Blk 121 Paya Lebar Way
Project page · 99-year lease from 1980
Based on 7 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 121 | 01 TO 03 | 92 sqm | S$495,000 | S$5,380 psm | ×1.000 | S$5,380 psm |
| Jul 2026 | Blk 121 | 07 TO 09 | 91 sqm | S$536,000 | S$5,890 psm | ×1.000 | S$5,890 psm |
| Jun 2026 | Blk 121 | 04 TO 06 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Feb 2026 | Blk 121 | 10 TO 12 | 93 sqm | S$525,000 | S$5,645 psm | ×0.997 | S$5,629 psm |
| Dec 2025 | Blk 121 | 07 TO 09 | 91 sqm | S$532,000 | S$5,846 psm | ×0.996 | S$5,823 psm |
| Nov 2025 | Blk 121 | 01 TO 03 | 91 sqm | S$500,000 | S$5,495 psm | ×0.996 | S$5,473 psm |
| Nov 2025 | Blk 121 | 01 TO 03 | 91 sqm | S$520,000 | S$5,714 psm | ×0.996 | S$5,692 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.
7.94% gross yield
S$41,100 of rent a year against the estimate above · 0.88 points above flats like it
Homes like this rent for about S$3,425 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 121 | 4 ROOM | S$4,100 |
| Sept 2026 | 121 | 4 ROOM | S$2,750 |
| Aug 2026 | 121 | 4 ROOM | S$3,350 |
| Jul 2026 | 121 | 4 ROOM | S$4,000 |
| Jul 2026 | 121 | 4 ROOM | S$3,700 |
| Jul 2026 | 122 | 4 ROOM | S$3,100 |
| Jul 2026 | 121 | 4 ROOM | S$3,100 |
| Jun 2026 | 121 | 4 ROOM | S$4,000 |
median of 20 HDB rental approvals for 4 ROOM on Paya Lebar Way since 2025-10.
Buying or selling at S$517,957?
Buying: Stamp duty on S$517,957 · Cash and CPF needed on S$517,957 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$517,957.
Each opens with this figure filled in; change anything there.
Primary schools near 121 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
- Geylang Methodist School (Primary) · 394 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 458 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,256 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,652 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,870 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 121 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Sept 2026 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Jul 2026 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 91 sqm | S$536,000 | S$5,890 psm |
| Jun 2026 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Feb 2026 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Dec 2025 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 91 sqm | S$532,000 | S$5,846 psm |
| Nov 2025 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 91 sqm | S$520,000 | S$5,714 psm |
| Nov 2025 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 91 sqm | S$500,000 | S$5,495 psm |
| May 2025 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 91 sqm | S$514,000 | S$5,648 psm |
| Mar 2025 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 91 sqm | S$520,000 | S$5,714 psm |
| Mar 2025 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Feb 2025 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 91 sqm | S$600,000 | S$6,593 psm |
| Feb 2025 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 93 sqm | S$543,000 | S$5,839 psm |
| Jan 2025 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 91 sqm | S$513,000 | S$5,637 psm |
| Dec 2024 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Nov 2024 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Oct 2024 | Blk 121 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Sept 2024 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 91 sqm | S$498,000 | S$5,473 psm |
| Jun 2024 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 91 sqm | S$535,000 | S$5,879 psm |
| Jun 2024 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Feb 2024 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 91 sqm | S$565,000 | S$6,209 psm |
| Feb 2024 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Nov 2023 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Jun 2023 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Mar 2023 | Blk 121 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 91 sqm | S$487,000 | S$5,352 psm |
| Jan 2023 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 57 years left excluded: outlier | 91 sqm | S$320,000 | S$3,516 psm |
| Dec 2022 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 57 years left excluded: outlier | 91 sqm | S$508,000 | S$5,582 psm |
| Dec 2022 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 93 sqm | S$468,000 | S$5,032 psm |
