Blk 222 Lor 8 Toa Payoh
Project page · 99-year lease from 1976
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 222 | 01 TO 03 | 82 sqm | S$430,000 | S$5,244 psm | ×0.996 | S$5,223 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.
8.93% gross yield
S$38,400 of rent a year against the estimate above · 0.93 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$430,000?
Buying: Stamp duty on S$430,000 · Cash and CPF needed on S$430,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$430,000.
Each opens with this figure filled in; change anything there.
Primary schools near 222 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 · 85 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 415 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 990 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
1 to 2 km
- St. Gabriel's Primary School (boys) · 1,009 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,451 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,513 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,736 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,765 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 1,969 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 222 · 4 ROOM · 04 TO 06 · Improved · 49 years left | 82 sqm | S$430,000 | S$5,244 psm |
| Jul 2026 | Blk 222 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 82 sqm | S$429,000 | S$5,232 psm |
| Nov 2025 | Blk 222 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 82 sqm | S$480,000 | S$5,854 psm |
| Nov 2025 | Blk 222 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 82 sqm | S$430,000 | S$5,244 psm |
| Nov 2025 | Blk 222 · 4 ROOM · 10 TO 12 · Improved · 49 years left | 82 sqm | S$513,000 | S$6,256 psm |
| Oct 2025 | Blk 222 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 82 sqm | S$465,000 | S$5,671 psm |
| Aug 2025 | Blk 222 · 4 ROOM · 16 TO 18 · Improved · 50 years left | 82 sqm | S$465,000 | S$5,671 psm |
| Mar 2025 | Blk 222 · 4 ROOM · 19 TO 21 · Improved · 50 years left | 82 sqm | S$505,000 | S$6,159 psm |
| Feb 2025 | Blk 222 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 82 sqm | S$485,000 | S$5,915 psm |
| Feb 2025 | Blk 222 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 82 sqm | S$460,000 | S$5,610 psm |
| Feb 2025 | Blk 222 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 82 sqm | S$465,000 | S$5,671 psm |
| Sept 2024 | Blk 222 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 82 sqm | S$478,000 | S$5,829 psm |
| Aug 2024 | Blk 222 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 82 sqm | S$507,178 | S$6,185 psm |
| Feb 2024 | Blk 222 · 4 ROOM · 19 TO 21 · Improved · 51 years left | 82 sqm | S$490,000 | S$5,976 psm |
| Feb 2024 | Blk 222 · 4 ROOM · 13 TO 15 · Improved · 51 years left | 82 sqm | S$468,000 | S$5,707 psm |
| Jan 2024 | Blk 222 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 82 sqm | S$430,000 | S$5,244 psm |
| Aug 2023 | Blk 222 · 4 ROOM · 16 TO 18 · Improved · 52 years left | 82 sqm | S$480,000 | S$5,854 psm |
| Apr 2023 | Blk 222 · 4 ROOM · 01 TO 03 · Improved · 52 years left | 82 sqm | S$440,000 | S$5,366 psm |
| Feb 2022 | Blk 222 · 4 ROOM · 19 TO 21 · Improved · 53 years left | 82 sqm | S$438,888 | S$5,352 psm |
| Feb 2022 | Blk 222 · 4 ROOM · 16 TO 18 · Improved · 53 years left | 82 sqm | S$400,000 | S$4,878 psm |
| Dec 2021 | Blk 222 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 82 sqm | S$385,000 | S$4,695 psm |
| Nov 2021 | Blk 222 · 4 ROOM · 19 TO 21 · Improved · 53 years left | 82 sqm | S$435,000 | S$5,305 psm |
Showing 22 of 110.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 222 · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 222 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 222 · 4 ROOM | S$2,900 | — |
| Mar 2026 | Blk 222 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 222 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 222 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 222 · 4 ROOM | S$2,800 | — |
| Nov 2025 | Blk 222 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 222 · 4 ROOM | S$1,800 | — |
| May 2025 | Blk 222 · 4 ROOM | S$2,500 | — |
| Mar 2025 | Blk 222 · 4 ROOM | S$3,100 | — |
| Feb 2025 | Blk 222 · 4 ROOM | S$2,960 | — |
| Nov 2024 | Blk 222 · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 222 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 222 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 222 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 222 · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 222 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 222 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 222 · 4 ROOM | S$2,900 | — |
| Feb 2024 | Blk 222 · 4 ROOM | S$2,900 | — |
| Jan 2024 | Blk 222 · 4 ROOM | S$2,800 | — |
| Dec 2023 | Blk 222 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 222 · 4 ROOM | S$1,800 | — |
| Oct 2023 | Blk 222 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 222 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 222 · 4 ROOM | S$2,700 | — |
| May 2023 | Blk 222 · 4 ROOM | S$2,000 | — |
| Apr 2023 | Blk 222 · 4 ROOM | S$2,900 | — |
| Mar 2023 | Blk 222 · 4 ROOM | S$3,000 | — |
| Jan 2023 | Blk 222 · 4 ROOM | S$3,700 | — |
| Dec 2022 | Blk 222 · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 222 · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 222 · 4 ROOM | S$2,900 | — |
| Oct 2022 | Blk 222 · 4 ROOM | S$2,500 | — |
| Oct 2022 | Blk 222 · 4 ROOM | S$2,100 | — |
| Aug 2022 | Blk 222 · 4 ROOM | S$3,100 | — |
| Apr 2022 | Blk 222 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 222 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 222 · 4 ROOM | S$2,050 | — |
| Feb 2022 | Blk 222 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 222 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 222 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 222 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 222 · 4 ROOM | S$1,950 | — |
| Sept 2021 | Blk 222 · 4 ROOM | S$2,100 | — |
| Jun 2021 | Blk 222 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 222 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 222 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 222 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 222 · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 222 · 4 ROOM | S$1,850 | — |
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$404,951 | S$447,098 | S$484,216 | S$492,684 |
| 10 years | 38 years | S$378,016 | S$460,799 | S$540,485 | S$559,556 |
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.