Blk 138B Lor 1a Toa Payoh
Project page · 99-year lease from 2012
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 138B | 31 TO 33 | 117 sqm | S$1,385,000 | S$11,838 psm | ×1.000 | S$11,838 psm |
| Sept 2026 | Blk 138B | 19 TO 21 | 114 sqm | S$1,520,000 | S$13,333 psm | ×1.000 | S$13,333 psm |
| Jul 2026 | Blk 138B | 37 TO 39 | 114 sqm | S$1,570,000 | S$13,772 psm | ×1.000 | S$13,772 psm |
| Apr 2026 | Blk 138B | 10 TO 12 | 110 sqm | S$1,330,000 | S$12,091 psm | ×1.000 | S$12,091 psm |
| Mar 2026 | Blk 138B | 34 TO 36 | 114 sqm | S$1,520,000 | S$13,333 psm | ×0.997 | S$13,294 psm |
| Mar 2026 | Blk 138B | 37 TO 39 | 114 sqm | S$1,520,000 | S$13,333 psm | ×0.997 | S$13,294 psm |
How accurate is this estimate for Lor 1a Toa Payoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Lor 1a Toa Payoh since.
- Median error
- 3.7%
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.
3.75% gross yield
S$56,400 of rent a year against the estimate above · 0.61 points below flats like it
Homes like this rent for about S$4,700 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 138A | 5 ROOM | S$4,700 |
| Aug 2026 | 139A | 5 ROOM | S$4,600 |
| Jul 2026 | 139A | 5 ROOM | S$5,000 |
| Jul 2026 | 138B | 5 ROOM | S$4,550 |
| Jul 2026 | 138A | 5 ROOM | S$4,400 |
| Jun 2026 | 138C | 5 ROOM | S$4,900 |
| May 2026 | 138A | 5 ROOM | S$5,300 |
| Apr 2026 | 138A | 5 ROOM | S$4,900 |
median of 23 HDB rental approvals for 5 ROOM on Lor 1a Toa Payoh since 2025-10.
Buying or selling at S$1,502,222?
Buying: Stamp duty on S$1,502,222 · Cash and CPF needed on S$1,502,222 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,502,222.
Each opens with this figure filled in; change anything there.
Primary schools near 138b Lor 1a 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 · 166 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 705 m · no 2025 Phase 2C ballot
1 to 2 km
- Pei Chun Public School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- First Toa Payoh Primary School · 1,122 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,938 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,991 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 |
|---|---|---|---|---|
| Sept 2026 | Blk 138B · 5 ROOM · 19 TO 21 · DBSS · 85 years left | 114 sqm | S$1,520,000 | S$13,333 psm |
| Sept 2026 | Blk 138B · 5 ROOM · 31 TO 33 · DBSS · 85 years left | 117 sqm | S$1,385,000 | S$11,838 psm |
| Jul 2026 | Blk 138B · 5 ROOM · 37 TO 39 · DBSS · 85 years left | 114 sqm | S$1,570,000 | S$13,772 psm |
| Apr 2026 | Blk 138B · 5 ROOM · 10 TO 12 · DBSS · 85 years left | 110 sqm | S$1,330,000 | S$12,091 psm |
| Mar 2026 | Blk 138B · 5 ROOM · 37 TO 39 · DBSS · 85 years left | 114 sqm | S$1,520,000 | S$13,333 psm |
| Mar 2026 | Blk 138B · 5 ROOM · 34 TO 36 · DBSS · 85 years left | 114 sqm | S$1,520,000 | S$13,333 psm |
| Jul 2025 | Blk 138B · 5 ROOM · 34 TO 36 · DBSS · 86 years left | 117 sqm | S$1,500,000 | S$12,821 psm |
| Jun 2025 | Blk 138B · 5 ROOM · 34 TO 36 · DBSS · 86 years left | 117 sqm | S$1,520,000 | S$12,991 psm |
| Feb 2025 | Blk 138B · 5 ROOM · 34 TO 36 · DBSS · 86 years left | 117 sqm | S$1,500,000 | S$12,821 psm |
| Feb 2025 | Blk 138B · 5 ROOM · 16 TO 18 · DBSS · 86 years left | 113 sqm | S$1,300,000 | S$11,504 psm |
| Feb 2025 | Blk 138B · 4 ROOM · 22 TO 24 · DBSS · 86 years left | 91 sqm | S$1,038,000 | S$11,407 psm |
| Jan 2025 | Blk 138B · 5 ROOM · 07 TO 09 · DBSS · 86 years left | 113 sqm | S$1,180,000 | S$10,442 psm |
| Nov 2024 | Blk 138B · 5 ROOM · 13 TO 15 · DBSS · 87 years left | 110 sqm | S$1,068,888 | S$9,717 psm |
| Nov 2024 | Blk 138B · 4 ROOM · 34 TO 36 · DBSS · 87 years left | 91 sqm | S$1,050,000 | S$11,538 psm |
