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HDB · 311085

Blk 85A Lor 4 Toa Payoh

Project page · 99-year lease from 1972

Indicative value range
S$421,325 – S$424,549
Indicative mid S$423,888 · S$6,234 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
May 2026Blk 85A16 TO 1868 sqmS$423,888S$6,234 psm×1.000S$6,234 psm
Mar 2026Blk 85A16 TO 1868 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Dec 2025Blk 85A16 TO 1868 sqmS$426,888S$6,278 psm×0.996S$6,253 psm

How accurate is this estimate for Lor 4 Toa Payoh?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Lor 4 Toa Payoh since.

Median error
4.9%

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.

7.93% gross yield

S$33,600 of rent a year against the estimate above · 1.83 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 73 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

ApprovedBlockFlatRent a month
Sept 202685B3 ROOMS$3,200
Sept 2026663 ROOMS$3,050
Sept 202685A3 ROOMS$3,000
Aug 202685A3 ROOMS$3,300
Aug 202685C3 ROOMS$3,000
Aug 2026733 ROOMS$3,000
Aug 202685C3 ROOMS$2,800
Aug 2026663 ROOMS$2,800

median of 73 HDB rental approvals for 3 ROOM on Lor 4 Toa Payoh since 2025-10.

Buying or selling at S$423,888?

Buying: Stamp duty on S$423,888 · Cash and CPF needed on S$423,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$423,888.

Each opens with this figure filled in; change anything there.

Primary schools near 85a Lor 4 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 85A · 3 ROOM · 16 TO 18 · Improved · 45 years left
68 sqmS$423,888S$6,234 psm
Mar 2026
Blk 85A · 3 ROOM · 16 TO 18 · Improved · 45 years left
68 sqmS$420,000S$6,176 psm
Dec 2025
Blk 85A · 3 ROOM · 16 TO 18 · Improved · 45 years left
68 sqmS$426,888S$6,278 psm
Sept 2025
Blk 85A · 3 ROOM · 07 TO 09 · Improved · 45 years left
78 sqmS$472,000S$6,051 psm
Jan 2025
Blk 85A · 3 ROOM · 13 TO 15 · Improved · 46 years left
68 sqmS$390,000S$5,735 psm
Jan 2025
Blk 85A · 3 ROOM · 07 TO 09 · Improved · 46 years left
68 sqmS$400,000S$5,882 psm
Jan 2024
Blk 85A · 3 ROOM · 19 TO 21 · Improved · 47 years left
78 sqmS$485,000S$6,218 psm
Nov 2023
Blk 85A · 3 ROOM · 10 TO 12 · Improved · 47 years left
78 sqmS$432,000S$5,538 psm
Aug 2023
Blk 85A · 3 ROOM · 16 TO 18 · Improved · 47 years left
78 sqmS$460,000S$5,897 psm
Aug 2023
Blk 85A · 3 ROOM · 13 TO 15 · Improved · 48 years left
68 sqmS$390,000S$5,735 psm
May 2023
Blk 85A · 3 ROOM · 07 TO 09 · Improved · 48 years left
68 sqmS$378,800S$5,571 psm
Nov 2022
Blk 85A · 3 ROOM · 01 TO 03 · Improved · 48 years left
68 sqmS$345,000S$5,074 psm
Jul 2022
Blk 85A · 3 ROOM · 10 TO 12 · Improved · 49 years left
68 sqmS$335,000S$4,926 psm
Mar 2022
Blk 85A · 3 ROOM · 19 TO 21 · Improved · 49 years left
68 sqmS$375,000S$5,515 psm
See more

Showing 14 of 79.

Sale prices as filed in caveats.

Where the lease takes this

About 44 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years39 yearsS$395,694S$436,878S$473,147S$481,422

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.