Toa Payoh is trading about 11% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Toa Payoh in July 2026, with 85 resale transactions compared to 79 in June. Month-on-month, the town median PSF softened 12.3% to $821 — giving buyers a softer entry point. The town sits above the regional median of $739 psf (+11.1%).
Verified as of 11 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026
Toa Payoh median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Toa Payoh |
|---|---|---|
| Toa Payoh | $821 | — |
| Central Region | $739 | -10.0% |
| Island Wide | $594 | -27.6% |
Toa Payoh ranks #4 of 9 Central region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Alkaff Cres | 4 transactions | $1,089 |
| Toa Payoh East | 3 transactions | $983 |
| Alkaff Cres | 3 transactions | $1,059 |
| Bidadari Pk Dr | 3 transactions | $1,087 |
| Toa Payoh Nth | 2 transactions | $532 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 85 | $410,000 | $890,000 | $1,060,000 | $821 |
| 2-Room | 3 | $277,500 | $290,000 | $320,000 | $650 |
| 3-Room | 26 | $327,500 | $367,500 | $467,722 | $522 |
| 4-Room | 41 | $890,000 | $1,000,000 | $1,080,000 | $1,021 |
| 5-Room | 14 | $847,400 | $992,500 | $1,253,250 | $755 |
| Executive | 1 | $980,000 | $980,000 | $980,000 | $624 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $821 median PSF represents a 12.3% dip against June's $936. Transaction count rose 8% from 79 to 85. If you're a buyer, this is a reasonable window to negotiate.
Alkaff Cres led with 4 transactions (5% of all town resale) at a median $1,089 psf — 33% above the town median. Toa Payoh East followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 41 of 85 transactions (48%) at a median $1,021 psf. That flat type's PSF moved 2.1% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138B Lor 1a Toa Payoh | 5-Room | 37 TO 39 | 1,227 | $1,570,000 | $1,279 | 84 years 10 months |
| 138A Lor 1a Toa Payoh | 5-Room | 25 TO 27 | 1,227 | $1,550,000 | $1,263 | 84 years 11 months |
| 106A Bidadari Pk Dr | 5-Room | 04 TO 06 | 1,227 | $1,350,000 | $1,100 | 93 years 02 months |
| 139A Lor 1a Toa Payoh | 5-Room | 07 TO 09 | 1,216 | $1,285,000 | $1,056 | 84 years 11 months |
| 106B Bidadari Pk Dr | 4-Room | 13 TO 15 | 1,012 | $1,183,688 | $1,170 | 93 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 51 Lor 6 Toa Payoh | 2-Room | 10 TO 12 | 538 | $350,000 | $650 | 55 years 11 months |
| 161 Lor 1 Toa Payoh | 2-Room | 04 TO 06 | 441 | $290,000 | $657 | 44 years 07 months |
| 120 Lor 2 Toa Payoh | 2-Room | 04 TO 06 | 431 | $265,000 | $615 | 41 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 130A Lor 1 Toa Payoh | 3-Room | 37 TO 39 | 732 | $890,000 | $1,216 | 91 years 01 month |
| 115C Alkaff Cres | 3-Room | 16 TO 18 | 732 | $848,000 | $1,159 | 93 years 06 months |
| 101A Bidadari Pk Dr | 3-Room | 10 TO 12 | 732 | $830,000 | $1,134 | 93 years 11 months |
| 114A Alkaff Cres | 3-Room | 07 TO 09 | 732 | $818,888 | $1,119 | 94 years 05 months |
| 131B Lor 1 Toa Payoh | 3-Room | 07 TO 09 | 732 | $785,000 | $1,072 | 91 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 106B Bidadari Pk Dr | 4-Room | 13 TO 15 | 1,012 | $1,183,688 | $1,170 | 93 years 02 months |
| 106A Bidadari Pk Dr | 4-Room | 13 TO 15 | 1,012 | $1,180,000 | $1,166 | 93 years 01 month |
| 114A Alkaff Cres | 4-Room | 13 TO 15 | 1,001 | $1,150,000 | $1,149 | 94 years 06 months |
| 115A Alkaff Cres | 4-Room | 13 TO 15 | 1,001 | $1,135,000 | $1,134 | 93 years 06 months |
| 102B Bidadari Pk Dr | 4-Room | 10 TO 12 | 1,001 | $1,110,000 | $1,109 | 93 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138B Lor 1a Toa Payoh | 5-Room | 37 TO 39 | 1,227 | $1,570,000 | $1,279 | 84 years 10 months |
| 138A Lor 1a Toa Payoh | 5-Room | 25 TO 27 | 1,227 | $1,550,000 | $1,263 | 84 years 11 months |
| 106A Bidadari Pk Dr | 5-Room | 04 TO 06 | 1,227 | $1,350,000 | $1,100 | 93 years 02 months |
| 139A Lor 1a Toa Payoh | 5-Room | 07 TO 09 | 1,216 | $1,285,000 | $1,056 | 84 years 11 months |
