Blk 118 Lor 1 Toa Payoh
Project page · 99-year lease from 1968
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 118 | 01 TO 03 | 65 sqm | S$360,000 | S$5,538 psm | ×1.000 | S$5,538 psm |
| Aug 2026 | Blk 118 | 04 TO 06 | 65 sqm | S$350,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| Mar 2026 | Blk 118 | 10 TO 12 | 65 sqm | S$390,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Jan 2026 | Blk 118 | 07 TO 09 | 65 sqm | S$400,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Nov 2025 | Blk 118 | 07 TO 09 | 65 sqm | S$400,000 | S$6,154 psm | ×0.996 | S$6,130 psm |
How accurate is this estimate for Lor 1 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 139 sales in Lor 1 Toa Payoh since.
- Median error
- 5.6%
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.
9.26% gross yield
S$36,000 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 219 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 | 131A | 3 ROOM | S$3,600 |
| Sept 2026 | 111 | 3 ROOM | S$3,500 |
| Sept 2026 | 158 | 3 ROOM | S$3,300 |
| Sept 2026 | 158 | 3 ROOM | S$3,200 |
| Sept 2026 | 110 | 3 ROOM | S$3,200 |
| Sept 2026 | 113 | 3 ROOM | S$3,150 |
| Sept 2026 | 157 | 3 ROOM | S$3,000 |
| Sept 2026 | 128 | 3 ROOM | S$2,900 |
median of 219 HDB rental approvals for 3 ROOM on Lor 1 Toa Payoh since 2025-10.
Buying or selling at S$388,850?
Buying: Stamp duty on S$388,850 · Cash and CPF needed on S$388,850 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$388,850.
Each opens with this figure filled in; change anything there.
Primary schools near 118 Lor 1 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 · 310 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 509 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 665 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- First Toa Payoh Primary School · 1,129 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,136 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,575 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 118 · 3 ROOM · 01 TO 03 · Improved · 41 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Aug 2026 | Blk 118 · 3 ROOM · 04 TO 06 · Improved · 41 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Mar 2026 | Blk 118 · 3 ROOM · 10 TO 12 · Improved · 41 years left | 65 sqm | S$390,000 | S$6,000 psm |
| Feb 2026 | Blk 118 · 5 ROOM · 07 TO 09 · Adjoined flat · 41 years left | 130 sqm | S$800,000 | S$6,154 psm |
| Jan 2026 | Blk 118 · 3 ROOM · 07 TO 09 · Improved · 42 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Nov 2025 | Blk 118 · 3 ROOM · 07 TO 09 · Improved · 42 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Oct 2025 | Blk 118 · 3 ROOM · 04 TO 06 · Improved · 42 years left | 65 sqm | S$338,888 | S$5,214 psm |
| Sept 2025 | Blk 118 · 3 ROOM · 01 TO 03 · Improved · 42 years left | 65 sqm | S$355,888 | S$5,475 psm |
| Dec 2024 | Blk 118 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Oct 2024 | Blk 118 · 3 ROOM · 01 TO 03 · Improved · 43 years left | 64 sqm | S$360,000 | S$5,625 psm |
| Apr 2024 | Blk 118 · 3 ROOM · 07 TO 09 · Improved · 43 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Sept 2023 | Blk 118 · 3 ROOM · 04 TO 06 · Improved · 44 years left | 65 sqm | S$370,000 | S$5,692 psm |
| Feb 2023 | Blk 118 · 3 ROOM · 07 TO 09 · Improved · 44 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Aug 2022 | Blk 118 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 65 sqm | S$324,000 | S$4,985 psm |
| Oct 2021 | Blk 118 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 65 sqm | S$310,000 | S$4,769 psm |
Showing 15 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 118 · 3 ROOM | S$1,550 | — |
| Aug 2026 | Blk 118 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 118 · 3 ROOM | S$1,600 | — |
| Jan 2026 | Blk 118 · 3 ROOM | S$2,000 | — |
| Nov 2025 | Blk 118 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 118 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 118 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 118 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 118 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 118 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 118 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 118 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 118 · 3 ROOM | S$3,350 | — |
| Mar 2025 | Blk 118 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 118 · 3 ROOM | S$2,950 | — |
| Mar 2025 | Blk 118 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 118 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 118 · 3 ROOM | S$2,400 | — |
| Jan 2025 | Blk 118 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 118 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 118 · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 118 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 118 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 118 · 3 ROOM | S$2,850 | — |
| Jan 2024 | Blk 118 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 118 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 118 · 3 ROOM | S$3,500 | — |
| Oct 2023 | Blk 118 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 118 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 118 · 3 ROOM | S$800 | — |
| Jun 2023 | Blk 118 · 3 ROOM | S$1,600 | — |
| May 2023 | Blk 118 · 3 ROOM | S$2,600 | — |
| May 2023 | Blk 118 · 3 ROOM | S$2,500 | — |
| Apr 2023 | Blk 118 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 118 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 118 · 3 ROOM | S$2,000 | — |
| Jan 2023 | Blk 118 · 3 ROOM | S$3,100 | — |
| Sept 2022 | Blk 118 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 118 · 3 ROOM | S$2,100 | — |
| Aug 2022 | Blk 118 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 118 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 118 · 3 ROOM | S$2,250 | — |
| May 2022 | Blk 118 · 3 ROOM | S$1,800 | — |
| Apr 2022 | Blk 118 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 118 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 118 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 118 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 118 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 118 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 118 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 118 · 3 ROOM | S$2,200 | — |
| Jun 2021 | Blk 118 · 3 ROOM | S$2,100 | — |
| Jun 2021 | Blk 118 · 3 ROOM | S$1,850 | — |
| Jun 2021 | Blk 118 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 118 · 3 ROOM | S$1,850 | — |
| Mar 2021 | Blk 118 · 3 ROOM | S$1,750 | — |
| Mar 2021 | Blk 118 · 3 ROOM | S$1,500 | — |
| Feb 2021 | Blk 118 · 3 ROOM | S$2,100 | — |
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 40 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 | 35 years | S$362,986 | S$400,765 | S$434,037 | S$441,627 |
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.