Blk 120 Lor 2 Toa Payoh
Project page · 99-year lease from 1968
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 120 | 04 TO 06 | 40 sqm | S$248,888 | S$6,222 psm | ×1.000 | S$6,222 psm |
| Aug 2026 | Blk 120 | 04 TO 06 | 40 sqm | S$280,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Jul 2026 | Blk 120 | 04 TO 06 | 40 sqm | S$265,000 | S$6,625 psm | ×1.000 | S$6,625 psm |
| Apr 2026 | Blk 120 | 07 TO 09 | 40 sqm | S$272,000 | S$6,800 psm | ×1.000 | S$6,800 psm |
| Apr 2026 | Blk 120 | 04 TO 06 | 40 sqm | S$295,000 | S$7,375 psm | ×1.000 | S$7,375 psm |
| Mar 2026 | Blk 120 | 07 TO 09 | 40 sqm | S$278,000 | S$6,950 psm | ×0.997 | S$6,930 psm |
| Feb 2026 | Blk 120 | 04 TO 06 | 40 sqm | S$310,000 | S$7,750 psm | ×0.997 | S$7,727 psm |
| Jan 2026 | Blk 120 | 01 TO 03 | 40 sqm | S$272,000 | S$6,800 psm | ×0.997 | S$6,780 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.
10.05% gross yield
S$27,600 of rent a year against the estimate above · 2.58 points above flats like it
Homes like this rent for about S$2,300 a month, the middle of 5 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 |
|---|---|---|---|
| Jul 2026 | 120 | 2 ROOM | S$2,300 |
| Jun 2026 | 120 | 2 ROOM | S$2,500 |
| Mar 2026 | 120 | 2 ROOM | S$2,500 |
| Mar 2026 | 120 | 2 ROOM | S$2,300 |
| Mar 2026 | 120 | 2 ROOM | S$2,000 |
median of 5 HDB rental approvals for 2 ROOM on Lor 2 Toa Payoh since 2025-10.
Buying or selling at S$274,590?
Buying: Stamp duty on S$274,590 · Cash and CPF needed on S$274,590 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$274,590.
Each opens with this figure filled in; change anything there.
Primary schools near 120 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 · 225 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 587 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 647 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,053 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- First Toa Payoh Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,456 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,621 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 41 years left | 40 sqm | S$248,888 | S$6,222 psm |
| Aug 2026 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 41 years left | 40 sqm | S$280,000 | S$7,000 psm |
| Jul 2026 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 41 years left | 40 sqm | S$265,000 | S$6,625 psm |
| Apr 2026 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 41 years left | 40 sqm | S$295,000 | S$7,375 psm |
| Apr 2026 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 41 years left | 40 sqm | S$272,000 | S$6,800 psm |
| Mar 2026 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 41 years left | 40 sqm | S$278,000 | S$6,950 psm |
| Feb 2026 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 41 years left | 40 sqm | S$310,000 | S$7,750 psm |
| Jan 2026 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 42 years left | 40 sqm | S$272,000 | S$6,800 psm |
| May 2025 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 42 years left | 40 sqm | S$305,000 | S$7,625 psm |
| May 2025 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 42 years left | 38 sqm | S$270,000 | S$7,105 psm |
| Apr 2025 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 42 years left | 40 sqm | S$315,000 | S$7,875 psm |
| Mar 2025 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 42 years left | 40 sqm | S$285,000 | S$7,125 psm |
| Mar 2025 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 42 years left | 40 sqm | S$297,000 | S$7,425 psm |
| Feb 2025 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 42 years left | 40 sqm | S$280,000 | S$7,000 psm |