| 84 Lor 2 Toa Payoh | 5-Room | 10 TO 12 | 1,345 | $1,158,000 | $861 | 70 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 21 Joo Seng Rd | Executive | 07 TO 09 | 1,572 | $980,000 | $624 | 61 years 03 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
3-Room flats in Toa Payoh show a real lease-decay gap — units with 90+ years remaining trade at $1,126 psf against $486 psf for the under-60 band, a 57% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 1712-mo avg · 17 transactions | $278,000 | $632 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $824,444 | $1,126 |
| 80-89 years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| 70-79 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 20 | $351,500 | $486 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 22 | $1,080,000 | $1,079 |
| 80-89 years | 5812-mo avg · 58 transactions | $999,000 | $1,052 |
| 70-79 years | 8 | $937,500 | $990 |
| 60-69 years | 2412-mo avg · 24 transactions | $702,000 | $626 |
| under-60 years | 9 | $430,000 | $487 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1312-mo avg · 13 transactions | $1,350,000 | $1,110 |
| 80-89 years | 2312-mo avg · 23 transactions | $1,460,000 | $1,190 |
| 70-79 years | 3712-mo avg · 37 transactions | $1,086,000 | $852 |
| 60-69 years | 5 | $905,000 | $667 |
| under-60 years | 2912-mo avg · 29 transactions | $785,888 | $577 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1012-mo avg · 10 transactions | $984,000 | $626 |
| under-60 years | 2 | Last transacted: Jun 2026 · $624 psf | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-2.5% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Kim Keat Ave | 3 | $2,800/mo |
| Lor 2 Toa Payoh | 3 | $3,500/mo |
| Potong Pasir Ave 1 | 3 | $3,275/mo |
Rents softening (-16.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor 7 Toa Payoh | 2 | $3,475/mo |
| Lor 8 Toa Payoh | 2 | $3,250/mo |
| Lor 8 Toa Payoh | 2 | $2,950/mo |
Rents softening (-4.8% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor 2 Toa Payoh | 2 | $4,225/mo |
| Lor 1 Toa Payoh | 1 | $5,000/mo |
| Lor 1 Toa Payoh | 1 | $3,500/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
PSF softened 12.3% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 57% 3-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
26 leases over the trailing 12 months (12-mo avg · 26 leases) — this month's count is too thin for a MoM read. Currently -14.5% vs the region median.
Get a Free ValuationFlat (+0.7% MoM) — anchor to recent comparables.
Rental softening, -2.5% MoM — price with that in mind (64 leases last month). Currently -29.4% vs the region median.
Get a Free ValuationSoftening (-2.1% MoM) — buyers may push back on this flat type.
Rental softening, -16.2% MoM — price with that in mind (27 leases last month). Currently +38.1% vs the region median.
Get a Free ValuationSoftening (-18.3% MoM) — buyers may push back on this flat type.
Rental softening, -4.8% MoM — price with that in mind (17 leases last month). Currently +2.2% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
21 leases over the trailing 12 months (12-mo avg · 21 leases) — this month's count is too thin for a MoM read. Currently -15.3% vs the region median.
Get a Free Valuation12-mo avg · 26 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.5% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Kim Keat Ave | 3 | $2,800/mo |
| Lor 2 Toa Payoh | 3 | $3,500/mo |
| Potong Pasir Ave 1 | 3 | $3,275/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-16.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Lor 7 Toa Payoh | 2 | $3,475/mo |
| Lor 8 Toa Payoh | 2 | $3,250/mo |
| Lor 8 Toa Payoh | 2 | $2,950/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-4.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Lor 2 Toa Payoh | 2 | $4,225/mo |
| Lor 1 Toa Payoh | 1 | $5,000/mo |
| Lor 1 Toa Payoh | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 21 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
