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HDB · 310121

Blk 121 Lor 2 Toa Payoh

Project page · 99-year lease from 2002

Indicative value range
S$1,148,151 – S$1,279,854
Indicative mid S$1,166,391 · S$9,406 psm

Based on 15 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
Oct 2026Blk 14210 TO 12115 sqmS$1,270,000S$11,043 psm×1.000S$11,043 psm
Sept 2026Blk 14325 TO 27110 sqmS$1,230,000S$11,182 psm×1.000S$11,182 psm
Jul 2026Blk 8410 TO 12125 sqmS$1,158,000S$9,264 psm×1.000S$9,264 psm
Jun 2026Blk 15310 TO 12124 sqmS$1,165,000S$9,395 psm×1.000S$9,395 psm
May 2026Blk 84A13 TO 15122 sqmS$1,260,000S$10,328 psm×1.000S$10,328 psm
Apr 2026Blk 14401 TO 03110 sqmS$1,018,000S$9,255 psm×1.000S$9,255 psm
Mar 2026Blk 14707 TO 09110 sqmS$1,138,000S$10,345 psm×0.997S$10,315 psm
Feb 2026Blk 15413 TO 15124 sqmS$1,218,000S$9,823 psm×0.997S$9,794 psm
Feb 2026Blk 14531 TO 33110 sqmS$1,268,888S$11,535 psm×0.997S$11,501 psm
Feb 2026Blk 15301 TO 03124 sqmS$983,000S$7,927 psm×0.997S$7,904 psm
Jan 2026Blk 15304 TO 06124 sqmS$1,100,000S$8,871 psm×0.997S$8,845 psm
Dec 2025Blk 14207 TO 09115 sqmS$1,086,000S$9,443 psm×0.996S$9,406 psm
Dec 2025Blk 12110 TO 12122 sqmS$1,146,000S$9,393 psm×0.996S$9,357 psm
Dec 2025Blk 84B13 TO 15122 sqmS$1,188,000S$9,738 psm×0.996S$9,699 psm
Nov 2025Blk 15304 TO 06124 sqmS$1,068,000S$8,613 psm×0.996S$8,579 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.

4.32% gross yield

S$50,400 of rent a year against the estimate above · 1.76 points below flats like it

Homes like this rent for about S$4,200 a month, the middle of 36 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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
Aug 20261525 ROOMS$4,400
Aug 20261225 ROOMS$4,200
Aug 20261445 ROOMS$3,500
Jul 202684B5 ROOMS$4,800
Jul 20261435 ROOMS$4,450
Jul 20261225 ROOMS$4,250
Jul 20261415 ROOMS$4,000
Jul 20261435 ROOMS$4,000

median of 36 HDB rental approvals for 5 ROOM on Lor 2 Toa Payoh since 2025-10.

Buying or selling at S$1,166,391?

Buying: Stamp duty on S$1,166,391 · Cash and CPF needed on S$1,166,391 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,166,391.

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

Primary schools near 121 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
Jul 2026
Blk 121 · 4 ROOM · 13 TO 15 · Model A · 75 years left
100 sqmS$932,000S$9,320 psm
Dec 2025
Blk 121 · 5 ROOM · 10 TO 12 · Improved · 75 years left
122 sqmS$1,146,000S$9,393 psm
Sept 2025
Blk 121 · 5 ROOM · 22 TO 24 · Improved · 75 years left
126 sqmS$1,250,000S$9,921 psm
Sept 2025
Blk 121 · 5 ROOM · 07 TO 09 · Improved · 75 years left
122 sqmS$1,160,000S$9,508 psm
Jul 2025
Blk 121 · 4 ROOM · 25 TO 27 · Model A · 76 years left
101 sqmS$958,000S$9,485 psm
Jul 2025
Blk 121 · 4 ROOM · 10 TO 12 · Model A · 76 years left
101 sqmS$880,000S$8,713 psm
Jun 2025
Blk 121 · 4 ROOM · 16 TO 18 · Model A · 76 years left
101 sqmS$935,000S$9,257 psm
Aug 2023
Blk 121 · 4 ROOM · 22 TO 24 · Model A · 78 years left
101 sqmS$935,000S$9,257 psm
Mar 2023
Blk 121 · 5 ROOM · 19 TO 21 · Improved · 78 years left
124 sqmS$1,030,000S$8,306 psm
Feb 2023
Blk 121 · 4 ROOM · 19 TO 21 · Model A · 78 years left
101 sqmS$848,000S$8,396 psm
Jan 2023
Blk 121 · 5 ROOM · 19 TO 21 · Improved · 78 years left
124 sqmS$999,000S$8,056 psm
Nov 2022
Blk 121 · 5 ROOM · 13 TO 15 · Improved · 78 years left
122 sqmS$995,000S$8,156 psm
Sept 2022
Blk 121 · 4 ROOM · 13 TO 15 · Model A · 78 years left
101 sqmS$810,000S$8,020 psm
Feb 2022
Blk 121 · 5 ROOM · 07 TO 09 · Improved · 79 years left
124 sqmS$955,000S$7,702 psm
See more

Showing 14 of 57.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$1,118,928S$1,235,387S$1,337,948S$1,361,347
10 years64 yearsS$1,083,993S$1,321,381S$1,549,888S$1,604,574
20 years54 yearsS$998,346S$1,483,489S$2,040,934S$2,187,498

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.