Blk 128 Lor Ah Soo
Project page · 99-year lease from 1984
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 128 | 07 TO 09 | 142 sqm | S$910,000 | S$6,408 psm | ×1.000 | S$6,408 psm |
| Sept 2026 | Blk 145 | 04 TO 06 | 160 sqm | S$960,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Sept 2026 | Blk 132 | 10 TO 12 | 151 sqm | S$890,000 | S$5,894 psm | ×1.000 | S$5,894 psm |
| Aug 2026 | Blk 144 | 07 TO 09 | 150 sqm | S$980,000 | S$6,533 psm | ×1.000 | S$6,533 psm |
| Jul 2026 | Blk 132 | 10 TO 12 | 157 sqm | S$1,058,000 | S$6,739 psm | ×1.000 | S$6,739 psm |
| Jul 2026 | Blk 141 | 10 TO 12 | 148 sqm | S$920,000 | S$6,216 psm | ×1.000 | S$6,216 psm |
| Jul 2026 | Blk 132 | 04 TO 06 | 151 sqm | S$855,000 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Jun 2026 | Blk 141 | 04 TO 06 | 146 sqm | S$918,000 | S$6,288 psm | ×1.000 | S$6,288 psm |
| Jun 2026 | Blk 141 | 04 TO 06 | 146 sqm | S$998,000 | S$6,836 psm | ×1.000 | S$6,836 psm |
| Apr 2026 | Blk 128 | 07 TO 09 | 149 sqm | S$930,000 | S$6,242 psm | ×1.000 | S$6,242 psm |
| Mar 2026 | Blk 144 | 10 TO 12 | 146 sqm | S$920,000 | S$6,301 psm | ×0.997 | S$6,283 psm |
| Feb 2026 | Blk 145 | 01 TO 03 | 155 sqm | S$988,000 | S$6,374 psm | ×0.997 | S$6,355 psm |
| Nov 2025 | Blk 145 | 10 TO 12 | 148 sqm | S$988,000 | S$6,676 psm | ×0.996 | S$6,649 psm |
How accurate is this estimate for Lor Ah Soo?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Lor Ah Soo 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.
5.25% gross yield
S$49,200 of rent a year against the estimate above · 0.75 points above flats like it
Homes like this rent for about S$4,100 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 | 145 | EXECUTIVE | S$4,500 |
| Aug 2026 | 132 | EXECUTIVE | S$4,300 |
| Jun 2026 | 128 | EXECUTIVE | S$3,900 |
| May 2026 | 141 | EXECUTIVE | S$2,680 |
| Jan 2026 | 141 | EXECUTIVE | S$4,500 |
| Jan 2026 | 144 | EXECUTIVE | S$4,000 |
| Jan 2026 | 132 | EXECUTIVE | S$3,900 |
| Jan 2026 | 145 | EXECUTIVE | S$3,500 |
median of 10 HDB rental approvals for EXECUTIVE on Lor Ah Soo since 2025-10.
Buying or selling at S$936,863?
Buying: Stamp duty on S$936,863 · Cash and CPF needed on S$936,863 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$936,863.
Each opens with this figure filled in; change anything there.
Primary schools near 128 Lor Ah Soo
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 75 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinghua Primary School · 732 m · no 2025 Phase 2C ballot
1 to 2 km
- Maris Stella High School (boys) · 1,252 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,777 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,802 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,857 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 57 years left | 142 sqm | S$910,000 | S$6,408 psm |
| Apr 2026 | Blk 128 · EXECUTIVE · 07 TO 09 · Maisonette · 57 years left | 149 sqm | S$930,000 | S$6,242 psm |
| Sept 2025 | Blk 128 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 151 sqm | S$950,000 | S$6,291 psm |
| Sept 2025 | Blk 128 · EXECUTIVE · 01 TO 03 · Maisonette · 58 years left | 151 sqm | S$930,000 | S$6,159 psm |
| Nov 2024 | Blk 128 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 149 sqm | S$980,000 | S$6,577 psm |
| Oct 2024 | Blk 128 · EXECUTIVE · 10 TO 12 · Apartment · 59 years left | 142 sqm | S$920,000 | S$6,479 psm |
| Aug 2024 | Blk 128 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 149 sqm | S$950,000 | S$6,376 psm |
| Jun 2024 | Blk 128 · EXECUTIVE · 10 TO 12 · Apartment · 59 years left | 142 sqm | S$925,000 | S$6,514 psm |
| Jun 2024 | Blk 128 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left | 142 sqm | S$908,000 | S$6,394 psm |
| Mar 2024 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 59 years left | 142 sqm | S$915,000 | S$6,444 psm |
| Jan 2024 | Blk 128 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 149 sqm | S$935,000 | S$6,275 psm |
| Aug 2023 | Blk 128 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 151 sqm | S$880,000 | S$5,828 psm |
| Jul 2023 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left | 142 sqm | S$845,000 | S$5,951 psm |
| Feb 2023 | Blk 128 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 149 sqm | S$868,000 | S$5,826 psm |
| Dec 2022 | Blk 128 · EXECUTIVE · 10 TO 12 · Apartment · 61 years left | 142 sqm | S$900,000 | S$6,338 psm |
| Jul 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 151 sqm | S$858,000 | S$5,682 psm |
| Jan 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 151 sqm | S$745,000 | S$4,934 psm |
| Nov 2021 | Blk 128 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 151 sqm | S$742,000 | S$4,914 psm |
| Oct 2021 | Blk 128 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left excluded: outlier | 151 sqm | S$672,000 | S$4,450 psm |
Showing 19 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 128 · EXECUTIVE | S$3,900 | — |
| Jul 2025 | Blk 128 · EXECUTIVE | S$3,500 | — |
| Jun 2025 | Blk 128 · EXECUTIVE | S$4,000 | — |
| Apr 2025 | Blk 128 · EXECUTIVE | S$4,100 | — |
| Apr 2025 | Blk 128 · EXECUTIVE | S$3,500 | — |
| Feb 2025 | Blk 128 · EXECUTIVE | S$2,500 | — |
| May 2024 | Blk 128 · EXECUTIVE | S$3,500 | — |
| May 2024 | Blk 128 · EXECUTIVE | S$3,300 | — |
| Jul 2023 | Blk 128 · EXECUTIVE | S$3,800 | — |
| Apr 2023 | Blk 128 · EXECUTIVE | S$4,000 | — |
| Feb 2023 | Blk 128 · EXECUTIVE | S$2,450 | — |
| Nov 2022 | Blk 128 · EXECUTIVE | S$2,800 | — |
| May 2022 | Blk 128 · EXECUTIVE | S$2,650 | — |
| May 2022 | Blk 128 · EXECUTIVE | S$2,500 | — |
| Mar 2022 | Blk 128 · EXECUTIVE | S$2,800 | — |
| Feb 2022 | Blk 128 · EXECUTIVE | S$2,200 | — |
| Mar 2021 | Blk 128 · EXECUTIVE | S$2,400 | — |
| Feb 2021 | Blk 128 · EXECUTIVE | S$2,300 | — |
| Feb 2021 | Blk 128 · EXECUTIVE | S$1,650 | — |
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 56 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 | 51 years | S$894,326 | S$987,408 | S$1,069,381 | S$1,088,084 |
| 10 years | 46 years | S$849,276 | S$1,035,263 | S$1,214,292 | S$1,257,137 |
| 20 years | 36 years | S$746,605 | S$1,109,415 | S$1,526,296 | S$1,635,903 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.