Blk 161 Lor 1 Toa Payoh
Project page · 99-year lease from 1972
Based on 7 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 161 | 01 TO 03 | 40 sqm | S$282,000 | S$7,050 psm | ×1.000 | S$7,050 psm |
| Jul 2026 | Blk 161 | 04 TO 06 | 41 sqm | S$290,000 | S$7,073 psm | ×1.000 | S$7,073 psm |
| Sept 2025 | Blk 161 | 04 TO 06 | 41 sqm | S$280,000 | S$6,829 psm | ×0.996 | S$6,799 psm |
| Jun 2025 | Blk 161 | 07 TO 09 | 41 sqm | S$300,000 | S$7,317 psm | ×1.000 | S$7,313 psm |
| Jun 2025 | Blk 161 | 01 TO 03 | 40 sqm | S$301,000 | S$7,525 psm | ×1.000 | S$7,521 psm |
| May 2025 | Blk 161 | 07 TO 09 | 40 sqm | S$290,000 | S$7,250 psm | ×1.000 | S$7,246 psm |
| Jan 2025 | Blk 161 | 07 TO 09 | 40 sqm | S$292,000 | S$7,300 psm | ×1.009 | S$7,365 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.
9.52% gross yield
S$27,600 of rent a year against the estimate above · 2.04 points above flats like it
Homes like this rent for about S$2,300 a month, the middle of 3 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Aug 2026 | 161 | 2 ROOM | S$2,300 |
| Feb 2026 | 160 | 2 ROOM | S$2,700 |
| Jan 2026 | 161 | 2 ROOM | S$2,000 |
median of 3 HDB rental approvals for 2 ROOM on Lor 1 Toa Payoh since 2025-10.
Buying or selling at S$289,857?
Buying: Stamp duty on S$289,857 · Cash and CPF needed on S$289,857 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$289,857.
Each opens with this figure filled in; change anything there.
Primary schools near 161 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) · 241 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 708 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
1 to 2 km
- Marymount Convent School (girls) · 1,146 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,310 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,357 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Anglo-Chinese School (Primary) (boys) · 1,495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,526 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,628 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Singapore Chinese Girls' Primary School (girls) · 1,996 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 161 · 2 ROOM · 01 TO 03 · Improved · 45 years left | 40 sqm | S$282,000 | S$7,050 psm |
| Jul 2026 | Blk 161 · 2 ROOM · 04 TO 06 · Improved · 45 years left | 41 sqm | S$290,000 | S$7,073 psm |
| Sept 2025 | Blk 161 · 2 ROOM · 04 TO 06 · Improved · 45 years left | 41 sqm | S$280,000 | S$6,829 psm |
| Jun 2025 | Blk 161 · 2 ROOM · 01 TO 03 · Improved · 46 years left | 40 sqm | S$301,000 | S$7,525 psm |
| Jun 2025 | Blk 161 · 2 ROOM · 07 TO 09 · Improved · 46 years left | 41 sqm | S$300,000 | S$7,317 psm |
| May 2025 | Blk 161 · 2 ROOM · 07 TO 09 · Improved · 46 years left | 40 sqm | S$290,000 | S$7,250 psm |
| Jan 2025 | Blk 161 · 2 ROOM · 07 TO 09 · Improved · 46 years left | 40 sqm | S$292,000 | S$7,300 psm |
| Sept 2024 | Blk 161 · 2 ROOM · 04 TO 06 · Improved · 46 years left | 40 sqm | S$295,000 | S$7,375 psm |
| Mar 2024 | Blk 161 · 2 ROOM · 01 TO 03 · Improved · 47 years left | 40 sqm | S$300,000 | S$7,500 psm |
| Dec 2023 | Blk 161 · 2 ROOM · 10 TO 12 · Improved · 47 years left | 41 sqm | S$302,000 | S$7,366 psm |
| May 2023 | Blk 161 · 2 ROOM · 10 TO 12 · Improved · 48 years left | 40 sqm | S$270,000 | S$6,750 psm |
| Feb 2023 | Blk 161 · 2 ROOM · 10 TO 12 · Improved · 48 years left | 40 sqm | S$240,000 | S$6,000 psm |
Showing 12 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 161 · 2 ROOM | S$2,300 | — |
| Jan 2026 | Blk 161 · 2 ROOM | S$2,000 | — |
| Jul 2025 | Blk 161 · 2 ROOM | S$2,300 | — |
| Feb 2025 | Blk 161 · 2 ROOM | S$2,400 | — |
| Oct 2024 | Blk 161 · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 161 · 2 ROOM | S$2,000 | — |
| Dec 2023 | Blk 161 · 2 ROOM | S$1,700 | — |
| Sept 2023 | Blk 161 · 2 ROOM | S$2,500 | — |
| Sept 2022 | Blk 161 · 2 ROOM | S$1,700 | — |
| Sept 2022 | Blk 161 · 2 ROOM | S$500 | — |
| Dec 2021 | Blk 161 · 2 ROOM | S$1,400 | — |
| Aug 2021 | Blk 161 · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 161 · 2 ROOM | S$1,600 | — |
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 44 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 | 39 years | S$270,578 | S$298,740 | S$323,541 | S$329,199 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.