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HDB · 311131

Blk 131A Lor 1 Toa Payoh

Project page · 99-year lease from 2018

Indicative value range
S$1,106,454 – S$1,169,042
Indicative mid S$1,133,333 · S$12,186 psm

Based on 20 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 130A22 TO 2493 sqmS$1,140,000S$12,258 psm×1.000S$12,258 psm
Sept 2026Blk 130A31 TO 3393 sqmS$1,150,000S$12,366 psm×1.000S$12,366 psm
Aug 2026Blk 130B19 TO 2193 sqmS$1,160,000S$12,473 psm×1.000S$12,473 psm
Jun 2026Blk 130B01 TO 0393 sqmS$1,020,000S$10,968 psm×1.000S$10,968 psm
May 2026Blk 130A37 TO 3993 sqmS$1,200,000S$12,903 psm×1.000S$12,903 psm
May 2026Blk 130B34 TO 3693 sqmS$1,182,889S$12,719 psm×1.000S$12,719 psm
Apr 2026Blk 130A07 TO 0993 sqmS$1,075,000S$11,559 psm×1.000S$11,559 psm
Mar 2026Blk 130B16 TO 1893 sqmS$1,130,000S$12,151 psm×0.997S$12,115 psm
Mar 2026Blk 130B28 TO 3093 sqmS$1,168,000S$12,559 psm×0.997S$12,522 psm
Feb 2026Blk 131A28 TO 3093 sqmS$1,200,000S$12,903 psm×0.997S$12,865 psm
Feb 2026Blk 130B28 TO 3093 sqmS$1,186,000S$12,753 psm×0.997S$12,715 psm
Jan 2026Blk 130B19 TO 2193 sqmS$1,110,000S$11,935 psm×0.997S$11,900 psm
Jan 2026Blk 130B07 TO 0993 sqmS$1,098,000S$11,806 psm×0.997S$11,772 psm
Dec 2025Blk 130A22 TO 2493 sqmS$1,125,000S$12,097 psm×0.996S$12,049 psm
Dec 2025Blk 130B13 TO 1593 sqmS$1,113,000S$11,968 psm×0.996S$11,921 psm
Dec 2025Blk 130B22 TO 2493 sqmS$1,158,000S$12,452 psm×0.996S$12,403 psm
Nov 2025Blk 131B16 TO 1893 sqmS$1,130,000S$12,151 psm×0.996S$12,103 psm
Nov 2025Blk 130B16 TO 1893 sqmS$1,110,000S$11,935 psm×0.996S$11,889 psm
Nov 2025Blk 131B13 TO 1593 sqmS$1,090,000S$11,720 psm×0.996S$11,674 psm
Nov 2025Blk 130B40 TO 4293 sqmS$1,200,000S$12,903 psm×0.996S$12,853 psm

How accurate is this estimate for Lor 1 Toa Payoh?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 139 sales in Lor 1 Toa Payoh since.

Median error
5.6%

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.

4.24% gross yield

S$48,000 of rent a year against the estimate above · 1.09 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 35 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

ApprovedBlockFlatRent a month
Sept 2026130B4 ROOMS$4,500
Sept 2026130B4 ROOMS$4,000
Aug 2026130A4 ROOMS$4,500
Aug 20261714 ROOMS$4,000
Jul 20261554 ROOMS$4,100
Jul 20262394 ROOMS$2,300
Jul 20261564 ROOMS$1,900
Jun 20261714 ROOMS$4,150

median of 35 HDB rental approvals for 4 ROOM on Lor 1 Toa Payoh since 2025-10.

Buying or selling at S$1,133,333?

Buying: Stamp duty on S$1,133,333 · Cash and CPF needed on S$1,133,333 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,133,333.

