Blk 263 Toa Payoh East
Project page · 99-year lease from 2019
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 |
|---|---|---|---|---|---|---|---|
| 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 263 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 · 375 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 770 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 914 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,008 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hong Wen School · 1,163 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,295 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,483 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,735 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,843 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,890 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,941 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 |
|---|---|---|---|---|
| Jul 2026 | Blk 263 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Jul 2026 | Blk 263 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$983,800 | S$10,578 psm |
| Jul 2026 | Blk 263 · 3 ROOM · 34 TO 36 · Model A · 93 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jun 2026 | Blk 263 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$668,000 | S$9,824 psm |
| Jun 2026 | Blk 263 · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Jun 2026 | Blk 263 · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$735,000 | S$10,809 psm |
| Apr 2026 | Blk 263 · 3 ROOM · 31 TO 33 · Model A · 93 years left | 68 sqm | S$711,000 | S$10,456 psm |
| Mar 2026 | Blk 263 · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Dec 2025 | Blk 263 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,055,000 | S$11,344 psm |
| Oct 2025 | Blk 263 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Sept 2025 | Blk 263 · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$986,000 | S$10,602 psm |
| Sept 2025 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Aug 2025 | Blk 263 · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Aug 2025 | Blk 263 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$710,000 | S$10,441 psm |
| May 2025 | Blk 263 · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$740,000 | S$10,882 psm |
| May 2025 | Blk 263 · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$798,000 | S$11,735 psm |
| Apr 2025 | Blk 263 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Mar 2025 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$952,000 | S$10,237 psm |
| Feb 2025 | Blk 263 · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$780,000 | S$11,471 psm |
| Jan 2025 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$938,888 | S$10,096 psm |
| Jan 2025 | Blk 263 · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jan 2025 | Blk 263 · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Dec 2024 | Blk 263 · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Sept 2024 | Blk 263 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Sept 2024 | Blk 263 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Sept 2024 | Blk 263 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$730,000 | S$10,735 psm |
| Aug 2024 | Blk 263 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Aug 2024 | Blk 263 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$943,500 | S$10,145 psm |
| Aug 2024 | Blk 263 · 3 ROOM · 34 TO 36 · Model A · 94 years left | 68 sqm | S$748,888 | S$11,013 psm |
| Jul 2024 | Blk 263 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jul 2024 | Blk 263 · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Jul 2024 | Blk 263 · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Jun 2024 | Blk 263 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jun 2024 | Blk 263 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$891,888 | S$9,590 psm |
| Jun 2024 | Blk 263 · 3 ROOM · 28 TO 30 · Model A · 95 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Jun 2024 | Blk 263 · 3 ROOM · 34 TO 36 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Jun 2024 | Blk 263 · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$740,000 | S$10,882 psm |
| Jun 2024 | Blk 263 · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$736,000 | S$10,824 psm |
| Jun 2024 | Blk 263 · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$720,000 | S$10,588 psm |
| May 2024 | Blk 263 · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$765,000 | S$11,250 psm |
| May 2024 | Blk 263 · 3 ROOM · 07 TO 09 · Model A · 95 years left excluded: outlier | 68 sqm | S$712,000 | S$10,471 psm |
| Apr 2024 | Blk 263 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Apr 2024 | Blk 263 · 3 ROOM · 34 TO 36 · Model A · 95 years left | 68 sqm | S$765,000 | S$11,250 psm |
| Feb 2024 | Blk 263 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,031,000 | S$11,086 psm |
| Feb 2024 | Blk 263 · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$755,000 | S$11,103 psm |
| Feb 2024 | Blk 263 · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$717,500 | S$10,551 psm |
| Jan 2024 | Blk 263 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jan 2024 | Blk 263 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,010,000 | S$10,860 psm |
| Jan 2024 | Blk 263 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jan 2024 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jan 2024 | Blk 263 · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Dec 2023 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$888,000 | S$9,548 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 263 · 4 ROOM | S$4,000 | — |
| Sept 2026 | Blk 263 · 3 ROOM | S$3,650 | — |
| Aug 2026 | Blk 263 · 3 ROOM | S$3,200 | — |
| Jan 2026 | Blk 263 · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 263 · 3 ROOM | S$3,200 | — |
| Feb 2024 | Blk 263 · 4 ROOM | S$4,200 | — |
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.