Blk 78 Lor Limau
Project page · 99-year lease from 2018
Based on 14 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 78 | 16 TO 18 | 93 sqm | S$948,000 | S$10,194 psm | ×1.000 | S$10,194 psm |
| Sept 2026 | Blk 78 | 01 TO 03 | 93 sqm | S$870,000 | S$9,355 psm | ×1.000 | S$9,355 psm |
| Sept 2026 | Blk 78 | 13 TO 15 | 93 sqm | S$948,000 | S$10,194 psm | ×1.000 | S$10,194 psm |
| Sept 2026 | Blk 78 | 31 TO 33 | 93 sqm | S$978,888 | S$10,526 psm | ×1.000 | S$10,526 psm |
| Aug 2026 | Blk 78 | 13 TO 15 | 93 sqm | S$900,000 | S$9,677 psm | ×1.000 | S$9,677 psm |
| Aug 2026 | Blk 78 | 07 TO 09 | 93 sqm | S$946,000 | S$10,172 psm | ×1.000 | S$10,172 psm |
| Aug 2026 | Blk 78 | 34 TO 36 | 93 sqm | S$990,000 | S$10,645 psm | ×1.000 | S$10,645 psm |
| Jun 2026 | Blk 78 | 13 TO 15 | 93 sqm | S$950,000 | S$10,215 psm | ×1.000 | S$10,215 psm |
| Apr 2026 | Blk 78 | 34 TO 36 | 93 sqm | S$983,888 | S$10,579 psm | ×1.000 | S$10,579 psm |
| Mar 2026 | Blk 78 | 16 TO 18 | 93 sqm | S$950,000 | S$10,215 psm | ×0.997 | S$10,185 psm |
| Feb 2026 | Blk 78 | 28 TO 30 | 93 sqm | S$930,000 | S$10,000 psm | ×0.997 | S$9,971 psm |
| Jan 2026 | Blk 78 | 10 TO 12 | 93 sqm | S$948,000 | S$10,194 psm | ×0.997 | S$10,163 psm |
| Nov 2025 | Blk 78 | 07 TO 09 | 93 sqm | S$900,000 | S$9,677 psm | ×0.996 | S$9,639 psm |
| Nov 2025 | Blk 78 | 28 TO 30 | 93 sqm | S$972,000 | S$10,452 psm | ×0.996 | S$10,411 psm |
How accurate is this estimate for Lor Limau?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Lor Limau since.
- Median error
- 3.6%
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.
5.03% gross yield
S$47,700 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$3,975 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Aug 2026 | 78 | 4 ROOM | S$4,100 |
| Jul 2026 | 78 | 4 ROOM | S$3,800 |
| Jun 2026 | 78 | 4 ROOM | S$4,050 |
| Jan 2026 | 78 | 4 ROOM | S$3,900 |
median of 4 HDB rental approvals for 4 ROOM on Lor Limau since 2025-10.
Buying or selling at S$947,599?
Buying: Stamp duty on S$947,599 · Cash and CPF needed on S$947,599 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$947,599.
Each opens with this figure filled in; change anything there.
