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HDB · 310228

Blk 228 Lor 8 Toa Payoh

Project page · 99-year lease from 1976

Indicative value range
S$430,000 – S$479,646
Indicative mid S$456,280 · S$5,564 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 21907 TO 0982 sqmS$420,000S$5,122 psm×1.000S$5,122 psm
Oct 2026Blk 21916 TO 1882 sqmS$463,888S$5,657 psm×1.000S$5,657 psm
Jul 2026Blk 22201 TO 0382 sqmS$429,000S$5,232 psm×1.000S$5,232 psm
Jul 2026Blk 22204 TO 0682 sqmS$430,000S$5,244 psm×1.000S$5,244 psm
Jul 2026Blk 21913 TO 1582 sqmS$430,000S$5,244 psm×1.000S$5,244 psm
Jul 2026Blk 21413 TO 1582 sqmS$480,000S$5,854 psm×1.000S$5,854 psm
Jun 2026Blk 21313 TO 1582 sqmS$465,000S$5,671 psm×1.000S$5,671 psm
Mar 2026Blk 21901 TO 0382 sqmS$450,000S$5,488 psm×0.997S$5,472 psm
Mar 2026Blk 21301 TO 0382 sqmS$440,000S$5,366 psm×0.997S$5,350 psm
Mar 2026Blk 22710 TO 1282 sqmS$485,000S$5,915 psm×0.997S$5,897 psm
Feb 2026Blk 22610 TO 1282 sqmS$480,000S$5,854 psm×0.997S$5,836 psm
Dec 2025Blk 22601 TO 0382 sqmS$438,000S$5,341 psm×0.996S$5,320 psm
Dec 2025Blk 22713 TO 1582 sqmS$490,000S$5,976 psm×0.996S$5,952 psm
Nov 2025Blk 22210 TO 1282 sqmS$513,000S$6,256 psm×0.996S$6,232 psm
Nov 2025Blk 22604 TO 0682 sqmS$510,000S$6,220 psm×0.996S$6,195 psm
Nov 2025Blk 22201 TO 0382 sqmS$430,000S$5,244 psm×0.996S$5,223 psm
Nov 2025Blk 22801 TO 0382 sqmS$420,000S$5,122 psm×0.996S$5,102 psm
Nov 2025Blk 22207 TO 0982 sqmS$480,000S$5,854 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 20262134 ROOMS$3,550
Sept 20262214 ROOMS$3,500
Sept 2026114 ROOMS$3,300
Sept 20262264 ROOMS$3,300
Sept 20262224 ROOMS$3,100
Aug 20262274 ROOMS$3,600
Jul 20262194 ROOMS$3,500
Jul 20262274 ROOMS$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 228 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 228 · 4 ROOM · 01 TO 03 · Improved · 49 years left
excluded: outlier
82 sqmS$410,000S$5,000 psm
Nov 2025
Blk 228 · 4 ROOM · 01 TO 03 · Improved · 50 years left
82 sqmS$420,000S$5,122 psm
Aug 2025
Blk 228 · 4 ROOM · 13 TO 15 · Improved · 50 years left
82 sqmS$520,000S$6,341 psm
Apr 2025
Blk 228 · 4 ROOM · 10 TO 12 · Improved · 51 years left
82 sqmS$488,000S$5,951 psm
Dec 2024
Blk 228 · 4 ROOM · 16 TO 18 · Improved · 51 years left
82 sqmS$455,000S$5,549 psm
Sept 2024
Blk 228 · 4 ROOM · 01 TO 03 · Improved · 51 years left
82 sqmS$430,000S$5,244 psm
Apr 2024
Blk 228 · 4 ROOM · 13 TO 15 · Improved · 52 years left
82 sqmS$472,000S$5,756 psm
Oct 2023
Blk 228 · 4 ROOM · 16 TO 18 · Improved · 52 years left
82 sqmS$425,000S$5,183 psm
Sept 2022
Blk 228 · 4 ROOM · 07 TO 09 · Improved · 53 years left
82 sqmS$398,000S$4,854 psm
May 2022
Blk 228 · 4 ROOM · 04 TO 06 · Improved · 53 years left
82 sqmS$388,000S$4,732 psm
See more

Showing 10 of 51.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$429,700S$474,423S$513,810S$522,796
10 years38 yearsS$401,119S$488,962S$573,518S$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.