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HDB · 310086

Blk 86 Lor 2 Toa Payoh

Project page · 99-year lease from 1997

Indicative value range
S$969,576 – S$1,169,423
Indicative mid S$1,044,577 · S$9,948 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 15204 TO 0691 sqmS$878,000S$9,648 psm×1.000S$9,648 psm
Sept 2026Blk 15310 TO 12101 sqmS$880,000S$8,713 psm×1.000S$8,713 psm
Sept 2026Blk 14425 TO 2791 sqmS$935,000S$10,275 psm×1.000S$10,275 psm
Aug 2026Blk 15204 TO 0691 sqmS$960,000S$10,549 psm×1.000S$10,549 psm
Jul 2026Blk 14710 TO 1291 sqmS$1,000,000S$10,989 psm×1.000S$10,989 psm
Jul 2026Blk 15219 TO 2191 sqmS$1,027,000S$11,286 psm×1.000S$11,286 psm
Jul 2026Blk 14116 TO 18100 sqmS$928,000S$9,280 psm×1.000S$9,280 psm
Jul 2026Blk 12113 TO 15100 sqmS$932,000S$9,320 psm×1.000S$9,320 psm
Jun 2026Blk 12219 TO 21101 sqmS$928,000S$9,188 psm×1.000S$9,188 psm
Jun 2026Blk 14525 TO 2791 sqmS$1,028,000S$11,297 psm×1.000S$11,297 psm
Jun 2026Blk 14416 TO 1890 sqmS$915,000S$10,167 psm×1.000S$10,167 psm
May 2026Blk 14640 TO 4291 sqmS$1,088,000S$11,956 psm×1.000S$11,956 psm
May 2026Blk 8604 TO 06105 sqmS$862,888S$8,218 psm×1.000S$8,218 psm
Apr 2026Blk 8407 TO 09105 sqmS$900,000S$8,571 psm×1.000S$8,571 psm
Apr 2026Blk 15225 TO 2791 sqmS$1,038,000S$11,407 psm×1.000S$11,407 psm
Mar 2026Blk 14407 TO 0990 sqmS$850,000S$9,444 psm×0.997S$9,417 psm
Mar 2026Blk 14422 TO 2491 sqmS$900,000S$9,890 psm×0.997S$9,861 psm
Mar 2026Blk 8601 TO 03104 sqmS$775,088S$7,453 psm×0.997S$7,431 psm
Feb 2026Blk 14210 TO 12100 sqmS$918,000S$9,180 psm×0.997S$9,153 psm
Feb 2026Blk 14531 TO 3391 sqmS$1,100,000S$12,088 psm×0.997S$12,052 psm
Feb 2026Blk 15240 TO 4291 sqmS$1,120,000S$12,308 psm×0.997S$12,271 psm
Feb 2026Blk 14413 TO 1590 sqmS$898,000S$9,978 psm×0.997S$9,948 psm
Nov 2025Blk 14516 TO 1892 sqmS$923,000S$10,033 psm×0.996S$9,993 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.

4.60% gross yield

S$48,000 of rent a year against the estimate above · 2.09 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 61 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 20261424 ROOMS$4,000
Sept 20261424 ROOMS$4,000
Sept 20261444 ROOMS$4,000
Sept 2026844 ROOMS$4,000
Sept 20261424 ROOMS$4,000
Sept 202684B4 ROOMS$3,600
Sept 20261464 ROOMS$3,600
Sept 20261474 ROOMS$3,500

median of 61 HDB rental approvals for 4 ROOM on Lor 2 Toa Payoh since 2025-10.

Buying or selling at S$1,044,577?

Buying: Stamp duty on S$1,044,577 · Cash and CPF needed on S$1,044,577 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,044,577.

Each opens with this figure filled in; change anything there.

Primary schools near 86 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 70 years left
105 sqmS$862,888S$8,218 psm
Mar 2026
Blk 86 · 4 ROOM · 01 TO 03 · Model A · 70 years left
104 sqmS$775,088S$7,453 psm
Dec 2024
Blk 86 · 4 ROOM · 01 TO 03 · Model A · 72 years left
105 sqmS$805,000S$7,667 psm
Mar 2023
Blk 86 · 5 ROOM · 07 TO 09 · Improved · 73 years left
125 sqmS$980,000S$7,840 psm
Feb 2023
Blk 86 · 5 ROOM · 04 TO 06 · Improved · 73 years left
124 sqmS$1,048,000S$8,452 psm
Nov 2022
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 74 years left
105 sqmS$730,000S$6,952 psm
Jul 2022
Blk 86 · 5 ROOM · 01 TO 03 · Improved · 74 years left
excluded: outlier
124 sqmS$870,000S$7,016 psm
Mar 2022
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 74 years left
105 sqmS$680,000S$6,476 psm
Oct 2021
Blk 86 · 4 ROOM · 01 TO 03 · Model A · 75 years left
105 sqmS$640,000S$6,095 psm
See more

Showing 9 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years64 yearsS$1,011,963S$1,117,289S$1,210,045S$1,231,208
10 years59 yearsS$976,337S$1,190,149S$1,395,962S$1,445,217
20 years49 yearsS$885,060S$1,315,153S$1,809,344S$1,939,277

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.