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HDB · 310122

Blk 122 Lor 2 Toa Payoh

Project page · 99-year lease from 1999

Indicative value range
S$939,300 – S$1,137,024
Indicative mid S$1,065,494 · S$10,549 psm

Based on 39 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 14107 TO 0986 sqmS$797,500S$9,273 psm×1.000S$9,273 psm
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
Sept 2026Blk 14531 TO 3386 sqmS$975,000S$11,337 psm×1.000S$11,337 psm
Aug 2026Blk 15204 TO 0691 sqmS$960,000S$10,549 psm×1.000S$10,549 psm
Jul 2026Blk 14619 TO 2186 sqmS$943,000S$10,965 psm×1.000S$10,965 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 14113 TO 1586 sqmS$890,000S$10,349 psm×1.000S$10,349 psm
Jul 2026Blk 14531 TO 3386 sqmS$980,000S$11,395 psm×1.000S$11,395 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 14628 TO 3086 sqmS$960,000S$11,163 psm×1.000S$11,163 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 14716 TO 1886 sqmS$950,000S$11,047 psm×1.000S$11,047 psm
May 2026Blk 8604 TO 06105 sqmS$862,888S$8,218 psm×1.000S$8,218 psm
Apr 2026Blk 15201 TO 0386 sqmS$770,000S$8,953 psm×1.000S$8,953 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 14731 TO 3386 sqmS$995,000S$11,570 psm×0.997S$11,536 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
Jan 2026Blk 14737 TO 3986 sqmS$960,000S$11,163 psm×0.997S$11,130 psm
Jan 2026Blk 15222 TO 2486 sqmS$928,000S$10,791 psm×0.997S$10,759 psm
Jan 2026Blk 14728 TO 3086 sqmS$973,000S$11,314 psm×0.997S$11,281 psm
Jan 2026Blk 14101 TO 0386 sqmS$745,000S$8,663 psm×0.997S$8,637 psm
Dec 2025Blk 14713 TO 1586 sqmS$930,000S$10,814 psm×0.996S$10,771 psm
Nov 2025Blk 15228 TO 3086 sqmS$960,000S$11,163 psm×0.996S$11,119 psm
Nov 2025Blk 14516 TO 1892 sqmS$923,000S$10,033 psm×0.996S$9,993 psm
Nov 2025Blk 14528 TO 3086 sqmS$970,000S$11,279 psm×0.996S$11,235 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.

4.50% gross yield

S$48,000 of rent a year against the estimate above · 1.7 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 70 to 79 years of lease left yield 6.20%, from 137 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$1,065,494?

Buying: Stamp duty on S$1,065,494 · Cash and CPF needed on S$1,065,494 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,065,494.

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

Primary schools near 122 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
Jun 2026
Blk 122 · 4 ROOM · 19 TO 21 · Model A · 73 years left
101 sqmS$928,000S$9,188 psm
Aug 2025
Blk 122 · 4 ROOM · 01 TO 03 · Model A · 73 years left
100 sqmS$760,000S$7,600 psm
Jul 2025
Blk 122 · 5 ROOM · 13 TO 15 · Improved · 74 years left
123 sqmS$1,130,000S$9,187 psm
Jun 2025
Blk 122 · 4 ROOM · 16 TO 18 · Model A · 74 years left
100 sqmS$975,000S$9,750 psm
Mar 2025
Blk 122 · 5 ROOM · 10 TO 12 · Improved · 74 years left
123 sqmS$1,122,888S$9,129 psm
Oct 2024
Blk 122 · 4 ROOM · 13 TO 15 · Model A · 74 years left
excluded: outlier
100 sqmS$740,000S$7,400 psm
Aug 2024
Blk 122 · 4 ROOM · 07 TO 09 · Model A · 74 years left
100 sqmS$838,000S$8,380 psm
Jul 2024
Blk 122 · 5 ROOM · 10 TO 12 · Improved · 74 years left
120 sqmS$1,036,500S$8,638 psm
Mar 2024
Blk 122 · 4 ROOM · 01 TO 03 · Model A · 75 years left
101 sqmS$750,000S$7,426 psm
Feb 2024
Blk 122 · 5 ROOM · 13 TO 15 · Improved · 75 years left
120 sqmS$1,075,000S$8,958 psm
Jul 2023
Blk 122 · 5 ROOM · 04 TO 06 · Improved · 75 years left
123 sqmS$905,000S$7,358 psm
May 2023
Blk 122 · 4 ROOM · 07 TO 09 · Model A · 76 years left
101 sqmS$815,000S$8,069 psm
Mar 2023
Blk 122 · 5 ROOM · 16 TO 18 · Improved · 76 years left
120 sqmS$1,058,000S$8,817 psm
Mar 2023
Blk 122 · 5 ROOM · 07 TO 09 · Improved · 76 years left
121 sqmS$1,000,000S$8,264 psm
Nov 2022
Blk 122 · 5 ROOM · 07 TO 09 · Improved · 76 years left
124 sqmS$970,000S$7,823 psm
Oct 2022
Blk 122 · 4 ROOM · 07 TO 09 · Model A · 76 years left
101 sqmS$792,000S$7,842 psm
Apr 2022
Blk 122 · 5 ROOM · 01 TO 03 · Improved · 77 years left
excluded: outlier
122 sqmS$860,000S$7,049 psm
Mar 2022
Blk 122 · 4 ROOM · 10 TO 12 · Model A · 77 years left
100 sqmS$750,000S$7,500 psm
Feb 2022
Blk 122 · 5 ROOM · 04 TO 06 · Improved · 77 years left
124 sqmS$890,000S$7,177 psm
Oct 2021
Blk 122 · 4 ROOM · 10 TO 12 · Model A · 77 years left
101 sqmS$750,000S$7,426 psm
See more

Showing 20 of 105.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$1,022,137S$1,128,522S$1,222,211S$1,243,586
10 years61 yearsS$990,224S$1,207,077S$1,415,818S$1,465,773
20 years51 yearsS$911,985S$1,355,162S$1,864,387S$1,998,272

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.