HDB · 310116
Blk 116 Lor 2 Toa Payoh
Project page · 99-year lease from 1970
Indicative value range
S$350,000 – S$378,185
Indicative mid S$358,000 · S$5,683 psm
Based on 7 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 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.
10.06% gross yield
S$36,000 of rent a year against the estimate above · 0.3 points above 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$358,000?
Buying: Stamp duty on S$358,000 · Cash and CPF needed on S$358,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$358,000.
Each opens with this figure filled in; change anything there.
Primary schools near 116 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 · 309 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 637 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 808 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pei Chun Public School · 1,031 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,306 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,474 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 43 years left | 63 sqm | S$358,000 | S$5,683 psm |
| Jun 2026 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 43 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Jun 2026 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 63 sqm | S$355,000 | S$5,635 psm |
| Mar 2026 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 43 years left | 63 sqm | S$335,000 | S$5,317 psm |
| Jan 2026 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 43 years left | 63 sqm | S$360,000 | S$5,714 psm |
| Nov 2025 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 43 years left | 63 sqm | S$420,000 | S$6,667 psm |
| Nov 2025 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 43 years left | 63 sqm | S$399,000 | S$6,333 psm |
| Oct 2025 | Blk 116 · 3 ROOM · 04 TO 06 · Improved · 43 years left | 72 sqm | S$430,000 | S$5,972 psm |
| Sept 2025 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 43 years left | 72 sqm | S$430,000 | S$5,972 psm |
| Aug 2025 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 44 years left | 72 sqm | S$478,000 | S$6,639 psm |
| Aug 2025 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 44 years left | 63 sqm | S$410,000 | S$6,508 psm |
| Jun 2025 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 44 years left | 63 sqm | S$410,000 | S$6,508 psm |
| Apr 2025 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 44 years left | 63 sqm | S$438,000 | S$6,952 psm |
| Feb 2025 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 44 years left | 63 sqm | S$436,168 | S$6,923 psm |
| Oct 2024 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 44 years left | 72 sqm | S$470,000 | S$6,528 psm |
| Oct 2024 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 44 years left | 63 sqm | S$420,000 | S$6,667 psm |
| Oct 2024 | Blk 116 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 63 sqm | S$405,000 | S$6,429 psm |
| Jul 2024 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 63 sqm | S$370,000 | S$5,873 psm |
| Jun 2024 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 45 years left | 63 sqm | S$405,000 | S$6,429 psm |
| Apr 2024 | Blk 116 · 3 ROOM · 19 TO 21 · Improved · 45 years left excluded: outlier | 62 sqm | S$420,000 | S$6,774 psm |
| Feb 2024 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 45 years left | 72 sqm | S$435,000 | S$6,042 psm |
| Feb 2024 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 45 years left | 63 sqm | S$398,000 | S$6,317 psm |
| Feb 2024 | Blk 116 · 3 ROOM · 19 TO 21 · Improved · 45 years left | 63 sqm | S$373,888 | S$5,935 psm |
| Nov 2023 | Blk 116 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 62 sqm | S$378,888 | S$6,111 psm |
| Oct 2023 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 45 years left excluded: outlier | 62 sqm | S$385,000 | S$6,210 psm |
| Sept 2023 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 45 years left | 63 sqm | S$350,000 | S$5,556 psm |
| Sept 2023 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 45 years left | 62 sqm | S$328,000 | S$5,290 psm |
| Aug 2023 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 45 years left | 63 sqm | S$348,888 | S$5,538 psm |
| Aug 2023 | Blk 116 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 63 sqm | S$325,000 | S$5,159 psm |
| Aug 2023 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 45 years left | 63 sqm | S$320,000 | S$5,079 psm |
| Apr 2023 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 62 sqm | S$308,000 | S$4,968 psm |
| Mar 2023 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 63 sqm | S$300,000 | S$4,762 psm |
| Jan 2023 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 46 years left | 63 sqm | S$315,000 | S$5,000 psm |
| Jan 2023 | Blk 116 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 62 sqm | S$300,000 | S$4,839 psm |
| Dec 2022 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 72 sqm | S$368,000 | S$5,111 psm |
| Nov 2022 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 46 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Oct 2022 | Blk 116 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 63 sqm | S$330,000 | S$5,238 psm |
| Jul 2022 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 63 sqm | S$335,000 | S$5,317 psm |
| Jul 2022 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 63 sqm | S$305,000 | S$4,841 psm |
| May 2022 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 63 sqm | S$308,000 | S$4,889 psm |
| Feb 2022 | Blk 116 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 62 sqm | S$300,000 | S$4,839 psm |
| Jan 2022 | Blk 116 · 3 ROOM · 16 TO 18 · Improved · 47 years left excluded: outlier | 63 sqm | S$358,000 | S$5,683 psm |
| Jan 2022 | Blk 116 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 63 sqm | S$320,000 | S$5,079 psm |
See more
Showing 43 of 154.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 116 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 116 · 3 ROOM | S$3,300 | — |
| Aug 2026 | Blk 116 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 116 · 3 ROOM | S$2,650 | — |
| Jul 2026 | Blk 116 · 3 ROOM | S$3,600 | — |
