Blk 82B Lor 4 Toa Payoh
Project page · 99-year lease from 1996
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 82B | 07 TO 09 | 121 sqm | S$1,080,000 | S$8,926 psm | ×1.000 | S$8,926 psm |
| May 2026 | Blk 82B | 01 TO 03 | 121 sqm | S$1,036,800 | S$8,569 psm | ×1.000 | S$8,569 psm |
| May 2026 | Blk 82B | 04 TO 06 | 121 sqm | S$1,060,000 | S$8,760 psm | ×1.000 | S$8,760 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.
4.64% gross yield
S$49,200 of rent a year against the estimate above · 1.04 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 60 | 5 ROOM | S$4,000 |
| Aug 2026 | 60 | 5 ROOM | S$4,300 |
| Jul 2026 | 60 | 5 ROOM | S$3,950 |
| Jul 2026 | 80A | 5 ROOM | S$3,530 |
| Jun 2026 | 80A | 5 ROOM | S$4,800 |
| May 2026 | 81B | 5 ROOM | S$3,600 |
| Apr 2026 | 60 | 5 ROOM | S$4,100 |
| Apr 2026 | 81A | 5 ROOM | S$4,000 |
median of 21 HDB rental approvals for 5 ROOM on Lor 4 Toa Payoh since 2025-10.
Buying or selling at S$1,060,000?
Buying: Stamp duty on S$1,060,000 · Cash and CPF needed on S$1,060,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,060,000.
Each opens with this figure filled in; change anything there.
Primary schools near 82b 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
- Kheng Cheng School · 134 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 655 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 836 m · no 2025 Phase 2C ballot
1 to 2 km
- Marymount Convent School (girls) · 1,053 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,728 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,951 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 82B · 5 ROOM · 07 TO 09 · Improved · 69 years left | 121 sqm | S$1,080,000 | S$8,926 psm |
| May 2026 | Blk 82B · 5 ROOM · 04 TO 06 · Improved · 69 years left | 121 sqm | S$1,060,000 | S$8,760 psm |
| May 2026 | Blk 82B · 5 ROOM · 01 TO 03 · Improved · 69 years left | 121 sqm | S$1,036,800 | S$8,569 psm |
| Nov 2025 | Blk 82B · 4 ROOM · 04 TO 06 · Model A · 70 years left | 103 sqm | S$850,000 | S$8,252 psm |
| Mar 2025 | Blk 82B · 5 ROOM · 10 TO 12 · Improved · 71 years left | 121 sqm | S$1,180,000 | S$9,752 psm |
| Nov 2024 | Blk 82B · 5 ROOM · 22 TO 24 · Improved · 71 years left | 122 sqm | S$1,168,000 | S$9,574 psm |
| Oct 2023 | Blk 82B · 5 ROOM · 13 TO 15 · Improved · 72 years left | 122 sqm | S$1,060,000 | S$8,689 psm |
| Aug 2023 | Blk 82B · 5 ROOM · 19 TO 21 · Improved · 72 years left | 122 sqm | S$980,000 | S$8,033 psm |
| Mar 2022 | Blk 82B · 5 ROOM · 04 TO 06 · Improved · 74 years left | 121 sqm | S$880,000 | S$7,273 psm |
| Jan 2022 | Blk 82B · 5 ROOM · 25 TO 27 · Improved · 74 years left | 122 sqm | S$932,000 | S$7,639 psm |
Showing 10 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 82B · 5 ROOM | S$4,300 | — |
| Jan 2026 | Blk 82B · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 82B · 5 ROOM | S$4,150 | — |
| Apr 2025 | Blk 82B · 5 ROOM | S$3,900 | — |
| Feb 2024 | Blk 82B · 5 ROOM | S$4,200 | — |
| Dec 2023 | Blk 82B · 4 ROOM | S$4,300 | — |
| Nov 2023 | Blk 82B · 5 ROOM | S$4,150 | — |
| Apr 2023 | Blk 82B · 5 ROOM | S$3,700 | — |
| Nov 2022 | Blk 82B · 5 ROOM | S$4,250 | — |
| Nov 2022 | Blk 82B · 5 ROOM | S$3,000 | — |
| Aug 2022 | Blk 82B · 4 ROOM | S$3,000 | — |
| Nov 2021 | Blk 82B · 4 ROOM | S$2,600 | — |
| Aug 2021 | Blk 82B · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 82B · 5 ROOM | S$2,700 | — |
| Apr 2021 | Blk 82B · 5 ROOM | S$2,800 | — |
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 68 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 | 63 years | S$1,026,905 | S$1,133,786 | S$1,227,912 | S$1,249,386 |
| 10 years | 58 years | S$990,752 | S$1,207,721 | S$1,416,574 | S$1,466,555 |
| 20 years | 48 years | S$898,128 | S$1,334,572 | S$1,836,059 | S$1,967,910 |
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.