Blk 45 Lor 5 Toa Payoh
Project page · 99-year lease from 1993
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 44 | 04 TO 06 | 123 sqm | S$898,000 | S$7,301 psm | ×1.000 | S$7,301 psm |
| Aug 2026 | Blk 44 | 10 TO 12 | 121 sqm | S$900,000 | S$7,438 psm | ×1.000 | S$7,438 psm |
| Jul 2026 | Blk 49 | 01 TO 03 | 123 sqm | S$815,000 | S$6,626 psm | ×1.000 | S$6,626 psm |
| Jul 2026 | Blk 50 | 04 TO 06 | 126 sqm | S$905,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| May 2026 | Blk 49 | 01 TO 03 | 124 sqm | S$898,000 | S$7,242 psm | ×1.000 | S$7,242 psm |
| Mar 2026 | Blk 44 | 01 TO 03 | 121 sqm | S$780,000 | S$6,446 psm | ×0.997 | S$6,427 psm |
| Jan 2026 | Blk 50 | 04 TO 06 | 124 sqm | S$860,000 | S$6,935 psm | ×0.997 | S$6,915 psm |
| Jan 2026 | Blk 46 | 01 TO 03 | 123 sqm | S$855,000 | S$6,951 psm | ×0.997 | S$6,931 psm |
| Dec 2025 | Blk 50 | 10 TO 12 | 123 sqm | S$881,000 | S$7,163 psm | ×0.996 | S$7,134 psm |
| Dec 2025 | Blk 43 | 07 TO 09 | 123 sqm | S$850,000 | S$6,911 psm | ×0.996 | S$6,883 psm |
| Dec 2025 | Blk 46 | 04 TO 06 | 125 sqm | S$850,000 | S$6,800 psm | ×0.996 | S$6,773 psm |
How accurate is this estimate for Lor 5 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Lor 5 Toa Payoh since.
- Median error
- 5.0%
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.
5.54% gross yield
S$48,000 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 blocks. This town has too few such blocks to measure on its own.
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 | 44 | 5 ROOM | S$4,200 |
| Aug 2026 | 35 | 5 ROOM | S$4,200 |
| Aug 2026 | 44 | 5 ROOM | S$3,800 |
| Jul 2026 | 37 | 5 ROOM | S$4,200 |
| Jul 2026 | 46 | 5 ROOM | S$2,550 |
| Jun 2026 | 36 | 5 ROOM | S$4,200 |
| Jun 2026 | 44 | 5 ROOM | S$3,300 |
| May 2026 | 35 | 5 ROOM | S$3,200 |
median of 23 HDB rental approvals for 5 ROOM on Lor 5 Toa Payoh since 2025-10.
Buying or selling at S$866,339?
Buying: Stamp duty on S$866,339 · Cash and CPF needed on S$866,339 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$866,339.
Each opens with this figure filled in; change anything there.
Primary schools near 45 Lor 5 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 · 176 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 472 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 641 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
1 to 2 km
- CHIJ Primary (Toa Payoh) (girls) · 1,165 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,415 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,519 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,555 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,689 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,848 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 45 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 123 sqm | S$880,000 | S$7,154 psm |
| Jun 2025 | Blk 45 · 5 ROOM · 07 TO 09 · Model A · 67 years left | 136 sqm | S$990,000 | S$7,279 psm |
| Jul 2023 | Blk 45 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 125 sqm | S$739,000 | S$5,912 psm |
| Feb 2023 | Blk 45 · 5 ROOM · 19 TO 21 · Model A · 69 years left | 136 sqm | S$963,000 | S$7,081 psm |
| Jun 2022 | Blk 45 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 125 sqm | S$705,000 | S$5,640 psm |
Showing 5 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 45 · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 45 · 5 ROOM | S$3,080 | — |
| Nov 2025 | Blk 45 · 4 ROOM | S$2,600 | — |
| Feb 2025 | Blk 45 · 5 ROOM | S$3,800 | — |
| Jan 2025 | Blk 45 · 5 ROOM | S$4,100 | — |
| Dec 2024 | Blk 45 · 5 ROOM | S$4,150 | — |
| Jul 2024 | Blk 45 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 45 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 45 · 5 ROOM | S$2,400 | — |
| Mar 2023 | Blk 45 · 5 ROOM | S$2,600 | — |
| Jan 2023 | Blk 45 · 5 ROOM | S$3,200 | — |
| Nov 2022 | Blk 45 · 5 ROOM | S$2,400 | — |
| Aug 2022 | Blk 45 · 5 ROOM | S$3,300 | — |
| May 2022 | Blk 45 · 4 ROOM | S$3,300 | — |
| Feb 2022 | Blk 45 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 45 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 45 · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 45 · 4 ROOM | S$2,350 | — |
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 65 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 | 60 years | S$839,290 | S$926,644 | S$1,003,573 | S$1,021,125 |
| 10 years | 55 years | S$809,743 | S$987,072 | S$1,157,767 | S$1,198,617 |
| 20 years | 45 years | S$734,041 | S$1,090,746 | S$1,500,612 | S$1,608,374 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.