Blk 131B Lor 1 Toa Payoh
Project page · 99-year lease from 2018
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 131B | 01 TO 03 | 68 sqm | S$740,000 | S$10,882 psm | ×1.000 | S$10,882 psm |
| Jul 2026 | Blk 131B | 07 TO 09 | 68 sqm | S$785,000 | S$11,544 psm | ×1.000 | S$11,544 psm |
| Jun 2026 | Blk 131B | 22 TO 24 | 68 sqm | S$854,000 | S$12,559 psm | ×1.000 | S$12,559 psm |
| Apr 2026 | Blk 131B | 10 TO 12 | 68 sqm | S$770,000 | S$11,324 psm | ×1.000 | S$11,324 psm |
| Jan 2026 | Blk 131B | 25 TO 27 | 68 sqm | S$865,000 | S$12,721 psm | ×0.997 | S$12,683 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.
4.59% gross yield
S$36,000 of rent a year against the estimate above · 1.35 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 219 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 131A | 3 ROOM | S$3,600 |
| Sept 2026 | 111 | 3 ROOM | S$3,500 |
| Sept 2026 | 158 | 3 ROOM | S$3,300 |
| Sept 2026 | 158 | 3 ROOM | S$3,200 |
| Sept 2026 | 110 | 3 ROOM | S$3,200 |
| Sept 2026 | 113 | 3 ROOM | S$3,150 |
| Sept 2026 | 157 | 3 ROOM | S$3,000 |
| Sept 2026 | 128 | 3 ROOM | S$2,900 |
median of 219 HDB rental approvals for 3 ROOM on Lor 1 Toa Payoh since 2025-10.
Buying or selling at S$785,000?
Buying: Stamp duty on S$785,000 · Cash and CPF needed on S$785,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$785,000.
Each opens with this figure filled in; change anything there.
Primary schools near 131b 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
- Marymount Convent School (girls) · 323 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 451 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 496 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,368 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,736 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,739 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 131B · 3 ROOM · 01 TO 03 · Model A · 91 years left | 68 sqm | S$740,000 | S$10,882 psm |
| Jul 2026 | Blk 131B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$785,000 | S$11,544 psm |
| Jun 2026 | Blk 131B · 3 ROOM · 22 TO 24 · Model A · 91 years left | 68 sqm | S$854,000 | S$12,559 psm |
| Apr 2026 | Blk 131B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$770,000 | S$11,324 psm |
| Jan 2026 | Blk 131B · 3 ROOM · 25 TO 27 · Model A · 92 years left | 68 sqm | S$865,000 | S$12,721 psm |
| Nov 2025 | Blk 131B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| Nov 2025 | Blk 131B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| Mar 2025 | Blk 131B · 4 ROOM · 34 TO 36 · Model A · 93 years left | 93 sqm | S$1,120,888 | S$12,053 psm |
| Mar 2025 | Blk 131B · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Mar 2025 | Blk 131B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Feb 2025 | Blk 131B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$788,000 | S$11,588 psm |
| Jan 2025 | Blk 131B · 3 ROOM · 34 TO 36 · Model A · 93 years left | 68 sqm | S$815,000 | S$11,985 psm |
| Oct 2024 | Blk 131B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Sept 2024 | Blk 131B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$728,000 | S$10,706 psm |
| Jun 2024 | Blk 131B · 4 ROOM · 31 TO 33 · Model A · 93 years left excluded: outlier | 93 sqm | S$1,200,000 | S$12,903 psm |
| May 2024 | Blk 131B · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,083,000 | S$11,645 psm |
| May 2024 | Blk 131B · 3 ROOM · 37 TO 39 · Model A · 93 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Mar 2024 | Blk 131B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Mar 2024 | Blk 131B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Mar 2024 | Blk 131B · 3 ROOM · 34 TO 36 · Model A · 94 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Dec 2023 | Blk 131B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$751,688 | S$11,054 psm |
| Nov 2023 | Blk 131B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2023 | Blk 131B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$656,888 | S$9,660 psm |
| Jun 2023 | Blk 131B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,008,888 | S$10,848 psm |
| Jun 2023 | Blk 131B · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| May 2023 | Blk 131B · 3 ROOM · 34 TO 36 · Model A · 94 years left | 68 sqm | S$780,000 | S$11,471 psm |
| May 2023 | Blk 131B · 3 ROOM · 28 TO 30 · Model A · 94 years left | 68 sqm | S$744,888 | S$10,954 psm |
| May 2023 | Blk 131B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$712,000 | S$10,471 psm |
| Apr 2023 | Blk 131B · 3 ROOM · 40 TO 42 · Model A · 94 years left | 68 sqm | S$785,000 | S$11,544 psm |
| Mar 2023 | Blk 131B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Mar 2023 | Blk 131B · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$638,000 | S$9,382 psm |
| Jan 2023 | Blk 131B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Dec 2022 | Blk 131B · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$1,012,000 | S$10,882 psm |
| Dec 2022 | Blk 131B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Dec 2022 | Blk 131B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$946,000 | S$10,172 psm |
| Dec 2022 | Blk 131B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Dec 2022 | Blk 131B · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Nov 2022 | Blk 131B · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Oct 2022 | Blk 131B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Oct 2022 | Blk 131B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Oct 2022 | Blk 131B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Sept 2022 | Blk 131B · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$1,010,101 | S$10,861 psm |
| Sept 2022 | Blk 131B · 3 ROOM · 37 TO 39 · Model A · 95 years left | 68 sqm | S$740,000 | S$10,882 psm |
| Sept 2022 | Blk 131B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Sept 2022 | Blk 131B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$710,000 | S$10,441 psm |
| Aug 2022 | Blk 131B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Aug 2022 | Blk 131B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Aug 2022 | Blk 131B · 3 ROOM · 28 TO 30 · Model A · 95 years left | 68 sqm | S$705,000 | S$10,368 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 131B · 3 ROOM | S$3,500 | — |
| May 2026 | Blk 131B · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 131B · 4 ROOM | S$4,500 | — |
| Mar 2026 | Blk 131B · 4 ROOM | S$3,900 | — |
| Feb 2026 | Blk 131B · 4 ROOM | S$4,500 | — |
| Jan 2026 | Blk 131B · 3 ROOM | S$3,700 | — |
| Jan 2026 | Blk 131B · 3 ROOM | S$2,300 | — |
| Jul 2025 | Blk 131B · 3 ROOM | S$3,500 | — |
| Jun 2025 | Blk 131B · 3 ROOM | S$3,600 | — |
| Jan 2025 | Blk 131B · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 131B · 3 ROOM | S$2,300 | — |
| Nov 2024 | Blk 131B · 4 ROOM | S$4,600 | — |
| Nov 2024 | Blk 131B · 3 ROOM | S$3,600 | — |
| Aug 2024 | Blk 131B · 4 ROOM | S$4,600 | — |
| Mar 2024 | Blk 131B · 4 ROOM | S$4,500 | — |
| Nov 2023 | Blk 131B · 4 ROOM | S$4,600 | — |
| Sept 2023 | Blk 131B · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 131B · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 131B · 3 ROOM | S$3,500 | — |
| Jul 2022 | Blk 131B · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 131B · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 131B · 3 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 85 years | S$746,300 | S$823,976 | S$892,382 | S$907,989 |
| 10 years | 80 years | S$700,717 | S$854,170 | S$1,001,882 | S$1,037,232 |
| 20 years | 70 years | S$618,094 | S$918,455 | S$1,263,580 | S$1,354,321 |
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.