Blk 152 Lor 2 Toa Payoh
Project page · 99-year lease from 2006
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 152 | 04 TO 06 | 91 sqm | S$878,000 | S$9,648 psm | ×1.000 | S$9,648 psm |
| Aug 2026 | Blk 152 | 04 TO 06 | 91 sqm | S$960,000 | S$10,549 psm | ×1.000 | S$10,549 psm |
| Jul 2026 | Blk 152 | 19 TO 21 | 91 sqm | S$1,027,000 | S$11,286 psm | ×1.000 | S$11,286 psm |
| Apr 2026 | Blk 152 | 01 TO 03 | 86 sqm | S$770,000 | S$8,953 psm | ×1.000 | S$8,953 psm |
| Apr 2026 | Blk 152 | 25 TO 27 | 91 sqm | S$1,038,000 | S$11,407 psm | ×1.000 | S$11,407 psm |
| Feb 2026 | Blk 152 | 40 TO 42 | 91 sqm | S$1,120,000 | S$12,308 psm | ×0.997 | S$12,271 psm |
| Jan 2026 | Blk 152 | 22 TO 24 | 86 sqm | S$928,000 | S$10,791 psm | ×0.997 | S$10,759 psm |
| Nov 2025 | Blk 152 | 28 TO 30 | 86 sqm | S$960,000 | S$11,163 psm | ×0.996 | S$11,119 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.
4.82% gross yield
S$48,000 of rent a year against the estimate above · 1.38 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$995,440?
Buying: Stamp duty on S$995,440 · Cash and CPF needed on S$995,440 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$995,440.
Each opens with this figure filled in; change anything there.
Primary schools near 152 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
- CHIJ Primary (Toa Payoh) (girls) · 292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 299 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 875 m · no 2025 Phase 2C ballot
1 to 2 km
- Pei Chun Public School · 1,045 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- First Toa Payoh Primary School · 1,200 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,759 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Hong Wen School · 1,815 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,872 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anglo-Chinese School (Primary) (boys) · 1,874 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 152 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 91 sqm | S$878,000 | S$9,648 psm |
| Aug 2026 | Blk 152 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 91 sqm | S$960,000 | S$10,549 psm |
| Jul 2026 | Blk 152 · 4 ROOM · 19 TO 21 · Model A · 79 years left | 91 sqm | S$1,027,000 | S$11,286 psm |
| Apr 2026 | Blk 152 · 4 ROOM · 25 TO 27 · Model A · 79 years left | 91 sqm | S$1,038,000 | S$11,407 psm |
| Apr 2026 | Blk 152 · 4 ROOM · 01 TO 03 · Model A · 79 years left | 86 sqm | S$770,000 | S$8,953 psm |
| Feb 2026 | Blk 152 · 4 ROOM · 40 TO 42 · Model A · 79 years left | 91 sqm | S$1,120,000 | S$12,308 psm |
| Jan 2026 | Blk 152 · 4 ROOM · 22 TO 24 · Model A · 79 years left | 86 sqm | S$928,000 | S$10,791 psm |
| Nov 2025 | Blk 152 · 4 ROOM · 28 TO 30 · Model A · 79 years left | 86 sqm | S$960,000 | S$11,163 psm |
| Sept 2025 | Blk 152 · 4 ROOM · 04 TO 06 · Model A · 79 years left | 86 sqm | S$888,000 | S$10,326 psm |
| Sept 2025 | Blk 152 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 86 sqm | S$903,888 | S$10,510 psm |
| Aug 2025 | Blk 152 · 4 ROOM · 22 TO 24 · Model A · 80 years left | 91 sqm | S$928,000 | S$10,198 psm |
| Jun 2025 | Blk 152 · 4 ROOM · 13 TO 15 · Model A · 80 years left | 91 sqm | S$950,000 | S$10,440 psm |
| May 2025 | Blk 152 · 4 ROOM · 07 TO 09 · Model A · 80 years left | 91 sqm | S$988,000 | S$10,857 psm |
| Feb 2025 | Blk 152 · 5 ROOM · 25 TO 27 · Improved · 80 years left | 110 sqm | S$1,240,000 | S$11,273 psm |
| Dec 2024 | Blk 152 · 5 ROOM · 16 TO 18 · Improved · 80 years left | 110 sqm | S$1,188,888 | S$10,808 psm |
| Nov 2024 | Blk 152 · 5 ROOM · 13 TO 15 · Improved · 80 years left | 110 sqm | S$1,200,000 | S$10,909 psm |
| Jul 2024 | Blk 152 · 5 ROOM · 19 TO 21 · Improved · 81 years left | 110 sqm | S$1,190,000 | S$10,818 psm |
| Jul 2024 | Blk 152 · 4 ROOM · 04 TO 06 · Model A · 81 years left | 91 sqm | S$845,000 | S$9,286 psm |
| Jun 2024 | Blk 152 · 5 ROOM · 10 TO 12 · Improved · 81 years left | 110 sqm | S$1,128,888 | S$10,263 psm |
| Feb 2024 | Blk 152 · 4 ROOM · 19 TO 21 · Model A · 81 years left | 91 sqm | S$910,000 | S$10,000 psm |
| Jan 2024 | Blk 152 · 4 ROOM · 22 TO 24 · Model A · 81 years left | 86 sqm | S$750,000 | S$8,721 psm |
| Nov 2023 | Blk 152 · 5 ROOM · 13 TO 15 · Improved · 81 years left | 110 sqm | S$1,040,000 | S$9,455 psm |
| Nov 2023 | Blk 152 · 4 ROOM · 37 TO 39 · Model A · 81 years left | 91 sqm | S$938,000 | S$10,308 psm |
