Blk 23 Toa Payoh East
Project page · 99-year lease from 1970
Based on 23 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 27 | 10 TO 12 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Aug 2026 | Blk 25 | 07 TO 09 | 67 sqm | S$355,000 | S$5,299 psm | ×1.000 | S$5,299 psm |
| Aug 2026 | Blk 25 | 01 TO 03 | 67 sqm | S$315,000 | S$4,701 psm | ×1.000 | S$4,701 psm |
| Aug 2026 | Blk 27 | 07 TO 09 | 67 sqm | S$310,000 | S$4,627 psm | ×1.000 | S$4,627 psm |
| Aug 2026 | Blk 27 | 10 TO 12 | 67 sqm | S$330,000 | S$4,925 psm | ×1.000 | S$4,925 psm |
| Jul 2026 | Blk 26 | 04 TO 06 | 67 sqm | S$335,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Jun 2026 | Blk 27 | 10 TO 12 | 67 sqm | S$333,000 | S$4,970 psm | ×1.000 | S$4,970 psm |
| Jun 2026 | Blk 26 | 01 TO 03 | 67 sqm | S$333,000 | S$4,970 psm | ×1.000 | S$4,970 psm |
| Jun 2026 | Blk 25 | 04 TO 06 | 67 sqm | S$320,000 | S$4,776 psm | ×1.000 | S$4,776 psm |
| May 2026 | Blk 26 | 01 TO 03 | 67 sqm | S$350,000 | S$5,224 psm | ×1.000 | S$5,224 psm |
| May 2026 | Blk 27 | 04 TO 06 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Apr 2026 | Blk 27 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Apr 2026 | Blk 26 | 01 TO 03 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| Apr 2026 | Blk 27 | 01 TO 03 | 66 sqm | S$350,000 | S$5,303 psm | ×1.000 | S$5,303 psm |
| Apr 2026 | Blk 25 | 07 TO 09 | 67 sqm | S$385,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Apr 2026 | Blk 26 | 01 TO 03 | 67 sqm | S$340,000 | S$5,075 psm | ×1.000 | S$5,075 psm |
| Feb 2026 | Blk 26 | 10 TO 12 | 67 sqm | S$370,000 | S$5,522 psm | ×0.997 | S$5,506 psm |
| Jan 2026 | Blk 23 | 10 TO 12 | 67 sqm | S$390,000 | S$5,821 psm | ×0.997 | S$5,804 psm |
| Jan 2026 | Blk 26 | 01 TO 03 | 67 sqm | S$350,000 | S$5,224 psm | ×0.997 | S$5,208 psm |
| Dec 2025 | Blk 23 | 01 TO 03 | 65 sqm | S$399,000 | S$6,138 psm | ×0.996 | S$6,114 psm |
| Dec 2025 | Blk 25 | 01 TO 03 | 67 sqm | S$340,000 | S$5,075 psm | ×0.996 | S$5,055 psm |
| Nov 2025 | Blk 25 | 01 TO 03 | 67 sqm | S$345,888 | S$5,163 psm | ×0.996 | S$5,142 psm |
| Nov 2025 | Blk 26 | 04 TO 06 | 67 sqm | S$372,000 | S$5,552 psm | ×0.996 | S$5,530 psm |
How accurate is this estimate for Toa Payoh East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Toa Payoh East since.
- Median error
- 3.4%
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.
9.94% gross yield
S$34,800 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 49 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 | 263 | 3 ROOM | S$3,650 |
| Sept 2026 | 26 | 3 ROOM | S$3,200 |
| Sept 2026 | 262 | 3 ROOM | S$3,100 |
| Sept 2026 | 25 | 3 ROOM | S$3,000 |
| Sept 2026 | 25 | 3 ROOM | S$2,800 |
| Sept 2026 | 27 | 3 ROOM | S$1,900 |
| Aug 2026 | 263 | 3 ROOM | S$3,200 |
| Aug 2026 | 25 | 3 ROOM | S$3,000 |
median of 49 HDB rental approvals for 3 ROOM on Toa Payoh East since 2025-10.
Buying or selling at S$350,000?
