Blk 191 Lor 4 Toa Payoh
Project page · 99-year lease from 1974
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 193 | 22 TO 24 | 84 sqm | S$638,000 | S$7,595 psm | ×1.000 | S$7,595 psm |
| Mar 2026 | Blk 193 | 22 TO 24 | 84 sqm | S$616,000 | S$7,333 psm | ×0.997 | S$7,312 psm |
| Oct 2025 | Blk 191 | 22 TO 24 | 84 sqm | S$645,000 | S$7,679 psm | ×0.996 | S$7,648 psm |
| Oct 2025 | Blk 193 | 01 TO 03 | 84 sqm | S$560,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
| Apr 2025 | Blk 193 | 16 TO 18 | 84 sqm | S$668,000 | S$7,952 psm | ×1.000 | S$7,948 psm |
| Apr 2025 | Blk 191 | 19 TO 21 | 84 sqm | S$615,000 | S$7,321 psm | ×1.000 | S$7,318 psm |
How accurate is this estimate for Lor 4 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Lor 4 Toa Payoh since.
- Median error
- 4.9%
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.
6.51% gross yield
S$40,800 of rent a year against the estimate above · 1.49 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 | 193 | 4 ROOM | S$3,300 |
| Aug 2026 | 80A | 4 ROOM | S$4,000 |
| Aug 2026 | 80 | 4 ROOM | S$4,000 |
| Aug 2026 | 193 | 4 ROOM | S$3,200 |
| Jul 2026 | 60 | 4 ROOM | S$2,600 |
| May 2026 | 191 | 4 ROOM | S$3,600 |
| May 2026 | 60 | 4 ROOM | S$3,400 |
| May 2026 | 193 | 4 ROOM | S$3,400 |
median of 20 HDB rental approvals for 4 ROOM on Lor 4 Toa Payoh since 2025-10.
Buying or selling at S$626,349?
Buying: Stamp duty on S$626,349 · Cash and CPF needed on S$626,349 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$626,349.
Each opens with this figure filled in; change anything there.
Primary schools near 191 Lor 4 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
- Kheng Cheng School · 609 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Pei Chun Public School · 705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 805 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hong Wen School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,468 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,474 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,619 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bendemeer Primary School · 1,787 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,894 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 191 · 4 ROOM · 22 TO 24 · Improved · 48 years left | 84 sqm | S$645,000 | S$7,679 psm |
| Apr 2025 | Blk 191 · 4 ROOM · 19 TO 21 · Improved · 48 years left | 84 sqm | S$615,000 | S$7,321 psm |
| Jun 2024 | Blk 191 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 84 sqm | S$580,000 | S$6,905 psm |
| Jun 2024 | Blk 191 · 4 ROOM · 19 TO 21 · Improved · 49 years left | 84 sqm | S$570,000 | S$6,786 psm |
| May 2023 | Blk 191 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 84 sqm | S$535,000 | S$6,369 psm |
| Apr 2023 | Blk 191 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 84 sqm | S$493,000 | S$5,869 psm |
| Dec 2022 | Blk 191 · 4 ROOM · 22 TO 24 · Improved · 51 years left | 84 sqm | S$555,000 | S$6,607 psm |
| Dec 2022 | Blk 191 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 84 sqm | S$535,888 | S$6,380 psm |
| Nov 2022 | Blk 191 · 4 ROOM · 16 TO 18 · Improved · 51 years left | 84 sqm | S$565,000 | S$6,726 psm |
| Oct 2022 | Blk 191 · 4 ROOM · 22 TO 24 · Improved · 51 years left | 84 sqm | S$580,000 | S$6,905 psm |
| Jul 2022 | Blk 191 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 84 sqm | S$498,000 | S$5,929 psm |
| Nov 2021 | Blk 191 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 84 sqm | S$506,000 | S$6,024 psm |
Showing 12 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 191 · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 191 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 191 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 191 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 191 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 191 · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 191 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 191 · 4 ROOM | S$2,300 | — |
| Oct 2024 | Blk 191 · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 191 · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 191 · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 191 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 191 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 191 · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 191 · 4 ROOM | S$3,800 | — |
| Jan 2024 | Blk 191 · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 191 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 191 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 191 · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 191 · 4 ROOM | S$3,200 | — |
| Feb 2023 | Blk 191 · 4 ROOM | S$3,800 | — |
| Feb 2023 | Blk 191 · 4 ROOM | S$2,300 | — |
| Nov 2022 | Blk 191 · 4 ROOM | S$3,800 | — |
| Oct 2022 | Blk 191 · 4 ROOM | S$3,500 | — |
| Apr 2022 | Blk 191 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 191 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 191 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 191 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 191 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 191 · 4 ROOM | S$2,350 | — |
| Nov 2021 | Blk 191 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 191 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 191 · 4 ROOM | S$2,700 | — |
| Apr 2021 | Blk 191 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 191 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 191 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 191 · 4 ROOM | S$2,250 | — |
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 46 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 | 41 years | S$589,861 | S$651,254 | S$705,321 | S$717,656 |
| 10 years | 36 years | S$550,627 | S$671,212 | S$787,285 | S$815,063 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.