| Nov 2023 | Blk 152 · 4 ROOM · 22 TO 24 · Model A · 81 years left | 91 sqm | S$908,000 | S$9,978 psm |
| Sept 2023 | Blk 152 · 5 ROOM · 16 TO 18 · Improved · 81 years left | 110 sqm | S$1,020,000 | S$9,273 psm |
| Apr 2023 | Blk 152 · 5 ROOM · 37 TO 39 · Improved · 82 years left excluded: outlier | 110 sqm | S$1,288,888 | S$11,717 psm |
| Apr 2023 | Blk 152 · 4 ROOM · 40 TO 42 · Model A · 82 years left | 91 sqm | S$820,000 | S$9,011 psm |
| Jan 2023 | Blk 152 · 4 ROOM · 25 TO 27 · Model A · 82 years left | 91 sqm | S$870,000 | S$9,560 psm |
| Aug 2022 | Blk 152 · 4 ROOM · 31 TO 33 · Model A · 83 years left | 91 sqm | S$865,000 | S$9,505 psm |
| Jun 2022 | Blk 152 · 5 ROOM · 34 TO 36 · Improved · 83 years left | 110 sqm | S$1,100,000 | S$10,000 psm |
| Dec 2021 | Blk 152 · 4 ROOM · 13 TO 15 · Model A · 83 years left | 91 sqm | S$820,000 | S$9,011 psm |
| Nov 2021 | Blk 152 · 5 ROOM · 16 TO 18 · Improved · 83 years left | 110 sqm | S$970,000 | S$8,818 psm |
| Oct 2021 | Blk 152 · 4 ROOM · 07 TO 09 · Model A · 83 years left | 91 sqm | S$755,000 | S$8,297 psm |
| Oct 2021 | Blk 152 · 4 ROOM · 04 TO 06 · Model A · 83 years left | 91 sqm | S$708,000 | S$7,780 psm |
Showing 34 of 107.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 152 · 5 ROOM | S$4,400 | — |
| Jun 2026 | Blk 152 · 5 ROOM | S$4,250 | — |
| Apr 2026 | Blk 152 · 4 ROOM | S$4,300 | — |
| Apr 2026 | Blk 152 · 5 ROOM | S$4,000 | — |
| Apr 2026 | Blk 152 · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 152 · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 152 · 5 ROOM | S$4,200 | — |
| Aug 2025 | Blk 152 · 5 ROOM | S$4,500 | — |
| Aug 2025 | Blk 152 · 5 ROOM | S$4,150 | — |
| Jun 2025 | Blk 152 · 5 ROOM | S$4,300 | — |
| Jun 2025 | Blk 152 · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 152 · 5 ROOM | S$3,850 | — |
| May 2025 | Blk 152 · 5 ROOM | S$4,500 | — |
| Apr 2025 | Blk 152 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 152 · 4 ROOM | S$4,000 | — |
| Dec 2024 | Blk 152 · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 152 · 5 ROOM | S$4,200 | — |
| Oct 2024 | Blk 152 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 152 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 152 · 5 ROOM | S$5,000 | — |
| Apr 2024 | Blk 152 · 4 ROOM | S$4,300 | — |
| Apr 2024 | Blk 152 · 5 ROOM | S$4,300 | — |
| Mar 2024 | Blk 152 · 5 ROOM | S$4,000 | — |
| Mar 2024 | Blk 152 · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 152 · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 152 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 152 · 5 ROOM | S$4,200 | — |
| Aug 2023 | Blk 152 · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 152 · 5 ROOM | S$3,650 | — |
| Jun 2023 | Blk 152 · 5 ROOM | S$5,000 | — |
| Jun 2023 | Blk 152 · 5 ROOM | S$4,500 | — |
| Jun 2023 | Blk 152 · 4 ROOM | S$4,200 | — |
| Jun 2023 | Blk 152 · 5 ROOM | S$3,800 | — |
| Apr 2023 | Blk 152 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 152 · 5 ROOM | S$4,200 | — |
| Jan 2023 | Blk 152 · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 152 · 5 ROOM | S$3,100 | — |
| Nov 2022 | Blk 152 · 4 ROOM | S$2,600 | — |
| Oct 2022 | Blk 152 · 5 ROOM | S$3,000 | — |
| Sept 2022 | Blk 152 · 5 ROOM | S$3,500 | — |
| Aug 2022 | Blk 152 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 152 · 4 ROOM | S$3,300 | — |
| May 2022 | Blk 152 · 5 ROOM | S$3,100 | — |
| Apr 2022 | Blk 152 · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 152 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 152 · 4 ROOM | S$2,600 | — |
| Oct 2021 | Blk 152 · 5 ROOM | S$3,200 | — |
| Oct 2021 | Blk 152 · 5 ROOM | S$3,100 | — |
| Sept 2021 | Blk 152 · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 152 · 5 ROOM | S$2,900 | — |
| Jul 2021 | Blk 152 · 5 ROOM | S$2,800 | — |
| May 2021 | Blk 152 · 5 ROOM | S$2,800 | — |
| May 2021 | Blk 152 · 4 ROOM | S$2,600 | — |
| May 2021 | Blk 152 · 5 ROOM | S$2,600 | — |
| May 2021 | Blk 152 · 4 ROOM | S$2,400 | — |
| Feb 2021 | Blk 152 · 5 ROOM | S$3,000 | — |
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$939,444 | S$1,037,223 | S$1,123,332 | S$1,142,978 |
| 10 years | 68 years | S$901,216 | S$1,098,577 | S$1,288,554 | S$1,334,019 |
| 20 years | 58 years | S$842,341 | S$1,251,675 | S$1,722,012 | S$1,845,673 |
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.