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HDB · 312085

Blk 85B Lor 4 Toa Payoh

Project page · 99-year lease from 1972

Indicative value range
S$381,621 – S$422,606
Indicative mid S$406,182 · S$5,973 psm

Based on 14 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
Oct 2026Blk 6607 TO 0964 sqmS$353,000S$5,516 psm×1.000S$5,516 psm
Oct 2026Blk 6907 TO 0962 sqmS$330,000S$5,323 psm×1.000S$5,323 psm
Aug 2026Blk 85C13 TO 1568 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Jul 2026Blk 7310 TO 1262 sqmS$365,000S$5,887 psm×1.000S$5,887 psm
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
Mar 2026Blk 6610 TO 1264 sqmS$355,000S$5,547 psm×0.997S$5,531 psm
Feb 2026Blk 85C07 TO 0968 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Feb 2026Blk 85B16 TO 1868 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Jan 2026Blk 9401 TO 0360 sqmS$345,000S$5,750 psm×0.997S$5,733 psm
Jan 2026Blk 7307 TO 0972 sqmS$480,000S$6,667 psm×0.997S$6,647 psm
Jan 2026Blk 8501 TO 0368 sqmS$380,000S$5,588 psm×0.997S$5,572 psm
Dec 2025Blk 85A16 TO 1868 sqmS$426,888S$6,278 psm×0.996S$6,253 psm
Nov 2025Blk 6601 TO 0372 sqmS$438,000S$6,083 psm×0.996S$6,059 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.

8.27% gross yield

S$33,600 of rent a year against the estimate above · 1.49 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$406,182?

Buying: Stamp duty on S$406,182 · Cash and CPF needed on S$406,182 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$406,182.

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

Primary schools near 85b 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
Feb 2026
Blk 85B · 3 ROOM · 16 TO 18 · Improved · 45 years left
68 sqmS$400,000S$5,882 psm
Aug 2025
Blk 85B · 3 ROOM · 13 TO 15 · Improved · 46 years left
68 sqmS$422,000S$6,206 psm
Oct 2024
Blk 85B · 3 ROOM · 13 TO 15 · Improved · 46 years left
68 sqmS$438,000S$6,441 psm
Apr 2024
Blk 85B · 3 ROOM · 04 TO 06 · Improved · 47 years left
78 sqmS$435,000S$5,577 psm
Aug 2023
Blk 85B · 3 ROOM · 16 TO 18 · Improved · 48 years left
68 sqmS$386,888S$5,690 psm
Jul 2023
Blk 85B · 3 ROOM · 07 TO 09 · Improved · 48 years left
68 sqmS$390,000S$5,735 psm
Dec 2022
Blk 85B · 3 ROOM · 16 TO 18 · Improved · 48 years left
78 sqmS$485,000S$6,218 psm
Dec 2022
Blk 85B · 3 ROOM · 04 TO 06 · Improved · 48 years left
68 sqmS$363,000S$5,338 psm
May 2022
Blk 85B · 3 ROOM · 10 TO 12 · Improved · 49 years left
68 sqmS$333,000S$4,897 psm
Mar 2022
Blk 85B · 3 ROOM · 10 TO 12 · Improved · 49 years left
68 sqmS$381,888S$5,616 psm
Mar 2022
Blk 85B · 3 ROOM · 13 TO 15 · Improved · 49 years left
68 sqmS$350,000S$5,147 psm
Mar 2022
Blk 85B · 3 ROOM · 13 TO 15 · Improved · 49 years left
68 sqmS$330,000S$4,853 psm
Jan 2022
Blk 85B · 3 ROOM · 07 TO 09 · Improved · 49 years left
68 sqmS$340,000S$5,000 psm
See more

Showing 13 of 74.

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$379,165S$418,629S$453,383S$461,312

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.