Blk 261 Toa Payoh East
Project page · 99-year lease from 2019
Based on 9 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 261 | 16 TO 18 | 93 sqm | S$1,040,000 | S$11,183 psm | ×1.000 | S$11,183 psm |
| Aug 2026 | Blk 261 | 13 TO 15 | 93 sqm | S$1,000,000 | S$10,753 psm | ×1.000 | S$10,753 psm |
| Jun 2026 | Blk 261 | 19 TO 21 | 93 sqm | S$1,038,000 | S$11,161 psm | ×1.000 | S$11,161 psm |
| May 2026 | Blk 261 | 10 TO 12 | 93 sqm | S$978,888 | S$10,526 psm | ×1.000 | S$10,526 psm |
| Apr 2026 | Blk 261 | 13 TO 15 | 93 sqm | S$910,000 | S$9,785 psm | ×1.000 | S$9,785 psm |
| Apr 2026 | Blk 261 | 28 TO 30 | 93 sqm | S$1,050,000 | S$11,290 psm | ×1.000 | S$11,290 psm |
| Jan 2026 | Blk 261 | 04 TO 06 | 93 sqm | S$975,188 | S$10,486 psm | ×0.997 | S$10,455 psm |
| Nov 2025 | Blk 261 | 07 TO 09 | 93 sqm | S$965,888 | S$10,386 psm | ×0.996 | S$10,345 psm |
| Nov 2025 | Blk 261 | 31 TO 33 | 93 sqm | S$1,098,000 | S$11,806 psm | ×0.996 | S$11,760 psm |
How accurate is this estimate for Toa Payoh East?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Toa Payoh East since.
- Median error
- 3.4%
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.
5.04% gross yield
S$50,400 of rent a year against the estimate above · 0.29 points below flats like it
Homes like this rent for about S$4,200 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 262 | 4 ROOM | S$4,300 |
| Sept 2026 | 270A | 4 ROOM | S$4,200 |
| Sept 2026 | 263 | 4 ROOM | S$4,000 |
| Aug 2026 | 264 | 4 ROOM | S$4,400 |
| Jul 2026 | 261 | 4 ROOM | S$4,300 |
| May 2026 | 264 | 4 ROOM | S$4,000 |
| Mar 2026 | 261 | 4 ROOM | S$3,900 |
| Feb 2026 | 262 | 4 ROOM | S$4,300 |
median of 11 HDB rental approvals for 4 ROOM on Toa Payoh East since 2025-10.
Buying or selling at S$1,000,000?
Buying: Stamp duty on S$1,000,000 · Cash and CPF needed on S$1,000,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,000,000.
Each opens with this figure filled in; change anything there.
Primary schools near 261 Toa Payoh East
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 · 318 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 711 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 868 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,047 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hong Wen School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,275 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,543 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,798 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,843 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,980 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 261 · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Aug 2026 | Blk 261 · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jun 2026 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,038,000 | S$11,161 psm |
| May 2026 | Blk 261 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$978,888 | S$10,526 psm |
| Apr 2026 | Blk 261 · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Apr 2026 | Blk 261 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Jan 2026 | Blk 261 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$975,188 | S$10,486 psm |
| Nov 2025 | Blk 261 · 4 ROOM · 31 TO 33 · Model A · 93 years left | 93 sqm | S$1,098,000 | S$11,806 psm |
| Nov 2025 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$965,888 | S$10,386 psm |
| Sept 2025 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Aug 2025 | Blk 261 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Apr 2025 | Blk 261 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Apr 2025 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Mar 2025 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$959,188 | S$10,314 psm |
| Feb 2025 | Blk 261 · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$968,000 | S$10,409 psm |
| Feb 2025 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Jan 2025 | Blk 261 · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$1,058,000 | S$11,376 psm |
| Jan 2025 | Blk 261 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Nov 2024 | Blk 261 · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Nov 2024 | Blk 261 · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$848,000 | S$9,118 psm |
| Oct 2024 | Blk 261 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$993,000 | S$10,677 psm |
| Oct 2024 | Blk 261 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Sept 2024 | Blk 261 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$1,008,000 | S$10,839 psm |
| Aug 2024 | Blk 261 · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Aug 2024 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$968,000 | S$10,409 psm |
| Aug 2024 | Blk 261 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$962,888 | S$10,354 psm |
| Aug 2024 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$958,000 | S$10,301 psm |
| Aug 2024 | Blk 261 · 4 ROOM · 16 TO 18 · Model A · 95 years left excluded: outlier | 93 sqm | S$870,000 | S$9,355 psm |
| Jul 2024 | Blk 261 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,030,088 | S$11,076 psm |
| Jun 2024 | Blk 261 · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$1,010,888 | S$10,870 psm |
| Jun 2024 | Blk 261 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| May 2024 | Blk 261 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$980,000 | S$10,538 psm |
| May 2024 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$958,000 | S$10,301 psm |
| Apr 2024 | Blk 261 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Mar 2024 | Blk 261 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,056,500 | S$11,360 psm |
| Feb 2024 | Blk 261 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,016,000 | S$10,925 psm |
| Feb 2024 | Blk 261 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Jan 2024 | Blk 261 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Dec 2023 | Blk 261 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Nov 2023 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 261 · 4 ROOM | S$4,300 | — |
| Mar 2026 | Blk 261 · 4 ROOM | S$3,900 | — |
| Jan 2026 | Blk 261 · 4 ROOM | S$4,100 | — |
| Nov 2025 | Blk 261 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 261 · 4 ROOM | S$3,250 | — |
| Apr 2025 | Blk 261 · 4 ROOM | S$4,150 | — |
| Jul 2024 | Blk 261 · 4 ROOM | S$4,200 | — |
| Apr 2024 | Blk 261 · 4 ROOM | S$4,000 | — |
| Mar 2024 | Blk 261 · 4 ROOM | S$4,150 | — |
| Mar 2024 | Blk 261 · 4 ROOM | S$3,900 | — |
| Nov 2023 | Blk 261 · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 261 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 261 · 4 ROOM | S$2,800 | — |
| Apr 2021 | Blk 261 · 4 ROOM | S$2,700 | — |
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 91 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 | 86 years | S$950,701 | S$1,049,651 | S$1,136,792 | S$1,156,673 |
| 10 years | 81 years | S$892,633 | S$1,088,115 | S$1,276,283 | S$1,321,315 |
| 20 years | 71 years | S$787,381 | S$1,170,007 | S$1,609,656 | S$1,725,249 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.