
| Sept 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$320,000 | S$4,848 psm | ×1.000 | S$4,848 psm |
| May 2026 | Blk 13 | 10 TO 12 | 66 sqm | S$320,000 | S$4,848 psm | ×1.000 | S$4,848 psm |
| Mar 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$320,000 | S$4,848 psm | ×0.997 | S$4,834 psm |
| Feb 2026 | Blk 13 | 04 TO 06 | 66 sqm | S$340,000 | S$5,152 psm | ×0.997 | S$5,136 psm |
| Feb 2026 | Blk 13 | 01 TO 03 | 65 sqm | S$343,000 | S$5,277 psm | ×0.997 | S$5,261 psm |
| Jan 2026 | Blk 13 | 07 TO 09 | 66 sqm | S$350,000 | S$5,303 psm | ×0.997 | S$5,287 psm |
| Jan 2026 | Blk 13 | 01 TO 03 | 66 sqm | S$310,000 | S$4,697 psm | ×0.997 | S$4,683 psm |
| Dec 2025 | Blk 13 | 10 TO 12 | 66 sqm | S$373,000 | S$5,652 psm | ×0.996 | S$5,629 psm |
| Dec 2025 | Blk 13 | 07 TO 09 | 66 sqm | S$388,000 | S$5,879 psm | ×0.996 | S$5,856 psm |
| Nov 2025 | Blk 13 | 01 TO 03 | 65 sqm | S$330,000 | S$5,077 psm | ×0.996 | S$5,057 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.
10.07% gross yield
S$33,600 of rent a year against the estimate above · 0.31 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$333,760?
Buying: Stamp duty on S$333,760 · Cash and CPF needed on S$333,760 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$333,760.
Each opens with this figure filled in; change anything there.
Primary schools near 13 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 · 286 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 487 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 799 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Kheng Cheng School · 1,224 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,416 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,444 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,516 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,574 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,662 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,742 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,748 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Sept 2026 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 43 years left | 66 sqm | S$324,000 | S$4,909 psm |
| May 2026 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 43 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Mar 2026 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Feb 2026 | Blk 13 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 65 sqm | S$343,000 | S$5,277 psm |
| Feb 2026 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 66 sqm | S$340,000 | S$5,152 psm |
| Jan 2026 | Blk 13 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 66 sqm | S$310,000 | S$4,697 psm |
| Jan 2026 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 66 sqm | S$350,000 | S$5,303 psm |
| Dec 2025 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 66 sqm | S$388,000 | S$5,879 psm |
| Dec 2025 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 44 years left | 66 sqm | S$373,000 | S$5,652 psm |
| Nov 2025 | Blk 13 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Sept 2025 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 66 sqm | S$340,000 | S$5,152 psm |
| Aug 2025 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 66 sqm | S$365,000 | S$5,530 psm |
| Feb 2025 | Blk 13 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 66 sqm | S$315,000 | S$4,773 psm |
| Oct 2024 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 66 sqm | S$325,000 | S$4,924 psm |
| Sept 2024 | Blk 13 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 65 sqm | S$328,000 | S$5,046 psm |
| Aug 2024 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 66 sqm | S$345,000 | S$5,227 psm |
| Mar 2024 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 66 sqm | S$328,000 | S$4,970 psm |
| Nov 2023 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 66 sqm | S$380,000 | S$5,758 psm |
| Nov 2023 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 66 sqm | S$314,000 | S$4,758 psm |
| Jul 2023 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 66 sqm | S$326,000 | S$4,939 psm |
| Nov 2022 | Blk 13 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 66 sqm | S$335,000 | S$5,076 psm |
| Sept 2022 | Blk 13 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Jun 2022 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 66 sqm | S$335,000 | S$5,076 psm |
| Apr 2022 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 66 sqm | S$320,000 | S$4,848 psm |
| Mar 2022 | Blk 13 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 66 sqm | S$300,888 | S$4,559 psm |
Showing 26 of 117.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 13 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 13 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 13 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 13 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 13 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 13 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 13 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 13 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 13 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 13 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 13 · 3 ROOM | S$3,200 | — |
| May 2024 | Blk 13 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 13 · 3 ROOM | S$2,000 | — |
| Jan 2024 | Blk 13 · 3 ROOM | S$3,200 | — |
| Jan 2024 | Blk 13 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 13 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 13 · 3 ROOM | S$2,950 | — |
| Jul 2023 | Blk 13 · 3 ROOM | S$2,000 | — |
| Apr 2023 | Blk 13 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 13 · 3 ROOM | S$2,200 | — |
| Nov 2022 | Blk 13 · 3 ROOM | S$1,800 | — |
| Oct 2022 | Blk 13 · 3 ROOM | S$2,000 | — |
| Sept 2022 | Blk 13 · 3 ROOM | S$3,000 | — |
| Jul 2022 | Blk 13 · 3 ROOM | S$1,400 | — |
| Mar 2022 | Blk 13 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 13 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 13 · 3 ROOM | S$2,150 | — |
| Nov 2021 | Blk 13 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 13 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 13 · 3 ROOM | S$1,900 | — |
| Apr 2021 | Blk 13 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 13 · 3 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 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$311,560 | S$343,988 | S$372,545 | S$379,061 |
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.