Blk 146 Lor 2 Toa Payoh
Project page · 99-year lease from 2006
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 146 | 19 TO 21 | 86 sqm | S$943,000 | S$10,965 psm | ×1.000 | S$10,965 psm |
| Jun 2026 | Blk 146 | 28 TO 30 | 86 sqm | S$960,000 | S$11,163 psm | ×1.000 | S$11,163 psm |
| May 2026 | Blk 146 | 40 TO 42 | 91 sqm | S$1,088,000 | S$11,956 psm | ×1.000 | S$11,956 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.
4.73% gross yield
S$48,000 of rent a year against the estimate above · 1.47 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 142 | 4 ROOM | S$4,000 |
| Sept 2026 | 142 | 4 ROOM | S$4,000 |
| Sept 2026 | 144 | 4 ROOM | S$4,000 |
| Sept 2026 | 84 | 4 ROOM | S$4,000 |
| Sept 2026 | 142 | 4 ROOM | S$4,000 |
| Sept 2026 | 84B | 4 ROOM | S$3,600 |
| Sept 2026 | 146 | 4 ROOM | S$3,600 |
| Sept 2026 | 147 | 4 ROOM | S$3,500 |
median of 61 HDB rental approvals for 4 ROOM on Lor 2 Toa Payoh since 2025-10.
Buying or selling at S$1,015,814?
Buying: Stamp duty on S$1,015,814 · Cash and CPF needed on S$1,015,814 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,015,814.
Each opens with this figure filled in; change anything there.
Primary schools near 146 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 · 221 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 375 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 884 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- First Toa Payoh Primary School · 1,118 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,793 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,811 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,815 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Anglo-Chinese School (Primary) (boys) · 1,955 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 146 · 4 ROOM · 19 TO 21 · Model A · 79 years left | 86 sqm | S$943,000 | S$10,965 psm |
| Jun 2026 | Blk 146 · 4 ROOM · 28 TO 30 · Model A · 79 years left | 86 sqm | S$960,000 | S$11,163 psm |
| May 2026 | Blk 146 · 4 ROOM · 40 TO 42 · Model A · 79 years left | 91 sqm | S$1,088,000 | S$11,956 psm |
| Sept 2025 | Blk 146 · 4 ROOM · 22 TO 24 · Model A · 79 years left | 91 sqm | S$980,000 | S$10,769 psm |
| Jul 2025 | Blk 146 · 4 ROOM · 25 TO 27 · Model A · 80 years left | 91 sqm | S$1,080,000 | S$11,868 psm |
| Jul 2025 | Blk 146 · 4 ROOM · 34 TO 36 · Model A · 80 years left | 91 sqm | S$1,038,000 | S$11,407 psm |
| May 2025 | Blk 146 · 4 ROOM · 01 TO 03 · Model A · 80 years left | 91 sqm | S$780,000 | S$8,571 psm |
| Apr 2025 | Blk 146 · 4 ROOM · 16 TO 18 · Model A · 80 years left | 91 sqm | S$988,000 | S$10,857 psm |
| Sept 2024 | Blk 146 · 4 ROOM · 04 TO 06 · Model A · 80 years left | 92 sqm | S$900,000 | S$9,783 psm |
| Jul 2024 | Blk 146 · 4 ROOM · 31 TO 33 · Model A · 81 years left | 91 sqm | S$1,034,000 | S$11,363 psm |
| Jul 2024 | Blk 146 · 4 ROOM · 13 TO 15 · Model A · 81 years left | 91 sqm | S$920,000 | S$10,110 psm |
| May 2024 | Blk 146 · 5 ROOM · 01 TO 03 · Improved · 81 years left | 110 sqm | S$940,000 | S$8,545 psm |
| May 2024 | Blk 146 · 4 ROOM · 07 TO 09 · Model A · 81 years left | 91 sqm | S$880,000 | S$9,670 psm |
| Mar 2024 | Blk 146 · 4 ROOM · 04 TO 06 · Model A · 81 years left | 91 sqm | S$846,500 | S$9,302 psm |
| Dec 2023 | Blk 146 · 4 ROOM · 37 TO 39 · Model A · 81 years left | 86 sqm | S$950,000 | S$11,047 psm |
| Sept 2023 | Blk 146 · 4 ROOM · 10 TO 12 · Model A · 81 years left | 91 sqm | S$870,000 | S$9,560 psm |
| Jul 2023 | Blk 146 · 4 ROOM · 07 TO 09 · Model A · 82 years left | 91 sqm | S$885,000 | S$9,725 psm |
| Jan 2023 | Blk 146 · 4 ROOM · 25 TO 27 · Model A · 82 years left | 86 sqm | S$900,000 | S$10,465 psm |
| Dec 2022 | Blk 146 · 4 ROOM · 13 TO 15 · Model A · 82 years left | 91 sqm | S$780,000 | S$8,571 psm |
| Aug 2022 | Blk 146 · 4 ROOM · 37 TO 39 · Model A · 83 years left | 91 sqm | S$890,000 | S$9,780 psm |
| Jun 2022 | Blk 146 · 4 ROOM · 04 TO 06 · Model A · 83 years left | 91 sqm | S$670,000 | S$7,363 psm |
| May 2022 | Blk 146 · 4 ROOM · 34 TO 36 · Model A · 83 years left | 86 sqm | S$880,000 | S$10,233 psm |
| Mar 2022 | Blk 146 · 4 ROOM · 34 TO 36 · Model A · 83 years left | 92 sqm | S$868,000 | S$9,435 psm |
| Mar 2022 | Blk 146 · 4 ROOM · 31 TO 33 · Model A · 83 years left | 91 sqm | S$848,000 | S$9,319 psm |
