Blk 83 Lor 2 Toa Payoh
Project page · 99-year lease from 1971
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 116 | 16 TO 18 | 63 sqm | S$358,000 | S$5,683 psm | ×1.000 | S$5,683 psm |
| Jun 2026 | Blk 116 | 07 TO 09 | 63 sqm | S$355,000 | S$5,635 psm | ×1.000 | S$5,635 psm |
| Jun 2026 | Blk 116 | 13 TO 15 | 63 sqm | S$345,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Mar 2026 | Blk 116 | 13 TO 15 | 63 sqm | S$335,000 | S$5,317 psm | ×0.997 | S$5,302 psm |
| Jan 2026 | Blk 116 | 16 TO 18 | 63 sqm | S$360,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Nov 2025 | Blk 116 | 10 TO 12 | 63 sqm | S$399,000 | S$6,333 psm | ×0.996 | S$6,308 psm |
| Nov 2025 | Blk 116 | 10 TO 12 | 63 sqm | S$420,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
How accurate is this estimate for Lor 2 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 75 sales in Lor 2 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.
9.46% gross yield
S$36,000 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 25 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 | 116 | 3 ROOM | S$2,800 |
| Aug 2026 | 116 | 3 ROOM | S$3,300 |
| Aug 2026 | 116 | 3 ROOM | S$3,000 |
| Aug 2026 | 83 | 3 ROOM | S$3,000 |
| Aug 2026 | 116 | 3 ROOM | S$2,650 |
| Jul 2026 | 116 | 3 ROOM | S$3,600 |
| Jul 2026 | 116 | 3 ROOM | S$3,500 |
| Jul 2026 | 116 | 3 ROOM | S$3,100 |
median of 25 HDB rental approvals for 3 ROOM on Lor 2 Toa Payoh since 2025-10.
Buying or selling at S$380,730?
Buying: Stamp duty on S$380,730 · Cash and CPF needed on S$380,730 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$380,730.
Each opens with this figure filled in; change anything there.
Primary schools near 83 Lor 2 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
- Kheng Cheng School · 79 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 582 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Marymount Convent School (girls) · 960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,601 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,892 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,954 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 83 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Nov 2024 | Blk 83 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Jan 2024 | Blk 83 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Sept 2023 | Blk 83 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Aug 2022 | Blk 83 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 67 sqm | S$332,000 | S$4,955 psm |
| May 2022 | Blk 83 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 67 sqm | S$338,000 | S$5,045 psm |
| Oct 2021 | Blk 83 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 67 sqm | S$310,000 | S$4,627 psm |
Showing 7 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 83 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 83 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 83 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 83 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 83 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 83 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 83 · 3 ROOM | S$3,500 | — |
| Sept 2024 | Blk 83 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 83 · 3 ROOM | S$3,200 | — |
| Apr 2024 | Blk 83 · 3 ROOM | S$3,100 | — |
| Jan 2024 | Blk 83 · 3 ROOM | S$3,100 | — |
| Dec 2023 | Blk 83 · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 83 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 83 · 3 ROOM | S$2,900 | — |
| Mar 2023 | Blk 83 · 3 ROOM | S$2,500 | — |
| Feb 2023 | Blk 83 · 3 ROOM | S$3,500 | — |
| Oct 2022 | Blk 83 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 83 · 3 ROOM | S$2,500 | — |
| Feb 2022 | Blk 83 · 3 ROOM | S$3,100 | — |
| Feb 2022 | Blk 83 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 83 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 83 · 3 ROOM | S$1,950 | — |
| Apr 2021 | Blk 83 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 83 · 3 ROOM | S$2,000 | — |
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$355,406 | S$392,397 | S$424,974 | S$432,406 |
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.