Blk 262 Toa Payoh East
Project page · 99-year lease from 2019
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 263 | 34 TO 36 | 68 sqm | S$700,000 | S$10,294 psm | ×1.000 | S$10,294 psm |
| Jun 2026 | Blk 263 | 19 TO 21 | 68 sqm | S$735,000 | S$10,809 psm | ×1.000 | S$10,809 psm |
| Jun 2026 | Blk 263 | 01 TO 03 | 68 sqm | S$685,000 | S$10,074 psm | ×1.000 | S$10,074 psm |
| Jun 2026 | Blk 263 | 10 TO 12 | 68 sqm | S$668,000 | S$9,824 psm | ×1.000 | S$9,824 psm |
| Apr 2026 | Blk 263 | 31 TO 33 | 68 sqm | S$711,000 | S$10,456 psm | ×1.000 | S$10,456 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.
4.97% gross yield
S$34,800 of rent a year against the estimate above · 0.97 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 49 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 263 | 3 ROOM | S$3,650 |
| Sept 2026 | 26 | 3 ROOM | S$3,200 |
| Sept 2026 | 262 | 3 ROOM | S$3,100 |
| Sept 2026 | 25 | 3 ROOM | S$3,000 |
| Sept 2026 | 25 | 3 ROOM | S$2,800 |
| Sept 2026 | 27 | 3 ROOM | S$1,900 |
| Aug 2026 | 263 | 3 ROOM | S$3,200 |
| Aug 2026 | 25 | 3 ROOM | S$3,000 |
median of 49 HDB rental approvals for 3 ROOM on Toa Payoh East since 2025-10.
Buying or selling at S$700,000?
Buying: Stamp duty on S$700,000 · Cash and CPF needed on S$700,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$700,000.
Each opens with this figure filled in; change anything there.
Primary schools near 262 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 · 349 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 744 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 920 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 997 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Hong Wen School · 1,185 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,315 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,490 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,850 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,858 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,973 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 |
|---|---|---|---|---|
| Oct 2026 | Blk 262 · 3 ROOM · 34 TO 36 · Model A · 92 years left excluded: outlier | 68 sqm | S$855,000 | S$12,574 psm |
| Apr 2026 | Blk 262 · 3 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 68 sqm | S$650,000 | S$9,559 psm |
| Mar 2026 | Blk 262 · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,015,000 | S$10,914 psm |
| Oct 2025 | Blk 262 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Sept 2025 | Blk 262 · 3 ROOM · 22 TO 24 · Model A · 93 years left | 68 sqm | S$768,000 | S$11,294 psm |
| Jun 2025 | Blk 262 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Jun 2025 | Blk 262 · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$830,000 | S$12,206 psm |
| Jun 2025 | Blk 262 · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$720,000 | S$10,588 psm |
| May 2025 | Blk 262 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| May 2025 | Blk 262 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Mar 2025 | Blk 262 · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$765,000 | S$11,250 psm |
| Feb 2025 | Blk 262 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Feb 2025 | Blk 262 · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$715,000 | S$10,515 psm |
| Jan 2025 | Blk 262 · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$1,065,000 | S$11,452 psm |
| Jan 2025 | Blk 262 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jan 2025 | Blk 262 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$735,000 | S$10,809 psm |
| Jan 2025 | Blk 262 · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$778,000 | S$11,441 psm |
| Dec 2024 | Blk 262 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$1,035,000 | S$11,129 psm |
| Sept 2024 | Blk 262 · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$770,888 | S$11,337 psm |
| Sept 2024 | Blk 262 · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$727,000 | S$10,691 psm |
| Aug 2024 | Blk 262 · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$785,000 | S$11,544 psm |
| Aug 2024 | Blk 262 · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Aug 2024 | Blk 262 · 3 ROOM · 34 TO 36 · Model A · 94 years left | 68 sqm | S$703,000 | S$10,338 psm |
| Aug 2024 | Blk 262 · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$688,000 | S$10,118 psm |
| Jul 2024 | Blk 262 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,056,088 | S$11,356 psm |
| Jul 2024 | Blk 262 · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Jun 2024 | Blk 262 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,025,000 | S$11,022 psm |
| Jun 2024 | Blk 262 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$952,000 | S$10,237 psm |
| Jun 2024 | Blk 262 · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Jun 2024 | Blk 262 · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$738,000 | S$10,853 psm |
| May 2024 | Blk 262 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Apr 2024 | Blk 262 · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Feb 2024 | Blk 262 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$982,000 | S$10,559 psm |
| Feb 2024 | Blk 262 · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$715,000 | S$10,515 psm |
| Jan 2024 | Blk 262 · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Dec 2023 | Blk 262 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Dec 2023 | Blk 262 · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Dec 2023 | Blk 262 · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$728,000 | S$10,706 psm |
| Nov 2023 | Blk 262 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$910,000 | S$9,785 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 262 · 4 ROOM | S$4,300 | — |
| Sept 2026 | Blk 262 · 3 ROOM | S$3,100 | — |
| Jul 2026 | Blk 262 · 3 ROOM | S$3,100 | — |
| May 2026 | Blk 262 · 3 ROOM | S$3,050 | — |
| Feb 2026 | Blk 262 · 4 ROOM | S$4,300 | — |
| Nov 2025 | Blk 262 · 3 ROOM | S$3,100 | — |
| Aug 2025 | Blk 262 · 4 ROOM | S$4,300 | — |
| May 2025 | Blk 262 · 3 ROOM | S$3,300 | — |
| Dec 2024 | Blk 262 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 262 · 4 ROOM | S$4,300 | — |
| Mar 2024 | Blk 262 · 3 ROOM | S$2,200 | — |
| Jan 2024 | Blk 262 · 3 ROOM | S$3,500 | — |
| Dec 2023 | Blk 262 · 3 ROOM | S$3,600 | — |
| Nov 2022 | Blk 262 · 3 ROOM | S$3,350 | — |
| May 2021 | Blk 262 · 4 ROOM | S$2,600 | — |
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$665,491 | S$734,756 | S$795,755 | S$809,671 |
| 10 years | 81 years | S$624,843 | S$761,680 | S$893,398 | S$924,921 |
| 20 years | 71 years | S$551,167 | S$819,005 | S$1,126,759 | S$1,207,674 |
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.