Blk 122 Paya Lebar Way
Project page · 99-year lease from 1980
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 122 | 04 TO 06 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| May 2026 | Blk 122 | 04 TO 06 | 91 sqm | S$530,000 | S$5,824 psm | ×1.000 | S$5,824 psm |
| Jan 2026 | Blk 122 | 07 TO 09 | 91 sqm | S$580,000 | S$6,374 psm | ×0.997 | S$6,355 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.
7.75% gross yield
S$41,100 of rent a year against the estimate above · 0.69 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$530,000?
Buying: Stamp duty on S$530,000 · Cash and CPF needed on S$530,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$530,000.
Each opens with this figure filled in; change anything there.
Primary schools near 122 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 · 388 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 470 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,342 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,565 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,827 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,883 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 91 sqm | S$530,000 | S$5,824 psm |
| May 2026 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Jan 2026 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 91 sqm | S$580,000 | S$6,374 psm |
| Jul 2025 | Blk 122 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 91 sqm | S$558,000 | S$6,132 psm |
| Jun 2025 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 94 sqm | S$577,000 | S$6,138 psm |
| May 2025 | Blk 122 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 91 sqm | S$554,000 | S$6,088 psm |
| Aug 2024 | Blk 122 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 91 sqm | S$570,000 | S$6,264 psm |
| May 2024 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 91 sqm | S$540,000 | S$5,934 psm |
| Feb 2024 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 56 years left excluded: outlier | 91 sqm | S$648,000 | S$7,121 psm |
| Jan 2024 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 91 sqm | S$560,000 | S$6,154 psm |
| Oct 2023 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Aug 2023 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 91 sqm | S$530,000 | S$5,824 psm |
| Apr 2023 | Blk 122 · 4 ROOM · 07 TO 09 · New Generation · 56 years left excluded: outlier | 91 sqm | S$528,000 | S$5,802 psm |
| Apr 2022 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 91 sqm | S$405,000 | S$4,451 psm |
| Nov 2021 | Blk 122 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$388,000 | S$4,264 psm |
Showing 15 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 122 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 122 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 122 · 4 ROOM | S$3,850 | — |
| Oct 2025 | Blk 122 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 122 · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 122 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 122 · 4 ROOM | S$2,900 | — |
| May 2024 | Blk 122 · 4 ROOM | S$1,750 | — |
| Mar 2024 | Blk 122 · 4 ROOM | S$3,850 | — |
| Jul 2023 | Blk 122 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 122 · 4 ROOM | S$1,925 | — |
| Jun 2022 | Blk 122 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 122 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 122 · 4 ROOM | S$2,330 | — |
| May 2022 | Blk 122 · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 122 · 4 ROOM | S$1,750 | — |
| Dec 2021 | Blk 122 · 4 ROOM | S$1,925 | — |
| Oct 2021 | Blk 122 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 122 · 4 ROOM | S$1,850 | — |
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$503,303 | S$555,687 | S$601,820 | S$612,345 |
| 10 years | 42 years | S$473,984 | S$577,783 | S$677,700 | S$701,611 |
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.