Blk 138 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 138 | 04 TO 06 | 103 sqm | S$565,000 | S$5,485 psm | ×1.000 | S$5,485 psm |
| Jul 2026 | Blk 138 | 13 TO 15 | 103 sqm | S$660,000 | S$6,408 psm | ×1.000 | S$6,408 psm |
| Dec 2025 | Blk 138 | 01 TO 03 | 103 sqm | S$635,000 | S$6,165 psm | ×0.996 | S$6,141 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.
6.26% gross yield
S$39,600 of rent a year against the estimate above · 0.8 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 33 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 | 130 | 4 ROOM | S$3,600 |
| Sept 2026 | 137 | 4 ROOM | S$3,000 |
| Sept 2026 | 129 | 4 ROOM | S$2,300 |
| Aug 2026 | 138 | 4 ROOM | S$3,500 |
| Aug 2026 | 133 | 4 ROOM | S$3,200 |
| Aug 2026 | 137 | 4 ROOM | S$3,150 |
| Aug 2026 | 133 | 4 ROOM | S$2,600 |
| Jul 2026 | 135 | 4 ROOM | S$3,500 |
median of 33 HDB rental approvals for 4 ROOM on Lor Ah Soo since 2025-10.
Buying or selling at S$632,505?
Buying: Stamp duty on S$632,505 · Cash and CPF needed on S$632,505 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$632,505.
Each opens with this figure filled in; change anything there.
Primary schools near 138 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) · 54 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinghua Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- Maris Stella High School (boys) · 1,125 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,551 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,668 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Cedar Primary School · 1,945 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 138 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 103 sqm | S$565,000 | S$5,485 psm |
| Jul 2026 | Blk 138 · 4 ROOM · 13 TO 15 · Model A · 57 years left | 103 sqm | S$660,000 | S$6,408 psm |
| Dec 2025 | Blk 138 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 103 sqm | S$635,000 | S$6,165 psm |
| Oct 2025 | Blk 138 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 108 sqm | S$640,000 | S$5,926 psm |
| Sept 2025 | Blk 138 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 103 sqm | S$590,000 | S$5,728 psm |
| May 2025 | Blk 138 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 108 sqm | S$605,000 | S$5,602 psm |
| Jul 2023 | Blk 138 · 5 ROOM · 10 TO 12 · Model A · 60 years left | 132 sqm | S$710,000 | S$5,379 psm |
| Jul 2023 | Blk 138 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 103 sqm | S$468,000 | S$4,544 psm |
| Jun 2023 | Blk 138 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 108 sqm | S$520,000 | S$4,815 psm |
| Jan 2023 | Blk 138 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 108 sqm | S$545,000 | S$5,046 psm |
| Nov 2022 | Blk 138 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$545,000 | S$5,291 psm |
| Apr 2022 | Blk 138 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 108 sqm | S$460,000 | S$4,259 psm |
Showing 12 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 138 · 5 ROOM | S$3,500 | — |
| Aug 2026 | Blk 138 · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 138 · 5 ROOM | S$3,500 | — |
| May 2026 | Blk 138 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 138 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 138 · 4 ROOM | S$2,600 | — |
| Jul 2025 | Blk 138 · 5 ROOM | S$3,000 | — |
| Jun 2025 | Blk 138 · 4 ROOM | S$4,000 | — |
| Apr 2025 | Blk 138 · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 138 · 4 ROOM | S$2,600 | — |
| Oct 2024 | Blk 138 · 4 ROOM | S$2,800 | — |
| Aug 2024 | Blk 138 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 138 · 4 ROOM | S$2,600 | — |
| Jun 2024 | Blk 138 · 5 ROOM | S$3,500 | — |
| Apr 2024 | Blk 138 · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 138 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 138 · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 138 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 138 · 4 ROOM | S$2,600 | — |
| Dec 2022 | Blk 138 · 5 ROOM | S$3,600 | — |
| Oct 2022 | Blk 138 · 4 ROOM | S$1,500 | — |
| Mar 2022 | Blk 138 · 4 ROOM | S$2,300 | — |
| Jan 2022 | Blk 138 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 138 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 138 · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 138 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 138 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 138 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 138 · 5 ROOM | S$2,400 | — |
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$603,787 | S$666,630 | S$721,973 | S$734,599 |
| 10 years | 46 years | S$573,373 | S$698,939 | S$819,807 | S$848,732 |
| 20 years | 36 years | S$504,056 | S$749,001 | S$1,030,450 | S$1,104,449 |
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.