Blk 223 Lor 8 Toa Payoh
Project page · 99-year lease from 1976
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 218 | 25 TO 27 | 117 sqm | S$660,000 | S$5,641 psm | ×1.000 | S$5,641 psm |
| Sept 2026 | Blk 223 | 01 TO 03 | 117 sqm | S$648,000 | S$5,538 psm | ×1.000 | S$5,538 psm |
| Aug 2026 | Blk 215 | 16 TO 18 | 117 sqm | S$688,000 | S$5,880 psm | ×1.000 | S$5,880 psm |
| Aug 2026 | Blk 230 | 16 TO 18 | 117 sqm | S$695,000 | S$5,940 psm | ×1.000 | S$5,940 psm |
| Jul 2026 | Blk 218 | 07 TO 09 | 114 sqm | S$608,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| May 2026 | Blk 229 | 16 TO 18 | 117 sqm | S$670,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Apr 2026 | Blk 217 | 13 TO 15 | 114 sqm | S$688,000 | S$6,035 psm | ×1.000 | S$6,035 psm |
| Apr 2026 | Blk 217 | 01 TO 03 | 117 sqm | S$650,000 | S$5,556 psm | ×1.000 | S$5,556 psm |
| Mar 2026 | Blk 229 | 13 TO 15 | 114 sqm | S$670,000 | S$5,877 psm | ×0.997 | S$5,860 psm |
| Jan 2026 | Blk 223 | 19 TO 21 | 117 sqm | S$721,888 | S$6,170 psm | ×0.997 | S$6,152 psm |
| Dec 2025 | Blk 216 | 19 TO 21 | 114 sqm | S$683,000 | S$5,991 psm | ×0.996 | S$5,968 psm |
| Dec 2025 | Blk 216 | 13 TO 15 | 114 sqm | S$688,000 | S$6,035 psm | ×0.996 | S$6,011 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.
6.03% gross yield
S$41,400 of rent a year against the estimate above · 0.26 points above flats like it
Homes like this rent for about S$3,450 a month, the middle of 16 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 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 |
|---|---|---|---|
| Sept 2026 | 215 | 5 ROOM | S$3,500 |
| Sept 2026 | 217 | 5 ROOM | S$3,400 |
| Aug 2026 | 218 | 5 ROOM | S$4,400 |
| Aug 2026 | 224 | 5 ROOM | S$3,800 |
| Aug 2026 | 224 | 5 ROOM | S$3,600 |
| Aug 2026 | 216 | 5 ROOM | S$2,900 |
| Jul 2026 | 230 | 5 ROOM | S$3,900 |
| Jun 2026 | 224 | 5 ROOM | S$3,650 |
median of 16 HDB rental approvals for 5 ROOM on Lor 8 Toa Payoh since 2025-10.
Buying or selling at S$686,802?
Buying: Stamp duty on S$686,802 · Cash and CPF needed on S$686,802 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$686,802.
Each opens with this figure filled in; change anything there.
Primary schools near 223 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 · 28 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 356 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 821 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 918 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) · 1,087 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,449 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,608 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,680 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 223 · 5 ROOM · 01 TO 03 · Standard · 49 years left | 117 sqm | S$648,000 | S$5,538 psm |
| Jan 2026 | Blk 223 · 5 ROOM · 19 TO 21 · Standard · 49 years left | 117 sqm | S$721,888 | S$6,170 psm |
| Sept 2025 | Blk 223 · 5 ROOM · 13 TO 15 · Standard · 50 years left excluded: outlier | 114 sqm | S$638,000 | S$5,596 psm |
| Jun 2025 | Blk 223 · 5 ROOM · 10 TO 12 · Standard · 50 years left | 117 sqm | S$730,000 | S$6,239 psm |
| Jun 2024 | Blk 223 · 5 ROOM · 07 TO 09 · Standard · 51 years left | 117 sqm | S$690,000 | S$5,897 psm |
| Jun 2024 | Blk 223 · 5 ROOM · 10 TO 12 · Standard · 51 years left | 117 sqm | S$679,000 | S$5,803 psm |
Showing 6 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 223 · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 223 · 5 ROOM | S$3,200 | — |
| Nov 2024 | Blk 223 · 5 ROOM | S$3,400 | — |
| Jul 2023 | Blk 223 · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 223 · 5 ROOM | S$3,800 | — |
| Sept 2022 | Blk 223 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 223 · 5 ROOM | S$2,500 | — |
| Mar 2021 | Blk 223 · 5 ROOM | S$2,400 | — |
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$646,793 | S$714,111 | S$773,396 | S$786,922 |
| 10 years | 38 years | S$603,772 | S$735,995 | S$863,271 | S$893,730 |
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.