Blk 25 Toa Payoh East
Project page · 99-year lease from 1971
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Jun 2026 | Blk 25 | 04 TO 06 | 67 sqm | S$320,000 | S$4,776 psm | ×1.000 | S$4,776 psm |
| Apr 2026 | Blk 25 | 07 TO 09 | 67 sqm | S$385,000 | S$5,746 psm | ×1.000 | S$5,746 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 |
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.
10.19% gross yield
S$34,800 of rent a year against the estimate above · 0.43 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$341,597?
Buying: Stamp duty on S$341,597 · Cash and CPF needed on S$341,597 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$341,597.
Each opens with this figure filled in; change anything there.
Primary schools near 25 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 · 346 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 705 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 867 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Kheng Cheng School · 1,048 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Hong Wen School · 1,208 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,425 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,469 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,687 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,768 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Cedar Primary School · 1,991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 67 sqm | S$315,000 | S$4,701 psm |
| Aug 2026 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Jun 2026 | Blk 25 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 67 sqm | S$320,000 | S$4,776 psm |
| Apr 2026 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Dec 2025 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 67 sqm | S$340,000 | S$5,075 psm |
| Nov 2025 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 44 years left | 67 sqm | S$345,888 | S$5,163 psm |
| Jul 2025 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 67 sqm | S$388,888 | S$5,804 psm |
| Jun 2025 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$350,000 | S$5,224 psm |
| May 2025 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$373,000 | S$5,567 psm |
| Apr 2025 | Blk 25 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Apr 2025 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Dec 2024 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 67 sqm | S$366,000 | S$5,463 psm |
| Oct 2024 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Jul 2024 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$366,000 | S$5,463 psm |
| Jun 2024 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Jun 2024 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Mar 2024 | Blk 25 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$325,000 | S$4,851 psm |
| Nov 2023 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Oct 2023 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$360,888 | S$5,386 psm |
| Sept 2023 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$338,000 | S$5,045 psm |
| Sept 2023 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 67 sqm | S$326,000 | S$4,866 psm |
| Aug 2023 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$318,000 | S$4,746 psm |
| Mar 2023 | Blk 25 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 67 sqm | S$328,000 | S$4,896 psm |
| Mar 2023 | Blk 25 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 67 sqm | S$325,000 | S$4,851 psm |
| Mar 2023 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 67 sqm | S$316,888 | S$4,730 psm |
| Jul 2022 | Blk 25 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Jul 2022 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 67 sqm | S$318,000 | S$4,746 psm |
| Jun 2022 | Blk 25 · 3 ROOM · 01 TO 03 · Improved · 48 years left excluded: outlier | 67 sqm | S$343,000 | S$5,119 psm |
| Nov 2021 | Blk 25 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 67 sqm | S$305,000 | S$4,552 psm |
Showing 29 of 108.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 25 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 25 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 25 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 25 · 3 ROOM | S$2,950 | — |
| Jul 2026 | Blk 25 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 25 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 25 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 25 · 3 ROOM | S$3,100 | — |
| Jan 2026 | Blk 25 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 25 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 25 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 25 · 3 ROOM | S$2,400 | — |
| Oct 2025 | Blk 25 · 3 ROOM | S$3,100 | — |
| Oct 2025 | Blk 25 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 25 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 25 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 25 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 25 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 25 · 3 ROOM | S$2,850 | — |
| Nov 2024 | Blk 25 · 3 ROOM | S$2,900 | — |
| Nov 2024 | Blk 25 · 3 ROOM | S$2,400 | — |
| Oct 2024 | Blk 25 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 25 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 25 · 3 ROOM | S$3,100 | — |
| Jul 2024 | Blk 25 · 3 ROOM | S$2,650 | — |
| Jul 2024 | Blk 25 · 3 ROOM | S$2,100 | — |
| Jun 2024 | Blk 25 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 25 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 25 · 3 ROOM | S$2,500 | — |
| Jan 2024 | Blk 25 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 25 · 3 ROOM | S$2,700 | — |
| Nov 2023 | Blk 25 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 25 · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 25 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 25 · 3 ROOM | S$2,550 | — |
| Sept 2023 | Blk 25 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 25 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 25 · 3 ROOM | S$3,100 | — |
| Feb 2023 | Blk 25 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 25 · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 25 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 25 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 25 · 3 ROOM | S$2,150 | — |
| Jul 2022 | Blk 25 · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 25 · 3 ROOM | S$2,500 | — |
| Jul 2022 | Blk 25 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 25 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 25 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 25 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 25 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 25 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 25 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 25 · 3 ROOM | S$2,400 | — |
| Nov 2021 | Blk 25 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 25 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 25 · 3 ROOM | S$2,050 | — |
| Aug 2021 | Blk 25 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 25 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 25 · 3 ROOM | S$2,100 | — |
| Jun 2021 | Blk 25 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 25 · 3 ROOM | S$1,950 | — |
| Apr 2021 | Blk 25 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 25 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 25 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 25 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 25 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 25 · 3 ROOM | S$1,750 | — |
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 43 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 | 38 years | S$318,876 | S$352,065 | S$381,293 | S$387,961 |
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.