Blk 20 Lor 7 Toa Payoh
Project page · 99-year lease from 1970
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 20 | 04 TO 06 | 67 sqm | S$325,000 | S$4,851 psm | ×0.997 | S$4,836 psm |
| Mar 2026 | Blk 20 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×0.997 | S$5,506 psm |
| Dec 2025 | Blk 20 | 04 TO 06 | 67 sqm | S$330,000 | S$4,925 psm | ×0.996 | S$4,906 psm |
| Dec 2025 | Blk 20 | 07 TO 09 | 67 sqm | S$370,000 | S$5,522 psm | ×0.996 | S$5,501 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.
9.64% gross yield
S$33,600 of rent a year against the estimate above · 0.12 points below 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$348,625?
Buying: Stamp duty on S$348,625 · Cash and CPF needed on S$348,625 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$348,625.
Each opens with this figure filled in; change anything there.
Primary schools near 20 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 · 220 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 553 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Kheng Cheng School · 1,035 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Hong Wen School · 1,362 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,514 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,538 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,539 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,614 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Cedar Primary School · 1,952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Marymount Convent School (girls) · 1,952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Mar 2026 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 67 sqm | S$325,000 | S$4,851 psm |
| Dec 2025 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Dec 2025 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Oct 2024 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$347,000 | S$5,179 psm |
| Jul 2024 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 67 sqm | S$340,000 | S$5,075 psm |
| May 2024 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 67 sqm | S$310,000 | S$4,627 psm |
| Mar 2024 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Dec 2023 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 67 sqm | S$325,000 | S$4,851 psm |
| Nov 2023 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$366,500 | S$5,470 psm |
| Nov 2023 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Aug 2023 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$340,000 | S$5,075 psm |
| Jul 2023 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Jul 2023 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$320,000 | S$4,776 psm |
| Jul 2023 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$318,000 | S$4,746 psm |
| Jun 2023 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$325,000 | S$4,851 psm |
| May 2023 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$300,000 | S$4,478 psm |
| Mar 2023 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$320,000 | S$4,776 psm |
| Oct 2021 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 67 sqm | S$290,000 | S$4,328 psm |
Showing 19 of 92.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 20 · 3 ROOM | S$2,500 | — |
| Jul 2026 | Blk 20 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 20 · 3 ROOM | S$2,750 | — |
| Oct 2025 | Blk 20 · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 20 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 20 · 3 ROOM | S$3,500 | — |
| May 2025 | Blk 20 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 20 · 3 ROOM | S$2,000 | — |
| Apr 2025 | Blk 20 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 20 · 3 ROOM | S$2,700 | — |
| Nov 2024 | Blk 20 · 3 ROOM | S$2,200 | — |
| Aug 2024 | Blk 20 · 3 ROOM | S$2,900 | — |
| Oct 2023 | Blk 20 · 3 ROOM | S$2,200 | — |
| Sept 2023 | Blk 20 · 3 ROOM | S$3,500 | — |
| Jul 2023 | Blk 20 · 3 ROOM | S$2,900 | — |
| May 2023 | Blk 20 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 20 · 3 ROOM | S$2,200 | — |
| Mar 2023 | Blk 20 · 3 ROOM | S$2,000 | — |
| Jan 2023 | Blk 20 · 3 ROOM | S$3,500 | — |
| Nov 2022 | Blk 20 · 3 ROOM | S$1,750 | — |
| Oct 2022 | Blk 20 · 3 ROOM | S$3,200 | — |
| Jul 2022 | Blk 20 · 3 ROOM | S$2,800 | — |
| Feb 2022 | Blk 20 · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 20 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 20 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 20 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 20 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 20 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 20 · 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 37 years | S$325,437 | S$359,308 | S$389,138 | S$395,943 |
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.