| Oct 2024 | Blk 138B · 5 ROOM · 31 TO 33 · DBSS · 87 years left | 114 sqm | S$1,500,000 | S$13,158 psm |
| Oct 2024 | Blk 138B · 4 ROOM · 31 TO 33 · DBSS · 87 years left | 91 sqm | S$1,080,000 | S$11,868 psm |
| Aug 2024 | Blk 138B · 4 ROOM · 37 TO 39 · DBSS · 87 years left | 91 sqm | S$1,080,000 | S$11,868 psm |
| Jan 2024 | Blk 138B · 5 ROOM · 16 TO 18 · DBSS · 87 years left | 113 sqm | S$1,250,000 | S$11,062 psm |
| Jan 2024 | Blk 138B · 4 ROOM · 13 TO 15 · DBSS · 87 years left | 91 sqm | S$978,000 | S$10,747 psm |
| Dec 2023 | Blk 138B · 4 ROOM · 31 TO 33 · DBSS · 87 years left | 91 sqm | S$1,038,888 | S$11,416 psm |
| Oct 2023 | Blk 138B · 4 ROOM · 22 TO 24 · DBSS · 88 years left | 91 sqm | S$970,000 | S$10,659 psm |
| Jun 2023 | Blk 138B · 4 ROOM · 31 TO 33 · DBSS · 88 years left | 91 sqm | S$958,888 | S$10,537 psm |
| Jan 2023 | Blk 138B · 5 ROOM · 37 TO 39 · DBSS · 88 years left | 117 sqm | S$1,335,000 | S$11,410 psm |
| Jan 2023 | Blk 138B · 5 ROOM · 01 TO 03 · DBSS · 88 years left excluded: outlier | 110 sqm | S$880,000 | S$8,000 psm |
| Oct 2022 | Blk 138B · 5 ROOM · 10 TO 12 · DBSS · 89 years left | 113 sqm | S$1,160,000 | S$10,265 psm |
| Sept 2022 | Blk 138B · 5 ROOM · 25 TO 27 · DBSS · 89 years left | 117 sqm | S$1,280,000 | S$10,940 psm |
| Aug 2022 | Blk 138B · 4 ROOM · 28 TO 30 · DBSS · 89 years left | 91 sqm | S$915,000 | S$10,055 psm |
| Dec 2021 | Blk 138B · 4 ROOM · 22 TO 24 · DBSS · 89 years left | 91 sqm | S$855,000 | S$9,396 psm |
| Nov 2021 | Blk 138B · 5 ROOM · 40 TO 42 · DBSS · 90 years left | 114 sqm | S$1,240,000 | S$10,877 psm |
| Oct 2021 | Blk 138B · 5 ROOM · 22 TO 24 · DBSS · 90 years left | 114 sqm | S$1,132,000 | S$9,930 psm |
| Oct 2021 | Blk 138B · 5 ROOM · 28 TO 30 · DBSS · 90 years left | 117 sqm | S$1,100,000 | S$9,402 psm |
| Oct 2021 | Blk 138B · 4 ROOM · 37 TO 39 · DBSS · 90 years left | 91 sqm | S$858,000 | S$9,429 psm |
Showing 32 of 103.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 138B · 5 ROOM | S$4,550 | — |
| Jul 2026 | Blk 138B · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 138B · 4 ROOM | S$4,300 | — |
| Mar 2026 | Blk 138B · 5 ROOM | S$4,600 | — |
| Jan 2026 | Blk 138B · 5 ROOM | S$4,600 | — |
| Jan 2026 | Blk 138B · 3 ROOM | S$3,400 | — |
| Dec 2025 | Blk 138B · 5 ROOM | S$4,650 | — |
| Jul 2025 | Blk 138B · 5 ROOM | S$4,700 | — |
| May 2025 | Blk 138B · 5 ROOM | S$4,800 | — |
| May 2025 | Blk 138B · 4 ROOM | S$4,200 | — |
| Apr 2025 | Blk 138B · 5 ROOM | S$4,300 | — |
| Feb 2025 | Blk 138B · 3 ROOM | S$3,500 | — |
| Nov 2024 | Blk 138B · 5 ROOM | S$4,700 | — |
| Jul 2024 | Blk 138B · 5 ROOM | S$4,700 | — |
| Jul 2024 | Blk 138B · 4 ROOM | S$4,300 | — |
| May 2024 | Blk 138B · 5 ROOM | S$4,600 | — |
| Dec 2023 | Blk 138B · 5 ROOM | S$4,500 | — |
| Nov 2023 | Blk 138B · 5 ROOM | S$4,500 | — |
| Oct 2023 | Blk 138B · 5 ROOM | S$4,200 | — |
| Jul 2023 | Blk 138B · 5 ROOM | S$4,800 | — |
| Jun 2023 | Blk 138B · 4 ROOM | S$4,350 | — |
| Apr 2023 | Blk 138B · 5 ROOM | S$5,400 | — |
| Feb 2023 | Blk 138B · 4 ROOM | S$4,500 | — |
| Feb 2023 | Blk 138B · 5 ROOM | S$4,100 | — |
| Jun 2022 | Blk 138B · 5 ROOM | S$3,800 | — |
| Apr 2022 | Blk 138B · 4 ROOM | S$3,550 | — |
| Aug 2021 | Blk 138B · 5 ROOM | S$3,000 | — |
| May 2021 | Blk 138B · 5 ROOM | S$3,400 | — |
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 84 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 | 79 years | S$1,404,076 | S$1,550,213 | S$1,678,911 | S$1,708,273 |
| 10 years | 74 years | S$1,325,094 | S$1,615,282 | S$1,894,613 | S$1,961,462 |
| 20 years | 64 years | S$1,231,483 | S$1,829,918 | S$2,517,540 | S$2,698,330 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.