Blk 156 Lor 1 Toa Payoh
Project page · 99-year lease from 1999
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 156 | 16 TO 18 | 101 sqm | S$790,000 | S$7,822 psm | ×1.000 | S$7,822 psm |
| Aug 2026 | Blk 156 | 10 TO 12 | 101 sqm | S$900,000 | S$8,911 psm | ×1.000 | S$8,911 psm |
| May 2026 | Blk 156 | 16 TO 18 | 101 sqm | S$894,000 | S$8,851 psm | ×1.000 | S$8,851 psm |
| Nov 2025 | Blk 156 | 04 TO 06 | 101 sqm | S$896,000 | S$8,871 psm | ×0.996 | S$8,836 psm |
How accurate is this estimate for Lor 1 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 139 sales in Lor 1 Toa Payoh since.
- Median error
- 5.6%
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.
5.37% gross yield
S$48,000 of rent a year against the estimate above · 0.83 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 35 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 | 130B | 4 ROOM | S$4,500 |
| Sept 2026 | 130B | 4 ROOM | S$4,000 |
| Aug 2026 | 130A | 4 ROOM | S$4,500 |
| Aug 2026 | 171 | 4 ROOM | S$4,000 |
| Jul 2026 | 155 | 4 ROOM | S$4,100 |
| Jul 2026 | 239 | 4 ROOM | S$2,300 |
| Jul 2026 | 156 | 4 ROOM | S$1,900 |
| Jun 2026 | 171 | 4 ROOM | S$4,150 |
median of 35 HDB rental approvals for 4 ROOM on Lor 1 Toa Payoh since 2025-10.
Buying or selling at S$893,240?
Buying: Stamp duty on S$893,240 · Cash and CPF needed on S$893,240 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$893,240.
Each opens with this figure filled in; change anything there.
Primary schools near 156 Lor 1 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) · 154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 491 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pei Chun Public School · 1,180 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,363 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,583 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Anglo-Chinese School (Primary) (boys) · 1,686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,754 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 156 · 4 ROOM · 16 TO 18 · Model A · 71 years left | 101 sqm | S$790,000 | S$7,822 psm |
| Aug 2026 | Blk 156 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 101 sqm | S$900,000 | S$8,911 psm |
| May 2026 | Blk 156 · 4 ROOM · 16 TO 18 · Model A · 72 years left | 101 sqm | S$894,000 | S$8,851 psm |
| Dec 2025 | Blk 156 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 118 sqm | S$1,038,888 | S$8,804 psm |
| Nov 2025 | Blk 156 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$896,000 | S$8,871 psm |
| Sept 2025 | Blk 156 · 4 ROOM · 16 TO 18 · Model A · 73 years left | 101 sqm | S$900,000 | S$8,911 psm |
| Jun 2025 | Blk 156 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 101 sqm | S$890,000 | S$8,812 psm |
| Dec 2024 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$1,000,000 | S$8,264 psm |
| Jul 2024 | Blk 156 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 102 sqm | S$890,000 | S$8,725 psm |
| Jun 2022 | Blk 156 · 4 ROOM · 16 TO 18 · Model A · 76 years left | 101 sqm | S$800,000 | S$7,921 psm |
Showing 10 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 156 · 4 ROOM | S$1,900 | — |
| Jun 2026 | Blk 156 · 4 ROOM | S$2,950 | — |
| May 2026 | Blk 156 · 4 ROOM | S$2,150 | — |
| Apr 2026 | Blk 156 · 4 ROOM | S$4,000 | — |
| Jan 2026 | Blk 156 · 4 ROOM | S$2,000 | — |
| May 2025 | Blk 156 · 4 ROOM | S$4,400 | — |
| May 2025 | Blk 156 · 4 ROOM | S$3,700 | — |
| Feb 2025 | Blk 156 · 4 ROOM | S$2,050 | — |
| Dec 2024 | Blk 156 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 156 · 4 ROOM | S$3,100 | — |
| Feb 2024 | Blk 156 · 4 ROOM | S$4,000 | — |
| Feb 2024 | Blk 156 · 4 ROOM | S$1,950 | — |
| Dec 2023 | Blk 156 · 4 ROOM | S$2,600 | — |
| Jun 2023 | Blk 156 · 5 ROOM | S$4,150 | — |
| May 2023 | Blk 156 · 4 ROOM | S$4,200 | — |
| Mar 2023 | Blk 156 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 156 · 4 ROOM | S$4,000 | — |
| Feb 2023 | Blk 156 · 4 ROOM | S$1,850 | — |
| Jun 2022 | Blk 156 · 5 ROOM | S$3,300 | — |
| Jun 2022 | Blk 156 · 4 ROOM | S$2,200 | — |
| May 2022 | Blk 156 · 4 ROOM | S$2,600 | — |
| Mar 2022 | Blk 156 · 4 ROOM | S$1,750 | — |
| Nov 2021 | Blk 156 · 4 ROOM | S$2,600 | — |
| Nov 2021 | Blk 156 · 4 ROOM | S$2,550 | — |
| Oct 2021 | Blk 156 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 156 · 5 ROOM | S$3,050 | — |
| Apr 2021 | Blk 156 · 4 ROOM | S$2,300 | — |
| Feb 2021 | Blk 156 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 156 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 156 · 4 ROOM | S$1,750 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$856,892 | S$946,078 | S$1,024,621 | S$1,042,540 |
| 10 years | 61 years | S$830,138 | S$1,011,933 | S$1,186,928 | S$1,228,807 |
| 20 years | 51 years | S$764,548 | S$1,136,078 | S$1,562,978 | S$1,675,219 |
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.