Blk 136 Lor Ah Soo
Project page · 99-year lease from 1984
Based on 8 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 129 | 10 TO 12 | 132 sqm | S$783,888 | S$5,939 psm | ×1.000 | S$5,939 psm |
| Jul 2026 | Blk 135 | 07 TO 09 | 132 sqm | S$725,888 | S$5,499 psm | ×1.000 | S$5,499 psm |
| Jul 2026 | Blk 133 | 01 TO 03 | 144 sqm | S$888,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Mar 2026 | Blk 142 | 01 TO 03 | 132 sqm | S$720,000 | S$5,455 psm | ×0.997 | S$5,438 psm |
| Mar 2026 | Blk 142 | 04 TO 06 | 132 sqm | S$760,000 | S$5,758 psm | ×0.997 | S$5,741 psm |
| Feb 2026 | Blk 139 | 13 TO 15 | 132 sqm | S$800,000 | S$6,061 psm | ×0.997 | S$6,043 psm |
| Nov 2025 | Blk 139 | 13 TO 15 | 132 sqm | S$760,000 | S$5,758 psm | ×0.996 | S$5,735 psm |
| Nov 2025 | Blk 139 | 10 TO 12 | 132 sqm | S$763,888 | S$5,787 psm | ×0.996 | S$5,764 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.
5.29% gross yield
S$42,600 of rent a year against the estimate above · 0.59 points below flats like it
Homes like this rent for about S$3,550 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Aug 2026 | 129 | 5 ROOM | S$3,800 |
| Aug 2026 | 138 | 5 ROOM | S$3,500 |
| Jul 2026 | 140 | 5 ROOM | S$3,600 |
| Jun 2026 | 138 | 5 ROOM | S$3,500 |
| May 2026 | 143 | 5 ROOM | S$3,800 |
| May 2026 | 139 | 5 ROOM | S$3,600 |
| Apr 2026 | 136 | 5 ROOM | S$3,500 |
| Mar 2026 | 140 | 5 ROOM | S$3,200 |
median of 12 HDB rental approvals for 5 ROOM on Lor Ah Soo since 2025-10.
Buying or selling at S$805,342?
Buying: Stamp duty on S$805,342 · Cash and CPF needed on S$805,342 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$805,342.
Each opens with this figure filled in; change anything there.
Primary schools near 136 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) · 28 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinghua Primary School · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Maris Stella High School (boys) · 1,059 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yangzheng Primary School · 1,734 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,876 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2022 | Blk 136 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 62 years left excluded: outlier | 144 sqm | S$780,000 | S$5,417 psm |
Showing 1 of 3.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 136 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 136 · 5 ROOM | S$3,500 | — |
| Apr 2024 | Blk 136 · 5 ROOM | S$3,800 | — |
| Mar 2022 | Blk 136 · 5 ROOM | S$2,250 | — |
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$768,776 | S$848,791 | S$919,257 | S$935,333 |
| 10 years | 46 years | S$730,051 | S$889,928 | S$1,043,824 | S$1,080,654 |
| 20 years | 36 years | S$641,793 | S$953,670 | S$1,312,028 | S$1,406,247 |
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.