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HDB · 531002

Blk 2 Lor Lew Lian

Project page · 99-year lease from 1983

Indicative value range
S$400,139 – S$449,668
Indicative mid S$435,000 · S$6,797 psm

Based on 10 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 201 TO 0364 sqmS$390,000S$6,094 psm×1.000S$6,094 psm
Jul 2026Blk 207 TO 0964 sqmS$430,555S$6,727 psm×1.000S$6,727 psm
Jun 2026Blk 204 TO 0664 sqmS$438,000S$6,844 psm×1.000S$6,844 psm
Jun 2026Blk 210 TO 1264 sqmS$432,000S$6,750 psm×1.000S$6,750 psm
May 2026Blk 207 TO 0964 sqmS$480,000S$7,500 psm×1.000S$7,500 psm
May 2026Blk 204 TO 0664 sqmS$390,000S$6,094 psm×1.000S$6,094 psm
Apr 2026Blk 204 TO 0664 sqmS$450,000S$7,031 psm×1.000S$7,031 psm
Mar 2026Blk 204 TO 0664 sqmS$450,000S$7,031 psm×0.997S$7,011 psm
Dec 2025Blk 201 TO 0364 sqmS$380,000S$5,938 psm×0.996S$5,914 psm
Nov 2025Blk 213 TO 1564 sqmS$470,000S$7,344 psm×0.996S$7,315 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.

7.72% gross yield

S$33,600 of rent a year against the estimate above · 0.09 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

ApprovedBlockFlatRent a month
Sept 202623 ROOMS$3,200
Sept 202623 ROOMS$3,200
Sept 202633 ROOMS$3,100
Sept 202613 ROOMS$2,800
Sept 202623 ROOMS$2,300
Sept 202613 ROOMS$2,300
Sept 202623 ROOMS$2,000
Aug 202643 ROOMS$3,000

median of 62 HDB rental approvals for 3 ROOM on Lor Lew Lian since 2025-10.

Buying or selling at S$435,000?

Buying: Stamp duty on S$435,000 · Cash and CPF needed on S$435,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$435,000.

Each opens with this figure filled in; change anything there.

Primary schools near 2 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 56 years left
64 sqmS$390,000S$6,094 psm
Jul 2026
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 56 years left
64 sqmS$430,555S$6,727 psm
Jun 2026
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 56 years left
64 sqmS$432,000S$6,750 psm
Jun 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 56 years left
64 sqmS$438,000S$6,844 psm
May 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 56 years left
64 sqmS$390,000S$6,094 psm
May 2026
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 56 years left
64 sqmS$480,000S$7,500 psm
Apr 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 56 years left
64 sqmS$450,000S$7,031 psm
Mar 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 56 years left
64 sqmS$450,000S$7,031 psm
Dec 2025
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 57 years left
64 sqmS$380,000S$5,938 psm
Nov 2025
Blk 2 · 3 ROOM · 13 TO 15 · Improved · 57 years left
64 sqmS$470,000S$7,344 psm
Aug 2025
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 57 years left
64 sqmS$445,000S$6,953 psm
Aug 2024
Blk 2 · 3 ROOM · 13 TO 15 · Improved · 58 years left
73 sqmS$500,555S$6,857 psm
Aug 2023
Blk 2 · 3 ROOM · 13 TO 15 · Improved · 59 years left
64 sqmS$426,000S$6,656 psm
Jan 2023
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 60 years left
64 sqmS$388,000S$6,063 psm
Nov 2022
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 60 years left
73 sqmS$460,000S$6,301 psm
Aug 2022
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 60 years left
64 sqmS$365,000S$5,703 psm
Jul 2022
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 60 years left
64 sqmS$380,000S$5,938 psm
Feb 2022
Blk 2 · 3 ROOM · 13 TO 15 · Improved · 60 years left
64 sqmS$363,000S$5,672 psm
Nov 2021
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 61 years left
73 sqmS$390,001S$5,342 psm
Oct 2021
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 61 years left
73 sqmS$376,000S$5,151 psm
See more

Showing 20 of 87.

Sale prices as filed in caveats.

Where the lease takes this

About 55 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years50 yearsS$415,250S$458,469S$496,531S$505,215
10 years45 yearsS$394,333S$480,689S$563,815S$583,709
20 years35 yearsS$346,660S$515,119S$708,684S$759,576

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.