Blk 1 Lor Lew Lian
Project page · 99-year lease from 1978
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 1 | 13 TO 15 | 73 sqm | S$480,000 | S$6,575 psm | ×1.000 | S$6,575 psm |
| Jun 2026 | Blk 1 | 10 TO 12 | 64 sqm | S$430,000 | S$6,719 psm | ×1.000 | S$6,719 psm |
| Apr 2026 | Blk 1 | 10 TO 12 | 64 sqm | S$450,000 | S$7,031 psm | ×1.000 | S$7,031 psm |
| Nov 2025 | Blk 1 | 07 TO 09 | 64 sqm | S$460,000 | S$7,188 psm | ×0.996 | S$7,159 psm |
How accurate is this estimate for Lor Lew Lian?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Lor Lew Lian since.
- Median error
- 5.7%
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.
7.64% gross yield
S$33,600 of rent a year against the estimate above · 0.17 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 62 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 2 | 3 ROOM | S$3,200 |
| Sept 2026 | 2 | 3 ROOM | S$3,200 |
| Sept 2026 | 3 | 3 ROOM | S$3,100 |
| Sept 2026 | 1 | 3 ROOM | S$2,800 |
| Sept 2026 | 2 | 3 ROOM | S$2,300 |
| Sept 2026 | 1 | 3 ROOM | S$2,300 |
| Sept 2026 | 2 | 3 ROOM | S$2,000 |
| Aug 2026 | 4 | 3 ROOM | S$3,000 |
median of 62 HDB rental approvals for 3 ROOM on Lor Lew Lian since 2025-10.
Buying or selling at S$440,000?
Buying: Stamp duty on S$440,000 · Cash and CPF needed on S$440,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$440,000.
Each opens with this figure filled in; change anything there.
Primary schools near 1 Lor Lew Lian
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
- Yangzheng Primary School · 548 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 921 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Zhonghua Primary School · 972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,007 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- St. Gabriel's Primary School (boys) · 1,382 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,435 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,622 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,766 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 73 sqm | S$480,000 | S$6,575 psm |
| Jun 2026 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 64 sqm | S$430,000 | S$6,719 psm |
| Apr 2026 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 64 sqm | S$450,000 | S$7,031 psm |
| Nov 2025 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 64 sqm | S$460,000 | S$7,188 psm |
| Jul 2025 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 64 sqm | S$470,000 | S$7,344 psm |
| Jul 2025 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 64 sqm | S$438,000 | S$6,844 psm |
| Jul 2025 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 64 sqm | S$373,000 | S$5,828 psm |
| Feb 2025 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 73 sqm | S$408,000 | S$5,589 psm |
| Jan 2025 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 64 sqm | S$396,000 | S$6,188 psm |
| Oct 2024 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 73 sqm | S$458,000 | S$6,274 psm |
| May 2024 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 64 sqm | S$400,000 | S$6,250 psm |
| Apr 2024 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 53 years left excluded: outlier | 73 sqm | S$365,000 | S$5,000 psm |
| Feb 2024 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 64 sqm | S$385,000 | S$6,016 psm |
| Dec 2023 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 54 years left excluded: outlier | 64 sqm | S$330,000 | S$5,156 psm |
| Oct 2023 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Aug 2023 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Nov 2022 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 55 years left | 64 sqm | S$368,000 | S$5,750 psm |
| Oct 2022 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 55 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Sept 2022 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 55 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Jul 2022 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 55 years left | 73 sqm | S$375,000 | S$5,137 psm |
| Jan 2022 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 55 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Jan 2022 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 55 years left | 64 sqm | S$335,000 | S$5,234 psm |
| Oct 2021 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 73 sqm | S$370,000 | S$5,068 psm |
Showing 23 of 100.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 1 · 3 ROOM | S$2,800 | — |
| Sept 2026 | Blk 1 · 3 ROOM | S$2,300 | — |
| May 2026 | Blk 1 · 3 ROOM | S$2,850 | — |
| May 2026 | Blk 1 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 1 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 1 · 3 ROOM | S$1,900 | — |
| Nov 2025 | Blk 1 · 3 ROOM | S$3,200 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,250 | — |
| Sept 2025 | Blk 1 · 3 ROOM | S$3,300 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 1 · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 1 · 3 ROOM | S$3,250 | — |
| Apr 2025 | Blk 1 · 3 ROOM | S$2,550 | — |
| Mar 2025 | Blk 1 · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 1 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 1 · 3 ROOM | S$1,900 | — |
| Sept 2024 | Blk 1 · 3 ROOM | S$3,300 | — |
| Sept 2024 | Blk 1 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 1 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 1 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 1 · 3 ROOM | S$2,500 | — |
| Apr 2024 | Blk 1 · 3 ROOM | S$2,450 | — |
| Mar 2024 | Blk 1 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 1 · 3 ROOM | S$3,300 | — |
| Dec 2023 | Blk 1 · 3 ROOM | S$3,250 | — |
| Dec 2023 | Blk 1 · 3 ROOM | S$2,800 | — |
| Nov 2023 | Blk 1 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 1 · 3 ROOM | S$1,850 | — |
| Oct 2023 | Blk 1 · 3 ROOM | S$1,800 | — |
| Sept 2023 | Blk 1 · 3 ROOM | S$1,650 | — |
| Jul 2023 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 1 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 1 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 1 · 3 ROOM | S$2,500 | — |
| Feb 2023 | Blk 1 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 1 · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 1 · 3 ROOM | S$1,750 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$3,000 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$2,800 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$2,400 | — |
| Aug 2022 | Blk 1 · 3 ROOM | S$2,600 | — |
| Jul 2022 | Blk 1 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 1 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 1 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,250 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,150 | — |
| Feb 2022 | Blk 1 · 3 ROOM | S$1,900 | — |
| Feb 2022 | Blk 1 · 3 ROOM | S$1,750 | — |
| Dec 2021 | Blk 1 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 1 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 1 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 1 · 3 ROOM | S$2,300 | — |
| Jun 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 1 · 3 ROOM | S$1,850 | — |
| Apr 2021 | Blk 1 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 1 · 3 ROOM | S$1,600 | — |
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 50 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 | 45 years | S$417,836 | S$461,325 | S$499,624 | S$508,362 |
| 10 years | 40 years | S$393,496 | S$479,669 | S$562,618 | S$582,469 |
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.