Blk 91 Paya Lebar Way
Project page · 99-year lease from 1972
Based on 6 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 93 | 01 TO 03 | 58 sqm | S$330,000 | S$5,690 psm | ×1.000 | S$5,690 psm |
| Jul 2026 | Blk 93 | 01 TO 03 | 58 sqm | S$300,000 | S$5,172 psm | ×1.000 | S$5,172 psm |
| Jun 2026 | Blk 93 | 01 TO 03 | 58 sqm | S$303,000 | S$5,224 psm | ×1.000 | S$5,224 psm |
| May 2026 | Blk 93 | 07 TO 09 | 58 sqm | S$360,000 | S$6,207 psm | ×1.000 | S$6,207 psm |
| May 2026 | Blk 91 | 07 TO 09 | 58 sqm | S$318,000 | S$5,483 psm | ×1.000 | S$5,483 psm |
| Mar 2026 | Blk 91 | 10 TO 12 | 58 sqm | S$350,000 | S$6,034 psm | ×0.997 | S$6,017 psm |
How accurate is this estimate for Paya Lebar Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Paya Lebar Way 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.
9.81% gross yield
S$31,800 of rent a year against the estimate above · 0.34 points above flats like it
Homes like this rent for about S$2,650 a month, the middle of 20 approvals in the last year.
In Geylang, flats of this type with 40 to 49 years of lease left yield 9.47%, from 27 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 93 | 3 ROOM | S$2,900 |
| Aug 2026 | 91 | 3 ROOM | S$3,050 |
| Jul 2026 | 93 | 3 ROOM | S$2,300 |
| Jul 2026 | 91 | 3 ROOM | S$2,200 |
| Jun 2026 | 93 | 3 ROOM | S$2,800 |
| May 2026 | 93 | 3 ROOM | S$3,000 |
| Apr 2026 | 93 | 3 ROOM | S$2,800 |
| Apr 2026 | 91 | 3 ROOM | S$2,500 |
median of 20 HDB rental approvals for 3 ROOM on Paya Lebar Way since 2025-10.
Buying or selling at S$324,000?
Buying: Stamp duty on S$324,000 · Cash and CPF needed on S$324,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$324,000.
Each opens with this figure filled in; change anything there.
Primary schools near 91 Paya Lebar Way
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
- Canossa Catholic Primary School · 522 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 546 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,238 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,664 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,827 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 91 · 3 ROOM · 04 TO 06 · Improved · 45 years left | 67 sqm | S$358,000 | S$5,343 psm |
| May 2026 | Blk 91 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 58 sqm | S$318,000 | S$5,483 psm |
| Mar 2026 | Blk 91 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 58 sqm | S$350,000 | S$6,034 psm |
| Jul 2025 | Blk 91 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 58 sqm | S$350,000 | S$6,034 psm |
| May 2025 | Blk 91 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 58 sqm | S$318,000 | S$5,483 psm |
| Feb 2025 | Blk 91 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 58 sqm | S$340,000 | S$5,862 psm |
| Dec 2024 | Blk 91 · 3 ROOM · 10 TO 12 · Improved · 47 years left excluded: outlier | 58 sqm | S$378,000 | S$6,517 psm |
| Apr 2024 | Blk 91 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 58 sqm | S$295,000 | S$5,086 psm |
| Jan 2024 | Blk 91 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 58 sqm | S$328,888 | S$5,670 psm |
| Jun 2023 | Blk 91 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 58 sqm | S$300,000 | S$5,172 psm |
| Jun 2023 | Blk 91 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 58 sqm | S$295,000 | S$5,086 psm |
| Sept 2022 | Blk 91 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 67 sqm | S$328,000 | S$4,896 psm |
| Sept 2022 | Blk 91 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 58 sqm | S$295,000 | S$5,086 psm |
| Feb 2022 | Blk 91 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 58 sqm | S$280,000 | S$4,828 psm |
| Jan 2022 | Blk 91 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 58 sqm | S$260,000 | S$4,483 psm |
| Oct 2021 | Blk 91 · 5 ROOM · 04 TO 06 · Adjoined flat · 50 years left | 116 sqm | S$578,000 | S$4,983 psm |
| Oct 2021 | Blk 91 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 58 sqm | S$265,000 | S$4,569 psm |
Showing 17 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 91 · 3 ROOM | S$3,050 | — |
| Jul 2026 | Blk 91 · 3 ROOM | S$2,200 | — |
| Apr 2026 | Blk 91 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 91 · 3 ROOM | S$2,950 | — |
| Dec 2025 | Blk 91 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 91 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 91 · 3 ROOM | S$2,600 | — |
| Aug 2025 | Blk 91 · 3 ROOM | S$3,100 | — |
| Aug 2025 | Blk 91 · 3 ROOM | S$2,200 | — |
| Jul 2025 | Blk 91 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 91 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 91 · 3 ROOM | S$2,200 | — |
| Jan 2025 | Blk 91 · 3 ROOM | S$1,600 | — |
| Dec 2024 | Blk 91 · 3 ROOM | S$2,950 | — |
| Oct 2024 | Blk 91 · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 91 · 3 ROOM | S$2,000 | — |
| Jul 2024 | Blk 91 · 3 ROOM | S$3,200 | — |
| Dec 2023 | Blk 91 · 3 ROOM | S$2,150 | — |
| Sept 2023 | Blk 91 · 3 ROOM | S$3,200 | — |
| Sept 2023 | Blk 91 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 91 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 91 · 3 ROOM | S$3,480 | — |
| Jan 2023 | Blk 91 · 3 ROOM | S$1,600 | — |
| Dec 2022 | Blk 91 · 3 ROOM | S$2,700 | — |
| Dec 2022 | Blk 91 · 3 ROOM | S$2,150 | — |
| Nov 2022 | Blk 91 · 5 ROOM | S$3,000 | — |
| Sept 2022 | Blk 91 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 91 · 3 ROOM | S$2,150 | — |
| Nov 2021 | Blk 91 · 3 ROOM | S$1,900 | — |
| Sept 2021 | Blk 91 · 3 ROOM | S$1,950 | — |
| Jun 2021 | Blk 91 · 3 ROOM | S$1,350 | — |
| Apr 2021 | Blk 91 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 91 · 3 ROOM | S$1,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 39 years | S$302,450 | S$333,929 | S$361,651 | S$367,976 |
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.