Blk 280 Toh Guan Rd
Project page · 99-year lease from 1998
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 280 | 16 TO 18 | 91 sqm | S$606,888 | S$6,669 psm | ×1.000 | S$6,669 psm |
| Apr 2026 | Blk 280 | 13 TO 15 | 91 sqm | S$620,000 | S$6,813 psm | ×1.000 | S$6,813 psm |
| Apr 2026 | Blk 280 | 13 TO 15 | 90 sqm | S$595,000 | S$6,611 psm | ×1.000 | S$6,611 psm |
How accurate is this estimate for Toh Guan Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 80 sales in Toh Guan Rd since.
- Median error
- 3.8%
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.
6.92% gross yield
S$42,000 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 72 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 285B | 4 ROOM | S$4,000 |
| Sept 2026 | 286A | 4 ROOM | S$3,900 |
| Sept 2026 | 268 | 4 ROOM | S$3,700 |
| Sept 2026 | 272 | 4 ROOM | S$3,700 |
| Sept 2026 | 275 | 4 ROOM | S$3,300 |
| Sept 2026 | 283 | 4 ROOM | S$3,200 |
| Aug 2026 | 272 | 4 ROOM | S$3,500 |
| Aug 2026 | 278 | 4 ROOM | S$3,500 |
median of 72 HDB rental approvals for 4 ROOM on Toh Guan Rd since 2025-10.
Buying or selling at S$606,888?
Buying: Stamp duty on S$606,888 · Cash and CPF needed on S$606,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$606,888.
Each opens with this figure filled in; change anything there.
Primary schools near 280 Toh Guan Rd
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
- Yuhua Primary School · 687 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 728 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,055 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Keming Primary School · 1,068 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fuhua Primary School · 1,201 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,592 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,761 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 280 · 4 ROOM · 16 TO 18 · Model A2 · 71 years left | 91 sqm | S$606,888 | S$6,669 psm |
| Apr 2026 | Blk 280 · 4 ROOM · 13 TO 15 · Model A2 · 72 years left | 90 sqm | S$595,000 | S$6,611 psm |
| Apr 2026 | Blk 280 · 4 ROOM · 13 TO 15 · Model A2 · 72 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Aug 2025 | Blk 280 · 4 ROOM · 01 TO 03 · Model A2 · 72 years left | 90 sqm | S$512,000 | S$5,689 psm |
| Oct 2024 | Blk 280 · 4 ROOM · 10 TO 12 · Model A2 · 73 years left | 90 sqm | S$560,000 | S$6,222 psm |
| Sept 2024 | Blk 280 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 91 sqm | S$505,000 | S$5,549 psm |
| Jul 2024 | Blk 280 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Aug 2023 | Blk 280 · 4 ROOM · 07 TO 09 · Model A2 · 74 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Jun 2022 | Blk 280 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 91 sqm | S$470,000 | S$5,165 psm |
Showing 9 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 280 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 280 · 4 ROOM | S$3,450 | — |
| May 2025 | Blk 280 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 280 · 4 ROOM | S$2,700 | — |
| Apr 2025 | Blk 280 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 280 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 280 · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 280 · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 280 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 280 · 4 ROOM | S$4,000 | — |
| Jul 2024 | Blk 280 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 280 · 4 ROOM | S$3,250 | — |
| Jan 2024 | Blk 280 · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 280 · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 280 · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 280 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 280 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 280 · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 280 · 4 ROOM | S$2,500 | — |
| Nov 2022 | Blk 280 · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 280 · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 280 · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 280 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 280 · 4 ROOM | S$2,200 | — |
| Dec 2021 | Blk 280 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 280 · 4 ROOM | S$2,250 | — |
| May 2021 | Blk 280 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 280 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 280 · 4 ROOM | S$2,100 | — |
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 70 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 | 65 years | S$582,193 | S$642,788 | S$696,151 | S$708,326 |
| 10 years | 60 years | S$564,015 | S$687,531 | S$806,426 | S$834,880 |
| 20 years | 50 years | S$519,452 | S$771,878 | S$1,061,924 | S$1,138,183 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.