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HDB · 310147

Blk 147 Lor 2 Toa Payoh

Project page · 99-year lease from 2006

Indicative value range
S$1,001,308 – S$1,023,103
Indicative mid S$1,009,024 · S$11,088 psm

Based on 6 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 14710 TO 1291 sqmS$1,000,000S$10,989 psm×1.000S$10,989 psm
May 2026Blk 14716 TO 1886 sqmS$950,000S$11,047 psm×1.000S$11,047 psm
Mar 2026Blk 14731 TO 3386 sqmS$995,000S$11,570 psm×0.997S$11,536 psm
Jan 2026Blk 14737 TO 3986 sqmS$960,000S$11,163 psm×0.997S$11,130 psm
Jan 2026Blk 14728 TO 3086 sqmS$973,000S$11,314 psm×0.997S$11,281 psm
Dec 2025Blk 14713 TO 1586 sqmS$930,000S$10,814 psm×0.996S$10,771 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.

4.76% gross yield

S$48,000 of rent a year against the estimate above · 1.44 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$1,009,024?

Buying: Stamp duty on S$1,009,024 · Cash and CPF needed on S$1,009,024 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,009,024.

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

Primary schools near 147 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 147 · 4 ROOM · 10 TO 12 · Model A · 79 years left
91 sqmS$1,000,000S$10,989 psm
May 2026
Blk 147 · 4 ROOM · 16 TO 18 · Model A · 79 years left
86 sqmS$950,000S$11,047 psm
Mar 2026
Blk 147 · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$1,138,000S$10,345 psm
Mar 2026
Blk 147 · 4 ROOM · 31 TO 33 · Model A · 79 years left
86 sqmS$995,000S$11,570 psm
Jan 2026
Blk 147 · 4 ROOM · 28 TO 30 · Model A · 79 years left
86 sqmS$973,000S$11,314 psm
Jan 2026
Blk 147 · 4 ROOM · 37 TO 39 · Model A · 79 years left
86 sqmS$960,000S$11,163 psm
Dec 2025
Blk 147 · 4 ROOM · 13 TO 15 · Model A · 79 years left
86 sqmS$930,000S$10,814 psm
Sept 2025
Blk 147 · 4 ROOM · 28 TO 30 · Model A · 79 years left
91 sqmS$1,088,000S$11,956 psm
Aug 2025
Blk 147 · 5 ROOM · 13 TO 15 · Improved · 79 years left
110 sqmS$1,175,000S$10,682 psm
Aug 2025
Blk 147 · 4 ROOM · 22 TO 24 · Model A · 79 years left
91 sqmS$981,000S$10,780 psm
May 2025
Blk 147 · 5 ROOM · 22 TO 24 · Improved · 80 years left
110 sqmS$1,260,000S$11,455 psm
May 2025
Blk 147 · 4 ROOM · 31 TO 33 · Model A · 80 years left
91 sqmS$1,018,000S$11,187 psm
Mar 2025
Blk 147 · 4 ROOM · 22 TO 24 · Model A · 80 years left
91 sqmS$1,000,000S$10,989 psm
Jan 2025
Blk 147 · 4 ROOM · 22 TO 24 · Model A · 80 years left
91 sqmS$968,000S$10,637 psm
Dec 2024
Blk 147 · 4 ROOM · 22 TO 24 · Model A · 80 years left
91 sqmS$938,000S$10,308 psm
Dec 2024
Blk 147 · 4 ROOM · 16 TO 18 · Model A · 80 years left
91 sqmS$858,000S$9,429 psm
Nov 2024
Blk 147 · 4 ROOM · 25 TO 27 · Model A · 80 years left
91 sqmS$1,036,888S$11,394 psm
Sept 2024
Blk 147 · 4 ROOM · 31 TO 33 · Model A · 80 years left
91 sqmS$1,005,000S$11,044 psm
Sept 2024
Blk 147 · 4 ROOM · 01 TO 03 · Model A · 80 years left
91 sqmS$800,000S$8,791 psm
Mar 2024
Blk 147 · 5 ROOM · 19 TO 21 · Improved · 81 years left
110 sqmS$1,108,888S$10,081 psm
Sept 2023
Blk 147 · 4 ROOM · 07 TO 09 · Model A · 81 years left
86 sqmS$820,000S$9,535 psm
Apr 2023
Blk 147 · 5 ROOM · 13 TO 15 · Improved · 82 years left
110 sqmS$1,028,888S$9,354 psm
Jan 2023
Blk 147 · 4 ROOM · 01 TO 03 · Model A · 82 years left
91 sqmS$668,889S$7,350 psm
May 2022
Blk 147 · 4 ROOM · 25 TO 27 · Model A · 83 years left
91 sqmS$860,000S$9,451 psm
See more

Showing 24 of 92.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years73 yearsS$952,265S$1,051,377S$1,138,662S$1,158,576
10 years68 yearsS$913,514S$1,113,569S$1,306,139S$1,352,224
20 years58 yearsS$853,836S$1,268,756S$1,745,512S$1,870,861

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.