Blk 172A Lor 1 Toa Payoh
Project page · 99-year lease from 1995
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 156 | 16 TO 18 | 101 sqm | S$790,000 | S$7,822 psm | ×1.000 | S$7,822 psm |
| Sept 2026 | Blk 239 | 19 TO 21 | 103 sqm | S$810,000 | S$7,864 psm | ×1.000 | S$7,864 psm |
| Aug 2026 | Blk 156 | 10 TO 12 | 101 sqm | S$900,000 | S$8,911 psm | ×1.000 | S$8,911 psm |
| Jul 2026 | Blk 155 | 04 TO 06 | 101 sqm | S$868,000 | S$8,594 psm | ×1.000 | S$8,594 psm |
| May 2026 | Blk 156 | 16 TO 18 | 101 sqm | S$894,000 | S$8,851 psm | ×1.000 | S$8,851 psm |
| Jan 2026 | Blk 239 | 22 TO 24 | 103 sqm | S$700,000 | S$6,796 psm | ×0.997 | S$6,776 psm |
| Jan 2026 | Blk 155 | 19 TO 21 | 100 sqm | S$943,888 | S$9,439 psm | ×0.997 | S$9,411 psm |
| Nov 2025 | Blk 156 | 04 TO 06 | 101 sqm | S$896,000 | S$8,871 psm | ×0.996 | S$8,836 psm |
| Nov 2025 | Blk 171 | 04 TO 06 | 105 sqm | S$789,000 | S$7,514 psm | ×0.996 | S$7,485 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.
5.29% gross yield
S$48,000 of rent a year against the estimate above · 1.4 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 60 to 69 years of lease left yield 6.69%, from 75 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 | 130B | 4 ROOM | S$4,500 |
| Sept 2026 | 130B | 4 ROOM | S$4,000 |
| Aug 2026 | 130A | 4 ROOM | S$4,500 |
| Aug 2026 | 171 | 4 ROOM | S$4,000 |
| Jul 2026 | 155 | 4 ROOM | S$4,100 |
| Jul 2026 | 239 | 4 ROOM | S$2,300 |
| Jul 2026 | 156 | 4 ROOM | S$1,900 |
| Jun 2026 | 171 | 4 ROOM | S$4,150 |
median of 35 HDB rental approvals for 4 ROOM on Lor 1 Toa Payoh since 2025-10.
Buying or selling at S$906,673?
Buying: Stamp duty on S$906,673 · Cash and CPF needed on S$906,673 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$906,673.
Each opens with this figure filled in; change anything there.
Primary schools near 172a 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
- CHIJ Primary (Toa Payoh) (girls) · 177 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 871 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
1 to 2 km
- Marymount Convent School (girls) · 1,052 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anglo-Chinese School (Primary) (boys) · 1,303 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,370 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Pei Chun Public School · 1,568 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Singapore Chinese Girls' Primary School (girls) · 1,738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,760 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,850 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 172A · 4 ROOM · 04 TO 06 · Model A · 69 years left excluded: outlier | 105 sqm | S$760,000 | S$7,238 psm |
| May 2025 | Blk 172A · 4 ROOM · 01 TO 03 · Model A · 69 years left excluded: outlier | 105 sqm | S$740,000 | S$7,048 psm |
| May 2023 | Blk 172A · 4 ROOM · 01 TO 03 · Model A · 71 years left | 106 sqm | S$690,000 | S$6,509 psm |
| May 2022 | Blk 172A · 4 ROOM · 01 TO 03 · Model A · 72 years left | 104 sqm | S$700,000 | S$6,731 psm |
Showing 4 of 20.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2023 | Blk 172A · 4 ROOM | S$2,900 | — |
| Jun 2022 | Blk 172A · 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 67 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 | 62 years | S$878,365 | S$969,786 | S$1,050,297 | S$1,068,666 |
| 10 years | 57 years | S$847,442 | S$1,033,027 | S$1,211,669 | S$1,254,421 |
| 20 years | 47 years | S$768,216 | S$1,141,529 | S$1,570,477 | S$1,683,256 |
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.