Blk 132 Lor Ah Soo
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 132 | 10 TO 12 | 151 sqm | S$890,000 | S$5,894 psm | ×1.000 | S$5,894 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 132 | 04 TO 06 | 151 sqm | S$855,000 | S$5,662 psm | ×1.000 | S$5,662 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.
5.53% gross yield
S$49,200 of rent a year against the estimate above · 1.03 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$890,000?
Buying: Stamp duty on S$890,000 · Cash and CPF needed on S$890,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$890,000.
Each opens with this figure filled in; change anything there.
Primary schools near 132 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) · 46 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinghua Primary School · 825 m · no 2025 Phase 2C ballot
1 to 2 km
- Maris Stella High School (boys) · 1,164 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,747 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,891 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,897 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 57 years left | 151 sqm | S$890,000 | S$5,894 psm |
| Jul 2026 | Blk 132 · EXECUTIVE · 04 TO 06 · Maisonette · 57 years left | 151 sqm | S$855,000 | S$5,662 psm |
| Jul 2026 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 57 years left | 157 sqm | S$1,058,000 | S$6,739 psm |
| Jun 2026 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 57 years left excluded: outlier | 151 sqm | S$870,000 | S$5,762 psm |
| Sept 2024 | Blk 132 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 149 sqm | S$930,000 | S$6,242 psm |
| Jul 2024 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 151 sqm | S$895,000 | S$5,927 psm |
| Nov 2023 | Blk 132 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left | 150 sqm | S$845,000 | S$5,633 psm |
| Apr 2023 | Blk 132 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 157 sqm | S$840,000 | S$5,350 psm |
| Mar 2023 | Blk 132 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 151 sqm | S$840,000 | S$5,563 psm |
| Dec 2022 | Blk 132 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 151 sqm | S$790,000 | S$5,232 psm |
| Nov 2022 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 151 sqm | S$845,888 | S$5,602 psm |
| Sept 2022 | Blk 132 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 149 sqm | S$812,888 | S$5,456 psm |
| Oct 2021 | Blk 132 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 150 sqm | S$675,000 | S$4,500 psm |
Showing 13 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 132 · EXECUTIVE | S$4,300 | — |
| Jan 2026 | Blk 132 · EXECUTIVE | S$3,900 | — |
| May 2025 | Blk 132 · EXECUTIVE | S$4,200 | — |
| Apr 2025 | Blk 132 · EXECUTIVE | S$3,900 | — |
| Mar 2025 | Blk 132 · EXECUTIVE | S$3,800 | — |
| Apr 2023 | Blk 132 · EXECUTIVE | S$3,400 | — |
| Mar 2023 | Blk 132 · EXECUTIVE | S$4,400 | — |
| Oct 2022 | Blk 132 · EXECUTIVE | S$2,950 | — |
| May 2022 | Blk 132 · EXECUTIVE | S$3,800 | — |
| Apr 2021 | Blk 132 · EXECUTIVE | S$2,400 | — |
| Mar 2021 | Blk 132 · EXECUTIVE | S$2,350 | — |
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$849,590 | S$938,017 | S$1,015,890 | S$1,033,657 |
| 10 years | 46 years | S$806,795 | S$983,478 | S$1,153,552 | S$1,194,253 |
| 20 years | 36 years | S$709,259 | S$1,053,921 | S$1,449,949 | S$1,554,073 |
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.