Blk 52 Lor 6 Toa Payoh
Project page · 99-year lease from 1983
Based on 4 sales in this street, last 24 months. Search widened 2 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 52 | 10 TO 12 | 43 sqm | S$320,000 | S$7,442 psm | ×1.000 | S$7,442 psm |
| Oct 2025 | Blk 52 | 10 TO 12 | 43 sqm | S$340,000 | S$7,907 psm | ×0.996 | S$7,876 psm |
| Apr 2025 | Blk 52 | 07 TO 09 | 43 sqm | S$300,000 | S$6,977 psm | ×1.000 | S$6,973 psm |
| Nov 2024 | Blk 52 | 04 TO 06 | 43 sqm | S$285,000 | S$6,628 psm | ×1.025 | S$6,792 psm |
How accurate is this estimate for Lor 6 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Lor 6 Toa Payoh since.
- Median error
- 4.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 9 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
9.29% gross yield
S$28,800 of rent a year against the estimate above · 1.81 points above flats like it
Homes like this rent for about S$2,400 a month, the middle of 3 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jun 2026 | 51 | 2 ROOM | S$2,500 |
| Feb 2026 | 52 | 2 ROOM | S$2,400 |
| Nov 2025 | 52 | 2 ROOM | S$2,250 |
median of 3 HDB rental approvals for 2 ROOM on Lor 6 Toa Payoh since 2025-10.
Buying or selling at S$309,926?
Buying: Stamp duty on S$309,926 · Cash and CPF needed on S$309,926 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$309,926.
Each opens with this figure filled in; change anything there.
Primary schools near 52 Lor 6 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 · 285 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 339 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 497 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
1 to 2 km
- CHIJ Primary (Toa Payoh) (girls) · 1,150 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,173 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,364 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,540 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,562 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,883 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 52 · 2 ROOM · 10 TO 12 · Standard · 56 years left | 43 sqm | S$320,000 | S$7,442 psm |
| Oct 2025 | Blk 52 · 2 ROOM · 10 TO 12 · Standard · 57 years left | 43 sqm | S$340,000 | S$7,907 psm |
| Apr 2025 | Blk 52 · 2 ROOM · 04 TO 06 · Standard · 57 years left excluded: outlier | 52 sqm | S$300,000 | S$5,769 psm |
| Apr 2025 | Blk 52 · 2 ROOM · 07 TO 09 · 2-room · 57 years left | 43 sqm | S$300,000 | S$6,977 psm |
| Nov 2024 | Blk 52 · 2 ROOM · 04 TO 06 · Standard · 58 years left | 43 sqm | S$285,000 | S$6,628 psm |
| Jun 2024 | Blk 52 · 2 ROOM · 10 TO 12 · Standard · 58 years left | 47 sqm | S$293,000 | S$6,234 psm |
| Feb 2024 | Blk 52 · 2 ROOM · 01 TO 03 · Standard · 58 years left | 43 sqm | S$240,000 | S$5,581 psm |
| Oct 2023 | Blk 52 · 2 ROOM · 01 TO 03 · Standard · 59 years left | 47 sqm | S$272,888 | S$5,806 psm |
| Jul 2023 | Blk 52 · 2 ROOM · 10 TO 12 · Standard · 59 years left | 43 sqm | S$270,000 | S$6,279 psm |
| Jun 2023 | Blk 52 · 2 ROOM · 10 TO 12 · Standard · 59 years left | 43 sqm | S$270,000 | S$6,279 psm |
| Jun 2023 | Blk 52 · 2 ROOM · 01 TO 03 · Standard · 59 years left | 43 sqm | S$270,000 | S$6,279 psm |
| Dec 2022 | Blk 52 · 2 ROOM · 01 TO 03 · Standard · 60 years left | 40 sqm | S$250,000 | S$6,250 psm |
| Sept 2022 | Blk 52 · 2 ROOM · 07 TO 09 · Standard · 60 years left | 43 sqm | S$275,000 | S$6,395 psm |
| Apr 2022 | Blk 52 · 2 ROOM · 01 TO 03 · Standard · 60 years left | 43 sqm | S$260,000 | S$6,047 psm |
| Nov 2021 | Blk 52 · 2 ROOM · 07 TO 09 · Standard · 61 years left | 43 sqm | S$255,000 | S$5,930 psm |
Showing 15 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 52 · 2 ROOM | S$2,400 | — |
| Nov 2025 | Blk 52 · 2 ROOM | S$2,250 | — |
| Aug 2025 | Blk 52 · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 52 · 2 ROOM | S$1,900 | — |
| May 2025 | Blk 52 · 2 ROOM | S$2,400 | — |
| Apr 2025 | Blk 52 · 2 ROOM | S$2,300 | — |
| Mar 2025 | Blk 52 · 2 ROOM | S$2,500 | — |
| Nov 2024 | Blk 52 · 2 ROOM | S$2,450 | — |
| Oct 2024 | Blk 52 · 2 ROOM | S$2,150 | — |
| Jun 2024 | Blk 52 · 2 ROOM | S$2,550 | — |
| Mar 2024 | Blk 52 · 2 ROOM | S$2,500 | — |
| Aug 2023 | Blk 52 · 2 ROOM | S$2,800 | — |
| Aug 2023 | Blk 52 · 2 ROOM | S$1,900 | — |
| Jun 2023 | Blk 52 · 2 ROOM | S$2,600 | — |
| May 2023 | Blk 52 · 2 ROOM | S$2,800 | — |
| May 2023 | Blk 52 · 2 ROOM | S$1,900 | — |
| Apr 2023 | Blk 52 · 2 ROOM | S$2,400 | — |
| Feb 2023 | Blk 52 · 2 ROOM | S$2,200 | — |
| Dec 2021 | Blk 52 · 2 ROOM | S$2,250 | — |
| Nov 2021 | Blk 52 · 2 ROOM | S$1,300 | — |
| Aug 2021 | Blk 52 · 2 ROOM | S$1,500 | — |
| Apr 2021 | Blk 52 · 2 ROOM | S$1,450 | — |
| Feb 2021 | Blk 52 · 2 ROOM | S$1,600 | — |
| Jan 2021 | Blk 52 · 2 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 55 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 | 50 years | S$295,854 | S$326,647 | S$353,765 | S$359,952 |
| 10 years | 45 years | S$280,951 | S$342,478 | S$401,703 | S$415,877 |
| 20 years | 35 years | S$246,986 | S$367,008 | S$504,918 | S$541,177 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.