Blk 221 Lor 8 Toa Payoh
Project page · 99-year lease from 1976
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 219 | 07 TO 09 | 82 sqm | S$420,000 | S$5,122 psm | ×1.000 | S$5,122 psm |
| Oct 2026 | Blk 219 | 16 TO 18 | 82 sqm | S$463,888 | S$5,657 psm | ×1.000 | S$5,657 psm |
| Jul 2026 | Blk 222 | 01 TO 03 | 82 sqm | S$429,000 | S$5,232 psm | ×1.000 | S$5,232 psm |
| Jul 2026 | Blk 222 | 04 TO 06 | 82 sqm | S$430,000 | S$5,244 psm | ×1.000 | S$5,244 psm |
| Jul 2026 | Blk 219 | 13 TO 15 | 82 sqm | S$430,000 | S$5,244 psm | ×1.000 | S$5,244 psm |
| Jul 2026 | Blk 214 | 13 TO 15 | 82 sqm | S$480,000 | S$5,854 psm | ×1.000 | S$5,854 psm |
| Jun 2026 | Blk 213 | 13 TO 15 | 82 sqm | S$465,000 | S$5,671 psm | ×1.000 | S$5,671 psm |
| Mar 2026 | Blk 219 | 01 TO 03 | 82 sqm | S$450,000 | S$5,488 psm | ×0.997 | S$5,472 psm |
| Mar 2026 | Blk 213 | 01 TO 03 | 82 sqm | S$440,000 | S$5,366 psm | ×0.997 | S$5,350 psm |
| Mar 2026 | Blk 227 | 10 TO 12 | 82 sqm | S$485,000 | S$5,915 psm | ×0.997 | S$5,897 psm |
| Feb 2026 | Blk 226 | 10 TO 12 | 82 sqm | S$480,000 | S$5,854 psm | ×0.997 | S$5,836 psm |
| Dec 2025 | Blk 226 | 01 TO 03 | 82 sqm | S$438,000 | S$5,341 psm | ×0.996 | S$5,320 psm |
| Dec 2025 | Blk 227 | 13 TO 15 | 82 sqm | S$490,000 | S$5,976 psm | ×0.996 | S$5,952 psm |
| Nov 2025 | Blk 222 | 10 TO 12 | 82 sqm | S$513,000 | S$6,256 psm | ×0.996 | S$6,232 psm |
| Nov 2025 | Blk 226 | 04 TO 06 | 82 sqm | S$510,000 | S$6,220 psm | ×0.996 | S$6,195 psm |
| Nov 2025 | Blk 222 | 01 TO 03 | 82 sqm | S$430,000 | S$5,244 psm | ×0.996 | S$5,223 psm |
| Nov 2025 | Blk 228 | 01 TO 03 | 82 sqm | S$420,000 | S$5,122 psm | ×0.996 | S$5,102 psm |
| Nov 2025 | Blk 222 | 07 TO 09 | 82 sqm | S$480,000 | S$5,854 psm | ×0.996 | S$5,831 psm |
How accurate is this estimate for Lor 8 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Lor 8 Toa Payoh since.
- Median error
- 7.4%
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.
8.42% gross yield
S$38,400 of rent a year against the estimate above · 0.42 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 51 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 | 213 | 4 ROOM | S$3,550 |
| Sept 2026 | 221 | 4 ROOM | S$3,500 |
| Sept 2026 | 11 | 4 ROOM | S$3,300 |
| Sept 2026 | 226 | 4 ROOM | S$3,300 |
| Sept 2026 | 222 | 4 ROOM | S$3,100 |
| Aug 2026 | 227 | 4 ROOM | S$3,600 |
| Jul 2026 | 219 | 4 ROOM | S$3,500 |
| Jul 2026 | 227 | 4 ROOM | S$3,100 |
median of 51 HDB rental approvals for 4 ROOM on Lor 8 Toa Payoh since 2025-10.
Buying or selling at S$456,280?
Buying: Stamp duty on S$456,280 · Cash and CPF needed on S$456,280 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$456,280.
Each opens with this figure filled in; change anything there.
Primary schools near 221 Lor 8 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
- First Toa Payoh Primary School · 204 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 530 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 709 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 871 m · no 2025 Phase 2C ballot
1 to 2 km
- Kheng Cheng School · 1,125 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Yangzheng Primary School · 1,378 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,455 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,775 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,846 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,895 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 221 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 82 sqm | S$485,000 | S$5,915 psm |
| Apr 2025 | Blk 221 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 82 sqm | S$462,500 | S$5,640 psm |
| Feb 2025 | Blk 221 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 82 sqm | S$508,000 | S$6,195 psm |
| Mar 2024 | Blk 221 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 82 sqm | S$470,000 | S$5,732 psm |
| Jan 2024 | Blk 221 · 4 ROOM · 16 TO 18 · Improved · 51 years left | 82 sqm | S$440,000 | S$5,366 psm |
| Jan 2023 | Blk 221 · 4 ROOM · 10 TO 12 · Improved · 53 years left | 82 sqm | S$442,000 | S$5,390 psm |
| Sept 2022 | Blk 221 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 82 sqm | S$430,000 | S$5,244 psm |
Showing 7 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 221 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 221 · 4 ROOM | S$2,388 | — |
| Oct 2025 | Blk 221 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 221 · 4 ROOM | S$2,400 | — |
| Sept 2024 | Blk 221 · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 221 · 4 ROOM | S$1,900 | — |
| Oct 2023 | Blk 221 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 221 · 4 ROOM | S$2,400 | — |
| Sept 2022 | Blk 221 · 4 ROOM | S$3,800 | — |
| Aug 2022 | Blk 221 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 221 · 4 ROOM | S$1,900 | — |
| Sept 2021 | Blk 221 · 4 ROOM | S$2,400 | — |
| Aug 2021 | Blk 221 · 4 ROOM | S$1,950 | — |
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 48 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 | 43 years | S$429,700 | S$474,423 | S$513,810 | S$522,796 |
| 10 years | 38 years | S$401,119 | S$488,962 | S$573,518 | S$593,754 |
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.