| Jul 2026 | Blk 116 · 3 ROOM | S$3,500 | — |
| Jul 2026 | Blk 116 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 116 · 3 ROOM | S$3,500 | — |
| May 2026 | Blk 116 · 3 ROOM | S$3,200 | — |
| May 2026 | Blk 116 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 116 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 116 · 3 ROOM | S$3,700 | — |
| Apr 2026 | Blk 116 · 3 ROOM | S$3,200 | — |
| Apr 2026 | Blk 116 · 3 ROOM | S$2,600 | — |
| Feb 2026 | Blk 116 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 116 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 116 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 116 · 3 ROOM | S$2,650 | — |
| Oct 2025 | Blk 116 · 3 ROOM | S$3,400 | — |
| Oct 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 116 · 3 ROOM | S$2,850 | — |
| Aug 2025 | Blk 116 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 116 · 3 ROOM | S$3,300 | — |
| Jul 2025 | Blk 116 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 116 · 3 ROOM | S$2,300 | — |
| May 2025 | Blk 116 · 3 ROOM | S$1,800 | — |
| Apr 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 116 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 116 · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 116 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 116 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 116 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 116 · 3 ROOM | S$3,400 | — |
| Jan 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 116 · 3 ROOM | S$2,200 | — |
| Dec 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 116 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 116 · 3 ROOM | S$2,200 | — |
| Nov 2024 | Blk 116 · 3 ROOM | S$3,200 | — |
| Nov 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 116 · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 116 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 116 · 3 ROOM | S$3,200 | — |
| Aug 2024 | Blk 116 · 3 ROOM | S$2,650 | — |
| Jul 2024 | Blk 116 · 3 ROOM | S$3,350 | — |
| Jul 2024 | Blk 116 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 116 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 116 · 3 ROOM | S$2,700 | — |
| Jun 2024 | Blk 116 · 3 ROOM | S$3,700 | — |
| Jun 2024 | Blk 116 · 3 ROOM | S$2,300 | — |
| May 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 116 · 3 ROOM | S$2,200 | — |
| Apr 2024 | Blk 116 · 3 ROOM | S$3,500 | — |
| Apr 2024 | Blk 116 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 116 · 3 ROOM | S$2,400 | — |
| Apr 2024 | Blk 116 · 3 ROOM | S$2,400 | — |
| Mar 2024 | Blk 116 · 3 ROOM | S$2,200 | — |
| Feb 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 116 · 3 ROOM | S$1,400 | — |
| Jan 2024 | Blk 116 · 3 ROOM | S$3,200 | — |
| Jan 2024 | Blk 116 · 3 ROOM | S$1,900 | — |
| Dec 2023 | Blk 116 · 3 ROOM | S$3,300 | — |
| Dec 2023 | Blk 116 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 116 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 116 · 3 ROOM | S$3,300 | — |
| Sept 2023 | Blk 116 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 116 · 3 ROOM | S$2,200 | — |
| Aug 2023 | Blk 116 · 3 ROOM | S$3,500 | — |
| Jul 2023 | Blk 116 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 116 · 3 ROOM | S$3,500 | — |
| Jun 2023 | Blk 116 · 3 ROOM | S$3,350 | — |
| Jun 2023 | Blk 116 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 116 · 3 ROOM | S$2,000 | — |
| May 2023 | Blk 116 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 116 · 3 ROOM | S$2,100 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$3,400 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$2,900 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$2,400 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$1,800 | — |
| Feb 2023 | Blk 116 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 116 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 116 · 3 ROOM | S$1,700 | — |
| Nov 2022 | Blk 116 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 116 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 116 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 116 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 116 · 3 ROOM | S$3,100 | — |
| Jul 2022 | Blk 116 · 3 ROOM | S$2,700 | — |
| Jul 2022 | Blk 116 · 3 ROOM | S$2,300 | — |
| Jul 2022 | Blk 116 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 116 · 3 ROOM | S$1,150 | — |
| Jun 2022 | Blk 116 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 116 · 3 ROOM | S$2,300 | — |
| Jun 2022 | Blk 116 · 3 ROOM | S$1,750 | — |
| May 2022 | Blk 116 · 3 ROOM | S$2,100 | — |
| May 2022 | Blk 116 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 116 · 3 ROOM | S$1,850 | — |
| Mar 2022 | Blk 116 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 116 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 116 · 3 ROOM | S$1,850 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$1,950 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$1,750 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$1,400 | — |
| Jan 2022 | Blk 116 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 116 · 3 ROOM | S$2,200 | — |
| Dec 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 116 · 3 ROOM | S$1,500 | — |
| Nov 2021 | Blk 116 · 3 ROOM | S$2,700 | — |
| Nov 2021 | Blk 116 · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 116 · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 116 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 116 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 116 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 116 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 116 · 3 ROOM | S$2,200 | — |
| Jun 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 116 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 116 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Mar 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 116 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 116 · 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 42 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 | 37 years | S$334,188 | S$368,971 | S$399,602 | S$406,591 |
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.