| Jan 2022 | Blk 146 · 4 ROOM · 07 TO 09 · Model A · 83 years left | 91 sqm | S$800,000 | S$8,791 psm |
| Nov 2021 | Blk 146 · 4 ROOM · 25 TO 27 · Model A · 83 years left | 92 sqm | S$840,000 | S$9,130 psm |
| Nov 2021 | Blk 146 · 4 ROOM · 31 TO 33 · Model A · 83 years left | 91 sqm | S$795,000 | S$8,736 psm |
Showing 27 of 89.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 146 · 4 ROOM | S$3,600 | — |
| Sept 2026 | Blk 146 · 4 ROOM | S$3,100 | — |
| Aug 2026 | Blk 146 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 146 · 4 ROOM | S$4,100 | — |
| Jun 2026 | Blk 146 · 4 ROOM | S$3,700 | — |
| May 2026 | Blk 146 · 4 ROOM | S$4,200 | — |
| May 2026 | Blk 146 · 5 ROOM | S$3,500 | — |
| Apr 2026 | Blk 146 · 4 ROOM | S$4,200 | — |
| Feb 2026 | Blk 146 · 4 ROOM | S$4,100 | — |
| Feb 2026 | Blk 146 · 4 ROOM | S$4,000 | — |
| Jan 2026 | Blk 146 · 4 ROOM | S$2,750 | — |
| Dec 2025 | Blk 146 · 4 ROOM | S$3,850 | — |
| Sept 2025 | Blk 146 · 5 ROOM | S$4,100 | — |
| Sept 2025 | Blk 146 · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 146 · 4 ROOM | S$3,100 | — |
| Aug 2025 | Blk 146 · 5 ROOM | S$4,800 | — |
| Aug 2025 | Blk 146 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 146 · 4 ROOM | S$3,650 | — |
| Jul 2025 | Blk 146 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 146 · 5 ROOM | S$4,200 | — |
| Jun 2025 | Blk 146 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 146 · 4 ROOM | S$4,140 | — |
| Mar 2025 | Blk 146 · 4 ROOM | S$3,800 | — |
| Dec 2024 | Blk 146 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 146 · 4 ROOM | S$4,300 | — |
| Nov 2024 | Blk 146 · 4 ROOM | S$3,800 | — |
| Nov 2024 | Blk 146 · 4 ROOM | S$2,500 | — |
| Oct 2024 | Blk 146 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 146 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 146 · 5 ROOM | S$4,200 | — |
| Jun 2024 | Blk 146 · 4 ROOM | S$3,800 | — |
| Jun 2024 | Blk 146 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 146 · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 146 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 146 · 4 ROOM | S$2,800 | — |
| Mar 2024 | Blk 146 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 146 · 4 ROOM | S$4,100 | — |
| Jan 2024 | Blk 146 · 4 ROOM | S$2,360 | — |
| Dec 2023 | Blk 146 · 4 ROOM | S$4,100 | — |
| Dec 2023 | Blk 146 · 5 ROOM | S$3,600 | — |
| Dec 2023 | Blk 146 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 146 · 4 ROOM | S$4,150 | — |
| Nov 2023 | Blk 146 · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 146 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 146 · 5 ROOM | S$4,100 | — |
| Jun 2023 | Blk 146 · 5 ROOM | S$4,000 | — |
| Mar 2023 | Blk 146 · 4 ROOM | S$4,000 | — |
| Feb 2023 | Blk 146 · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 146 · 5 ROOM | S$3,200 | — |
| Dec 2022 | Blk 146 · 4 ROOM | S$3,200 | — |
| Nov 2022 | Blk 146 · 4 ROOM | S$3,450 | — |
| Sept 2022 | Blk 146 · 4 ROOM | S$3,900 | — |
| Jul 2022 | Blk 146 · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 146 · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 146 · 4 ROOM | S$2,500 | — |
| Jun 2022 | Blk 146 · 4 ROOM | S$2,800 | — |
| Jun 2022 | Blk 146 · 4 ROOM | S$2,600 | — |
| May 2022 | Blk 146 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 146 · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 146 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 146 · 5 ROOM | S$2,500 | — |
| Feb 2022 | Blk 146 · 4 ROOM | S$1,800 | — |
| Jan 2022 | Blk 146 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 146 · 4 ROOM | S$2,700 | — |
| Nov 2021 | Blk 146 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 146 · 5 ROOM | S$2,950 | — |
| Oct 2021 | Blk 146 · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 146 · 4 ROOM | S$2,900 | — |
| Jun 2021 | Blk 146 · 5 ROOM | S$2,800 | — |
| Jun 2021 | Blk 146 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 146 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 146 · 4 ROOM | S$2,300 | — |
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 78 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 | 73 years | S$958,672 | S$1,058,452 | S$1,146,324 | S$1,166,371 |
| 10 years | 68 years | S$919,661 | S$1,121,062 | S$1,314,928 | S$1,361,323 |
| 20 years | 58 years | S$859,582 | S$1,277,293 | S$1,757,257 | S$1,883,449 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.