Primary schools near 78 Lor Limau
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
- Hong Wen School · 329 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bendemeer Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,270 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,273 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 1,396 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,534 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,556 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,665 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Sept 2026 | Blk 78 · 4 ROOM · 31 TO 33 · Model A · 91 years left | 93 sqm | S$978,888 | S$10,526 psm |
| Sept 2026 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Sept 2026 | Blk 78 · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Aug 2026 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 91 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Aug 2026 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$946,000 | S$10,172 psm |
| Aug 2026 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jun 2026 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Apr 2026 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 91 years left | 93 sqm | S$983,888 | S$10,579 psm |
| Mar 2026 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Feb 2026 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 91 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jan 2026 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Nov 2025 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$972,000 | S$10,452 psm |
| Nov 2025 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Oct 2025 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Oct 2025 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$968,000 | S$10,409 psm |
| Oct 2025 | Blk 78 · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Sept 2025 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Sept 2025 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Aug 2025 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 92 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Jul 2025 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jun 2025 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$850,000 | S$9,140 psm |
| May 2025 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2025 | Blk 78 · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$815,000 | S$8,763 psm |
| May 2025 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$918,000 | S$9,871 psm |
| Mar 2025 | Blk 78 · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Sept 2024 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$908,888 | S$9,773 psm |
| May 2024 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$918,000 | S$9,871 psm |
| May 2024 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Apr 2024 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$922,000 | S$9,914 psm |
| Mar 2024 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Feb 2024 | Blk 78 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Feb 2024 | Blk 78 · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jan 2024 | Blk 78 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$893,000 | S$9,602 psm |
| Dec 2023 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$835,000 | S$8,978 psm |
| Nov 2023 | Blk 78 · 4 ROOM · 40 TO 42 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Nov 2023 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$902,000 | S$9,699 psm |
| Jun 2023 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jun 2023 | Blk 78 · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| May 2023 | Blk 78 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$870,000 | S$9,355 psm |
| May 2023 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$782,000 | S$8,409 psm |
| Apr 2023 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$865,000 | S$9,301 psm |
| Apr 2023 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Apr 2023 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Apr 2023 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Apr 2023 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Jan 2023 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$792,000 | S$8,516 psm |
| Dec 2022 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Dec 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Dec 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Nov 2022 | Blk 78 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Nov 2022 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$846,000 | S$9,097 psm |
| Nov 2022 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$835,000 | S$8,978 psm |
| Nov 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Nov 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$878,000 | S$9,441 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$860,500 | S$9,253 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Oct 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Sept 2022 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Sept 2022 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Sept 2022 | Blk 78 · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$767,000 | S$8,247 psm |
| Sept 2022 | Blk 78 · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$753,000 | S$8,097 psm |
| Aug 2022 | Blk 78 · 4 ROOM · 40 TO 42 · Model A · 95 years left | 93 sqm | S$842,000 | S$9,054 psm |
| Aug 2022 | Blk 78 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$835,000 | S$8,978 psm |
| Aug 2022 | Blk 78 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Jul 2022 | Blk 78 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Jul 2022 | Blk 78 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Jul 2022 | Blk 78 · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Jul 2022 | Blk 78 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jun 2022 | Blk 78 · 4 ROOM · 40 TO 42 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| May 2022 | Blk 78 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$855,000 | S$9,194 psm |
| May 2022 | Blk 78 · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$848,000 | S$9,118 psm |
| May 2022 | Blk 78 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Apr 2022 | Blk 78 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$838,000 | S$9,011 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 78 · 4 ROOM | S$4,100 | — |
| Jul 2026 | Blk 78 · 4 ROOM | S$3,800 | — |
| Jun 2026 | Blk 78 · 4 ROOM | S$4,050 | — |
| Jan 2026 | Blk 78 · 4 ROOM | S$3,900 | — |
| Feb 2025 | Blk 78 · 4 ROOM | S$3,800 | — |
| Nov 2024 | Blk 78 · 4 ROOM | S$3,800 | — |
| Jul 2024 | Blk 78 · 4 ROOM | S$3,750 | — |
| Jun 2024 | Blk 78 · 4 ROOM | S$4,050 | — |
| Jun 2024 | Blk 78 · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 78 · 4 ROOM | S$3,700 | — |
| Apr 2024 | Blk 78 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 78 · 4 ROOM | S$2,850 | — |
| Jan 2023 | Blk 78 · 4 ROOM | S$3,800 | — |
| Dec 2022 | Blk 78 · 4 ROOM | S$3,800 | — |
| Sept 2022 | Blk 78 · 4 ROOM | S$3,800 | — |
| Jul 2022 | Blk 78 · 4 ROOM | S$3,600 | — |
| Jul 2022 | Blk 78 · 4 ROOM | S$3,500 | — |
| Sept 2021 | Blk 78 · 4 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 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$900,884 | S$994,648 | S$1,077,223 | S$1,096,063 |
| 10 years | 80 years | S$845,858 | S$1,031,097 | S$1,209,405 | S$1,252,077 |
| 20 years | 70 years | S$746,122 | S$1,108,698 | S$1,525,309 | S$1,634,845 |
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.