| Sept 2024 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 43 years left | 40 sqm | S$302,000 | S$7,550 psm |
| Sept 2024 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 40 sqm | S$280,000 | S$7,000 psm |
| Aug 2024 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 40 sqm | S$280,000 | S$7,000 psm |
| Mar 2024 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 45 sqm | S$290,000 | S$6,444 psm |
| Nov 2023 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 44 years left | 40 sqm | S$250,000 | S$6,250 psm |
| Oct 2023 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 44 years left | 40 sqm | S$266,888 | S$6,672 psm |
| Jul 2023 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 44 years left | 45 sqm | S$295,000 | S$6,556 psm |
| Apr 2023 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 44 years left excluded: outlier | 38 sqm | S$240,000 | S$6,316 psm |
| Jan 2023 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 40 sqm | S$272,000 | S$6,800 psm |
| Jan 2023 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 45 years left | 40 sqm | S$268,888 | S$6,722 psm |
| Dec 2022 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 40 sqm | S$270,500 | S$6,763 psm |
| Nov 2022 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 45 years left | 40 sqm | S$268,000 | S$6,700 psm |
| Aug 2022 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 40 sqm | S$270,000 | S$6,750 psm |
| May 2022 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 45 years left | 40 sqm | S$270,000 | S$6,750 psm |
| May 2022 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 40 sqm | S$240,000 | S$6,000 psm |
| Mar 2022 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 40 sqm | S$260,000 | S$6,500 psm |
| Feb 2022 | Blk 120 · 2 ROOM · 01 TO 03 · Standard · 45 years left excluded: outlier | 38 sqm | S$240,000 | S$6,316 psm |
| Dec 2021 | Blk 120 · 2 ROOM · 04 TO 06 · Standard · 46 years left | 40 sqm | S$235,000 | S$5,875 psm |
| Nov 2021 | Blk 120 · 2 ROOM · 07 TO 09 · Standard · 46 years left | 45 sqm | S$250,000 | S$5,556 psm |
Showing 33 of 122.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 120 · 2 ROOM | S$2,300 | — |
| Jun 2026 | Blk 120 · 2 ROOM | S$2,500 | — |
| Mar 2026 | Blk 120 · 2 ROOM | S$2,500 | — |
| Mar 2026 | Blk 120 · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 120 · 2 ROOM | S$2,000 | — |
| Sept 2025 | Blk 120 · 2 ROOM | S$1,600 | — |
| Aug 2025 | Blk 120 · 2 ROOM | S$2,000 | — |
| Apr 2025 | Blk 120 · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 120 · 2 ROOM | S$1,400 | — |
| Jan 2025 | Blk 120 · 2 ROOM | S$2,500 | — |
| Sept 2024 | Blk 120 · 2 ROOM | S$1,600 | — |
| Sept 2024 | Blk 120 · 2 ROOM | S$1,200 | — |
| Mar 2024 | Blk 120 · 2 ROOM | S$1,400 | — |
| Feb 2024 | Blk 120 · 2 ROOM | S$2,500 | — |
| Feb 2024 | Blk 120 · 2 ROOM | S$1,400 | — |
| Dec 2023 | Blk 120 · 2 ROOM | S$2,500 | — |
| Oct 2023 | Blk 120 · 2 ROOM | S$2,000 | — |
| Aug 2023 | Blk 120 · 2 ROOM | S$1,800 | — |
| Sept 2022 | Blk 120 · 2 ROOM | S$1,500 | — |
| Sept 2022 | Blk 120 · 2 ROOM | S$1,200 | — |
| Apr 2022 | Blk 120 · 2 ROOM | S$1,850 | — |
| Mar 2022 | Blk 120 · 2 ROOM | S$1,550 | — |
| Mar 2022 | Blk 120 · 2 ROOM | S$1,300 | — |
| Mar 2022 | Blk 120 · 2 ROOM | S$1,000 | — |
| Sept 2021 | Blk 120 · 2 ROOM | S$1,700 | — |
| Aug 2021 | Blk 120 · 2 ROOM | S$1,800 | — |
| Jun 2021 | Blk 120 · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 120 · 2 ROOM | S$1,450 | — |
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$256,326 | S$283,005 | S$306,499 | S$311,860 |
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.