Blk 99B Lor 2 Toa Payoh
Project page · 99-year lease from 1993
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 99A | 04 TO 06 | 145 sqm | S$1,200,000 | S$8,276 psm | ×1.000 | S$8,276 psm |
| Aug 2026 | Blk 101A | 07 TO 09 | 147 sqm | S$1,350,000 | S$9,184 psm | ×1.000 | S$9,184 psm |
| Mar 2026 | Blk 101B | 07 TO 09 | 145 sqm | S$1,225,000 | S$8,448 psm | ×0.997 | S$8,423 psm |
How accurate is this estimate for Lor 2 Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 75 sales in Lor 2 Toa Payoh since.
- Median error
- 5.0%
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.
4.42% gross yield
S$54,000 of rent a year against the estimate above · 0.28 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Jun 2026 | 101A | EXECUTIVE | S$4,500 |
| Dec 2025 | 99B | EXECUTIVE | S$4,900 |
| Oct 2025 | 99A | EXECUTIVE | S$3,100 |
median of 3 HDB rental approvals for EXECUTIVE on Lor 2 Toa Payoh since 2025-10.
Buying or selling at S$1,221,387?
Buying: Stamp duty on S$1,221,387 · Cash and CPF needed on S$1,221,387 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,221,387.
Each opens with this figure filled in; change anything there.
Primary schools near 99b Lor 2 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
- Kheng Cheng School · 83 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 780 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 860 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 875 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,367 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2022 | Blk 99B · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 145 sqm | S$986,000 | S$6,800 psm |
| Mar 2022 | Blk 99B · EXECUTIVE · 01 TO 03 · Apartment · 70 years left | 145 sqm | S$908,000 | S$6,262 psm |
Showing 2 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 99B · EXECUTIVE | S$4,900 | — |
| Feb 2025 | Blk 99B · EXECUTIVE | S$4,900 | — |
| Feb 2023 | Blk 99B · EXECUTIVE | S$4,800 | — |
| Sept 2022 | Blk 99B · EXECUTIVE | S$6,000 | — |
| Sept 2021 | Blk 99B · EXECUTIVE | S$3,000 | — |
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 65 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 | 60 years | S$1,183,253 | S$1,306,407 | S$1,414,864 | S$1,439,608 |
| 10 years | 55 years | S$1,141,596 | S$1,391,600 | S$1,632,250 | S$1,689,842 |
| 20 years | 45 years | S$1,034,870 | S$1,537,763 | S$2,115,602 | S$2,267,528 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.