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

Primary schools near 131a Lor 1 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
Feb 2026
Blk 131A · 4 ROOM · 28 TO 30 · Model A · 92 years left
93 sqmS$1,200,000S$12,903 psm
Jan 2026
Blk 131A · 3 ROOM · 31 TO 33 · Model A · 92 years left
68 sqmS$868,000S$12,765 psm
Jul 2025
Blk 131A · 4 ROOM · 34 TO 36 · Model A · 92 years left
93 sqmS$1,190,000S$12,796 psm
May 2025
Blk 131A · 3 ROOM · 07 TO 09 · Model A · 92 years left
68 sqmS$768,000S$11,294 psm
May 2025
Blk 131A · 3 ROOM · 25 TO 27 · Model A · 92 years left
68 sqmS$813,000S$11,956 psm
Apr 2025
Blk 131A · 4 ROOM · 34 TO 36 · Model A · 92 years left
93 sqmS$1,170,000S$12,581 psm
Mar 2025
Blk 131A · 4 ROOM · 25 TO 27 · Model A · 93 years left
93 sqmS$1,165,000S$12,527 psm
Feb 2025
Blk 131A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$1,070,000S$11,505 psm
Jan 2025
Blk 131A · 4 ROOM · 04 TO 06 · Model A · 93 years left
excluded: outlier
93 sqmS$998,000S$10,731 psm
Dec 2024
Blk 131A · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$1,118,000S$12,022 psm
Dec 2024
Blk 131A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$1,070,000S$11,505 psm
Nov 2024
Blk 131A · 3 ROOM · 28 TO 30 · Model A · 93 years left
68 sqmS$795,000S$11,691 psm
Aug 2024
Blk 131A · 3 ROOM · 37 TO 39 · Model A · 93 years left
68 sqmS$810,000S$11,912 psm
May 2024
Blk 131A · 3 ROOM · 28 TO 30 · Model A · 93 years left
68 sqmS$780,888S$11,484 psm
Mar 2024
Blk 131A · 4 ROOM · 31 TO 33 · Model A · 93 years left
93 sqmS$1,000,000S$10,753 psm
Sept 2023
Blk 131A · 4 ROOM · 25 TO 27 · Model A · 94 years left
93 sqmS$1,035,000S$11,129 psm
Aug 2023
Blk 131A · 3 ROOM · 16 TO 18 · Model A · 94 years left
68 sqmS$742,888S$10,925 psm
Jul 2023
Blk 131A · 4 ROOM · 40 TO 42 · Model A · 94 years left
93 sqmS$1,100,000S$11,828 psm
Jul 2023
Blk 131A · 3 ROOM · 16 TO 18 · Model A · 94 years left
68 sqmS$737,000S$10,838 psm
Jun 2023
Blk 131A · 3 ROOM · 31 TO 33 · Model A · 94 years left
68 sqmS$738,000S$10,853 psm
Jun 2023
Blk 131A · 3 ROOM · 04 TO 06 · Model A · 94 years left
68 sqmS$718,000S$10,559 psm
Jun 2023
Blk 131A · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$717,000S$10,544 psm
Mar 2023
Blk 131A · 4 ROOM · 28 TO 30 · Model A · 94 years left
93 sqmS$998,888S$10,741 psm
Mar 2023
Blk 131A · 4 ROOM · 31 TO 33 · Model A · 94 years left
93 sqmS$998,000S$10,731 psm
Feb 2023
Blk 131A · 4 ROOM · 28 TO 30 · Model A · 95 years left
93 sqmS$1,050,000S$11,290 psm
Feb 2023
Blk 131A · 4 ROOM · 37 TO 39 · Model A · 95 years left
93 sqmS$998,333S$10,735 psm
Feb 2023
Blk 131A · 3 ROOM · 31 TO 33 · Model A · 95 years left
68 sqmS$680,000S$10,000 psm
Jan 2023
Blk 131A · 4 ROOM · 34 TO 36 · Model A · 95 years left
93 sqmS$999,999S$10,753 psm
Dec 2022
Blk 131A · 4 ROOM · 31 TO 33 · Model A · 95 years left
93 sqmS$1,018,000S$10,946 psm
Nov 2022
Blk 131A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$946,000S$10,172 psm
Nov 2022
Blk 131A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$945,888S$10,171 psm
Oct 2022
Blk 131A · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$908,000S$9,763 psm
Oct 2022
Blk 131A · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$865,000S$9,301 psm
Sept 2022
Blk 131A · 4 ROOM · 34 TO 36 · Model A · 95 years left
93 sqmS$975,000S$10,484 psm
Sept 2022
Blk 131A · 3 ROOM · 34 TO 36 · Model A · 95 years left
68 sqmS$750,000S$11,029 psm
Sept 2022
Blk 131A · 3 ROOM · 37 TO 39 · Model A · 95 years left
68 sqmS$725,000S$10,662 psm
Aug 2022
Blk 131A · 3 ROOM · 37 TO 39 · Model A · 95 years left
68 sqmS$695,000S$10,221 psm

Sale prices as filed in caveats.

Where the lease takes this

About 90 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 years85 yearsS$1,077,461S$1,189,604S$1,288,364S$1,310,896
10 years80 yearsS$1,011,651S$1,233,197S$1,446,454S$1,497,490
20 years70 yearsS$892,365S$1,326,008S$1,824,277S$1,955,282

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.