Blk 185 Toa Payoh Ctrl
Project page · 99-year lease from 1972
Based on 4 sales in this street, last 12 months. Search widened 1 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 178 | 04 TO 06 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| Jul 2026 | Blk 178 | 01 TO 03 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Jan 2026 | Blk 183 | 01 TO 03 | 67 sqm | S$410,000 | S$6,119 psm | ×0.997 | S$6,101 psm |
| Dec 2025 | Blk 177 | 01 TO 03 | 67 sqm | S$448,888 | S$6,700 psm | ×0.996 | S$6,674 psm |
How accurate is this estimate for Toa Payoh Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 41 sales in Toa Payoh Ctrl since.
- Median error
- 3.8%
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.
8.41% gross yield
S$36,000 of rent a year against the estimate above · 1.35 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 18 approvals in the last year.
In Toa Payoh, flats of this type with 40 to 49 years of lease left yield 9.76%, from 40 blocks.
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 |
|---|---|---|---|
| Jul 2026 | 186 | 3 ROOM | S$3,380 |
| Jul 2026 | 177 | 3 ROOM | S$2,800 |
| Jun 2026 | 185 | 3 ROOM | S$3,350 |
| Jun 2026 | 186 | 3 ROOM | S$3,200 |
| Jun 2026 | 186 | 3 ROOM | S$2,300 |
| May 2026 | 177 | 3 ROOM | S$2,800 |
| May 2026 | 183 | 3 ROOM | S$2,500 |
| Mar 2026 | 184 | 3 ROOM | S$3,300 |
median of 18 HDB rental approvals for 3 ROOM on Toa Payoh Ctrl since 2025-10.
Buying or selling at S$427,957?
Buying: Stamp duty on S$427,957 · Cash and CPF needed on S$427,957 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$427,957.
Each opens with this figure filled in; change anything there.
Primary schools near 185 Toa Payoh Ctrl
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 · 471 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Marymount Convent School (girls) · 1,327 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,595 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,669 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Kuo Chuan Presbyterian Primary School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 185 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Jun 2024 | Blk 185 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 67 sqm | S$390,000 | S$5,821 psm |
Showing 2 of 8.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 185 · 3 ROOM | S$3,350 | — |
| Oct 2025 | Blk 185 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 185 · 3 ROOM | S$3,300 | — |
| Jul 2024 | Blk 185 · 3 ROOM | S$3,500 | — |
| Apr 2024 | Blk 185 · 3 ROOM | S$3,500 | — |
| Nov 2023 | Blk 185 · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 185 · 3 ROOM | S$2,950 | — |
| May 2022 | Blk 185 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 185 · 3 ROOM | S$2,050 | — |
| Nov 2021 | Blk 185 · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 185 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 185 · 3 ROOM | S$1,900 | — |
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$399,492 | S$441,071 | S$477,689 | S$486,043 |
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.