Blk 264 Toa Payoh East
Project page · 99-year lease from 2019
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 264 | 22 TO 24 | 93 sqm | S$1,055,000 | S$11,344 psm | ×1.000 | S$11,344 psm |
| May 2026 | Blk 264 | 19 TO 21 | 93 sqm | S$1,022,000 | S$10,989 psm | ×1.000 | S$10,989 psm |
| Apr 2026 | Blk 264 | 10 TO 12 | 93 sqm | S$968,888 | S$10,418 psm | ×1.000 | S$10,418 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.
4.93% gross yield
S$50,400 of rent a year against the estimate above · 0.4 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$1,022,000?
Buying: Stamp duty on S$1,022,000 · Cash and CPF needed on S$1,022,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,022,000.
Each opens with this figure filled in; change anything there.
Primary schools near 264 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 · 432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 826 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 918 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) · 1,017 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hong Wen School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,460 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,789 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,845 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,881 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 264 · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 93 sqm | S$825,000 | S$8,871 psm |
| Jun 2026 | Blk 264 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,055,000 | S$11,344 psm |
| May 2026 | Blk 264 · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,022,000 | S$10,989 psm |
| Apr 2026 | Blk 264 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$968,888 | S$10,418 psm |
| Sept 2025 | Blk 264 · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| Sept 2025 | Blk 264 · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$850,000 | S$9,140 psm |
| Sept 2025 | Blk 264 · 4 ROOM · 31 TO 33 · Model A · 93 years left | 93 sqm | S$1,068,000 | S$11,484 psm |
| Aug 2025 | Blk 264 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2025 | Blk 264 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$938,888 | S$10,096 psm |
| Jul 2025 | Blk 264 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jun 2025 | Blk 264 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| May 2025 | Blk 264 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$988,000 | S$10,624 psm |
| May 2025 | Blk 264 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,008,888 | S$10,848 psm |
| Apr 2025 | Blk 264 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,065,000 | S$11,452 psm |
| Mar 2025 | Blk 264 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Mar 2025 | Blk 264 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Mar 2025 | Blk 264 · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$880,888 | S$9,472 psm |
| Jan 2025 | Blk 264 · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$968,000 | S$10,409 psm |
| Dec 2024 | Blk 264 · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Dec 2024 | Blk 264 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$982,666 | S$10,566 psm |
| Oct 2024 | Blk 264 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,059,000 | S$11,387 psm |
| Oct 2024 | Blk 264 · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$1,038,888 | S$11,171 psm |
| Sept 2024 | Blk 264 · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$968,888 | S$10,418 psm |
| Jul 2024 | Blk 264 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Jul 2024 | Blk 264 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$978,888 | S$10,526 psm |
| Jul 2024 | Blk 264 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Jun 2024 | Blk 264 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Jun 2024 | Blk 264 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$949,000 | S$10,204 psm |
| Jun 2024 | Blk 264 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jun 2024 | Blk 264 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$918,000 | S$9,871 psm |
| May 2024 | Blk 264 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Apr 2024 | Blk 264 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Apr 2024 | Blk 264 · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$904,588 | S$9,727 psm |
| Feb 2024 | Blk 264 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Jan 2024 | Blk 264 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,010,888 | S$10,870 psm |
| Jan 2024 | Blk 264 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$1,000,088 | S$10,754 psm |
| Dec 2023 | Blk 264 · 4 ROOM · 22 TO 24 · 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 |
|---|---|---|---|
| Aug 2026 | Blk 264 · 4 ROOM | S$4,400 | — |
| May 2026 | Blk 264 · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 264 · 4 ROOM | S$3,800 | — |
| Jan 2025 | Blk 264 · 4 ROOM | S$4,300 | — |
| Nov 2024 | Blk 264 · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 264 · 4 ROOM | S$3,950 | — |
| Nov 2023 | Blk 264 · 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$971,617 | S$1,072,743 | S$1,161,802 | S$1,182,120 |
| 10 years | 81 years | S$912,271 | S$1,112,053 | S$1,304,362 | S$1,350,384 |
| 20 years | 71 years | S$804,704 | S$1,195,747 | S$1,645,069 | S$1,763,205 |
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.