Buying: Stamp duty on S$350,000 · Cash and CPF needed on S$350,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$350,000.
Each opens with this figure filled in; change anything there.
Primary schools near 23 Toa Payoh East
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 · 257 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 598 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 894 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Kheng Cheng School · 1,042 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Hong Wen School · 1,316 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,501 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,505 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,583 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,657 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,938 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Cedar Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Marymount Convent School (girls) · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 23 · 3 ROOM · 10 TO 12 · Improved · 44 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Dec 2025 | Blk 23 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 65 sqm | S$399,000 | S$6,138 psm |
| Sept 2025 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 67 sqm | S$375,000 | S$5,597 psm |
| May 2025 | Blk 23 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 67 sqm | S$388,000 | S$5,791 psm |
| Mar 2025 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 67 sqm | S$386,888 | S$5,774 psm |
| Oct 2023 | Blk 23 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Oct 2023 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Jul 2023 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Dec 2022 | Blk 23 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 67 sqm | S$332,000 | S$4,955 psm |
| Nov 2022 | Blk 23 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 67 sqm | S$338,000 | S$5,045 psm |
| Oct 2022 | Blk 23 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 67 sqm | S$338,000 | S$5,045 psm |
| Jun 2022 | Blk 23 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 65 sqm | S$313,000 | S$4,815 psm |
| Jun 2022 | Blk 23 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 65 sqm | S$295,000 | S$4,538 psm |
| May 2022 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 67 sqm | S$307,000 | S$4,582 psm |
| Apr 2022 | Blk 23 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 67 sqm | S$315,000 | S$4,701 psm |
| Nov 2021 | Blk 23 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 67 sqm | S$298,000 | S$4,448 psm |
| Nov 2021 | Blk 23 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 67 sqm | S$270,000 | S$4,030 psm |
Showing 17 of 74.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 23 · 3 ROOM | S$3,300 | — |
| Mar 2026 | Blk 23 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 23 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 23 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 23 · 3 ROOM | S$3,100 | — |
| Oct 2025 | Blk 23 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 23 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 23 · 3 ROOM | S$2,550 | — |
| Aug 2025 | Blk 23 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 23 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 23 · 3 ROOM | S$2,200 | — |
| Dec 2024 | Blk 23 · 3 ROOM | S$1,800 | — |
| Nov 2024 | Blk 23 · 3 ROOM | S$2,950 | — |
| Nov 2024 | Blk 23 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 23 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 23 · 3 ROOM | S$2,550 | — |
| Jul 2024 | Blk 23 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 23 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 23 · 3 ROOM | S$2,400 | — |
| Mar 2024 | Blk 23 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 23 · 3 ROOM | S$1,900 | — |
| Nov 2023 | Blk 23 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 23 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 23 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 23 · 3 ROOM | S$2,550 | — |
| Sept 2023 | Blk 23 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 23 · 3 ROOM | S$2,200 | — |
| May 2023 | Blk 23 · 3 ROOM | S$2,600 | — |
| Apr 2023 | Blk 23 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 23 · 3 ROOM | S$2,200 | — |
| Jan 2023 | Blk 23 · 3 ROOM | S$2,200 | — |
| Dec 2022 | Blk 23 · 3 ROOM | S$1,800 | — |
| Nov 2022 | Blk 23 · 3 ROOM | S$2,800 | — |
| Nov 2022 | Blk 23 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 23 · 3 ROOM | S$1,900 | — |
| Jun 2022 | Blk 23 · 3 ROOM | S$2,100 | — |
| Jun 2022 | Blk 23 · 3 ROOM | S$1,900 | — |
| Nov 2021 | Blk 23 · 3 ROOM | S$2,100 | — |
| Nov 2021 | Blk 23 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 23 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 23 · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 23 · 3 ROOM | S$1,300 | — |
| Aug 2021 | Blk 23 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 23 · 3 ROOM | S$2,100 | — |
| Jun 2021 | Blk 23 · 3 ROOM | S$2,100 | — |
| Jun 2021 | Blk 23 · 3 ROOM | S$1,900 | — |
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$326,720 | S$360,725 | S$390,672 | S$397,505 |
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.