| Mar 2022 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 91 sqm | S$388,000 | S$4,264 psm |
Showing 29 of 149.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 121 · 4 ROOM | S$4,100 | — |
| Sept 2026 | Blk 121 · 4 ROOM | S$2,750 | — |
| Aug 2026 | Blk 121 · 4 ROOM | S$3,350 | — |
| Jul 2026 | Blk 121 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 121 · 4 ROOM | S$3,700 | — |
| Jul 2026 | Blk 121 · 4 ROOM | S$3,100 | — |
| Jun 2026 | Blk 121 · 4 ROOM | S$4,000 | — |
| Jun 2026 | Blk 121 · 4 ROOM | S$3,800 | — |
| Jun 2026 | Blk 121 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 121 · 4 ROOM | S$2,500 | — |
| Apr 2026 | Blk 121 · 4 ROOM | S$3,800 | — |
| Feb 2026 | Blk 121 · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 121 · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 121 · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 121 · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 121 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 121 · 4 ROOM | S$4,000 | — |
| Aug 2025 | Blk 121 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 121 · 4 ROOM | S$3,800 | — |
| Jul 2025 | Blk 121 · 4 ROOM | S$1,800 | — |
| Jun 2025 | Blk 121 · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 121 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 121 · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 121 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 121 · 4 ROOM | S$3,800 | — |
| Feb 2025 | Blk 121 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 121 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 121 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 121 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 121 · 4 ROOM | S$2,200 | — |
| Sept 2024 | Blk 121 · 4 ROOM | S$4,000 | — |
| Aug 2024 | Blk 121 · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 121 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 121 · 4 ROOM | S$2,700 | — |
| May 2024 | Blk 121 · 4 ROOM | S$2,700 | — |
| May 2024 | Blk 121 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 121 · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 121 · 4 ROOM | S$2,000 | — |
| Mar 2024 | Blk 121 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 121 · 4 ROOM | S$3,100 | — |
| Nov 2023 | Blk 121 · 4 ROOM | S$2,700 | — |
| Sept 2023 | Blk 121 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 121 · 4 ROOM | S$1,800 | — |
| May 2023 | Blk 121 · 4 ROOM | S$4,000 | — |
| May 2023 | Blk 121 · 4 ROOM | S$2,200 | — |
| Apr 2023 | Blk 121 · 4 ROOM | S$2,800 | — |
| Apr 2023 | Blk 121 · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 121 · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 121 · 4 ROOM | S$2,600 | — |
| Feb 2023 | Blk 121 · 4 ROOM | S$2,100 | — |
| Feb 2023 | Blk 121 · 3 ROOM | S$1,700 | — |
| Jan 2023 | Blk 121 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 121 · 3 ROOM | S$2,300 | — |
| Oct 2022 | Blk 121 · 4 ROOM | S$2,400 | — |
| Sept 2022 | Blk 121 · 4 ROOM | S$2,350 | — |
| Aug 2022 | Blk 121 · 4 ROOM | S$2,330 | — |
| Jul 2022 | Blk 121 · 4 ROOM | S$2,000 | — |
| Jun 2022 | Blk 121 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 121 · 4 ROOM | S$2,300 | — |
| Apr 2022 | Blk 121 · 4 ROOM | S$2,150 | — |
| Apr 2022 | Blk 121 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 121 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 121 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 121 · 4 ROOM | S$2,450 | — |
| Dec 2021 | Blk 121 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 121 · 4 ROOM | S$2,050 | — |
| Oct 2021 | Blk 121 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 121 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 121 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 121 · 4 ROOM | S$1,950 | — |
| Mar 2021 | Blk 121 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 121 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 121 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 121 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 121 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 121 · 4 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 52 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 | 47 years | S$491,867 | S$543,061 | S$588,145 | S$598,431 |
| 10 years | 42 years | S$463,213 | S$564,655 | S$662,301 | S$685,669 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.