Blk 232 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 232 | 07 TO 09 | 65 sqm | S$351,000 | S$5,400 psm | ×1.000 | S$5,400 psm |
| Apr 2026 | Blk 232 | 07 TO 09 | 65 sqm | S$340,000 | S$5,231 psm | ×1.000 | S$5,231 psm |
| Apr 2026 | Blk 232 | 04 TO 06 | 65 sqm | S$365,000 | S$5,615 psm | ×1.000 | S$5,615 psm |
| Apr 2026 | Blk 232 | 10 TO 12 | 65 sqm | S$343,000 | S$5,277 psm | ×1.000 | S$5,277 psm |
| Jan 2026 | Blk 232 | 07 TO 09 | 65 sqm | S$345,000 | S$5,308 psm | ×0.997 | S$5,292 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.
9.77% gross yield
S$33,600 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 35 approvals in the last year.
In Toa Payoh, flats of this type with 40 to 49 years of lease left yield 9.76%, from 40 blocks.
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 | 231 | 3 ROOM | S$3,000 |
| Sept 2026 | 231 | 3 ROOM | S$2,800 |
| Sept 2026 | 234 | 3 ROOM | S$2,700 |
| Aug 2026 | 225 | 3 ROOM | S$3,000 |
| Aug 2026 | 234 | 3 ROOM | S$3,000 |
| Aug 2026 | 233 | 3 ROOM | S$3,000 |
| Aug 2026 | 225 | 3 ROOM | S$2,400 |
| Jul 2026 | 232 | 3 ROOM | S$3,200 |
median of 35 HDB rental approvals for 3 ROOM on Lor 8 Toa Payoh since 2025-10.
Buying or selling at S$343,982?
Buying: Stamp duty on S$343,982 · Cash and CPF needed on S$343,982 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$343,982.
Each opens with this figure filled in; change anything there.
Primary schools near 232 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
- Pei Chun Public School · 259 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 363 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 903 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Kheng Cheng School · 1,204 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,283 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,301 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,564 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,713 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,762 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,778 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 65 sqm | S$351,000 | S$5,400 psm |
| Apr 2026 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$343,000 | S$5,277 psm |
| Apr 2026 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Apr 2026 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Jan 2026 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Sept 2025 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 50 years left excluded: outlier | 65 sqm | S$343,000 | S$5,277 psm |
| Aug 2025 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$383,000 | S$5,892 psm |
| Jul 2025 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$385,000 | S$5,923 psm |
| Jun 2025 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$363,000 | S$5,585 psm |
| Jun 2025 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$368,000 | S$5,662 psm |
| Nov 2024 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$382,000 | S$5,877 psm |
| May 2024 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 52 years left excluded: outlier | 65 sqm | S$383,000 | S$5,892 psm |
| Dec 2023 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Aug 2023 | Blk 232 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$360,000 | S$5,538 psm |
| May 2023 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 65 sqm | S$342,000 | S$5,262 psm |
| Aug 2022 | Blk 232 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 65 sqm | S$322,000 | S$4,954 psm |
| Jul 2022 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Feb 2022 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 54 years left excluded: outlier | 65 sqm | S$330,000 | S$5,077 psm |
| Oct 2021 | Blk 232 · 3 ROOM · 10 TO 12 · Improved · 54 years left excluded: outlier | 65 sqm | S$250,000 | S$3,846 psm |
Showing 19 of 91.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 232 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 232 · 3 ROOM | S$3,100 | — |
| Mar 2026 | Blk 232 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 232 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 232 · 3 ROOM | S$1,500 | — |
| Aug 2025 | Blk 232 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 232 · 3 ROOM | S$2,350 | — |
| Apr 2025 | Blk 232 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 232 · 3 ROOM | S$2,150 | — |
| Feb 2025 | Blk 232 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 232 · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 232 · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 232 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 232 · 3 ROOM | S$2,700 | — |
| Feb 2024 | Blk 232 · 3 ROOM | S$1,900 | — |
| Aug 2023 | Blk 232 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 232 · 3 ROOM | S$2,200 | — |
| Apr 2023 | Blk 232 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 232 · 3 ROOM | S$2,150 | — |
| Feb 2023 | Blk 232 · 3 ROOM | S$3,300 | — |
| Feb 2023 | Blk 232 · 3 ROOM | S$2,500 | — |
| Nov 2022 | Blk 232 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 232 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 232 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 232 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 232 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 232 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 232 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 232 · 3 ROOM | S$1,900 | — |
| Apr 2021 | Blk 232 · 3 ROOM | S$2,200 | — |
| Feb 2021 | Blk 232 · 3 ROOM | S$2,200 | — |
| Jan 2021 | Blk 232 · 3 ROOM | S$1,700 | — |
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$323,944 | S$357,660 | S$387,353 | S$394,127 |
| 10 years | 38 years | S$302,397 | S$368,620 | S$432,366 | S$447,621 |
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.