Toa Payoh is trading about 7% above the wider region median — that gap is worth understanding before you make a move here.
Volume held broadly steady in Toa Payoh in September 2026, with 103 resale transactions compared to 101 in August. Month-on-month, the town median PSF softened 11.0% to $809 — giving buyers a softer entry point. The town sits above the regional median of $760 psf (+6.5%).
Verified as of 31 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $809 | — |
| Central Region | $760 | -6.1% |
| Island Wide | $595 | -26.5% |
Toa Payoh ranks #3 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 |
|---|---|---|
| Bidadari Pk Dr | 6 transactions | $1,111 |
| Alkaff Cres | 4 transactions | $1,102 |
| Bidadari Pk Dr | 4 transactions | $1,175 |
| Kim Keat Ave | 3 transactions | $476 |
| Bidadari Pk Dr | 3 transactions | $1,134 |
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 | 103 | $457,500 | $875,000 | $1,069,444 | $809 |
| 2-Room | 4 | $275,000 | $300,000 | $321,250 | $604 |
| 3-Room | 35 | $338,000 | $360,000 | $777,500 | $515 |
| 4-Room | 36 | $895,000 | $1,045,000 | $1,107,222 | $1,061 |
| 5-Room | 25 | $878,000 | $980,000 | $1,250,000 | $728 |
| Executive | 3 | $976,500 | $990,000 | $1,095,000 | $630 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $809 median PSF represents a 11.0% dip against August's $909. Transaction count was broadly unchanged at 103. If you're a buyer, this is a reasonable window to negotiate.
Bidadari Pk Dr led with 6 transactions (6% of all town resale) at a median $1,111 psf — 37% above the town median. Alkaff Cres followed with 4 transactions.
4-Room flats led resale activity in September 2026, accounting for 36 of 103 transactions (35%) at a median $1,061 psf. That flat type's PSF moved 2.1% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138B Lor 1a Toa Payoh | 5-Room | 19 TO 21 | 1,227 | $1,520,000 | $1,239 | 84 years 08 months |
| 107B Bidadari Pk Dr | 5-Room | 16 TO 18 | 1,216 | $1,490,000 | $1,225 | 94 years 04 months |
| 110B Bidadari Pk Dr | 5-Room | 10 TO 12 | 1,216 | $1,486,888 | $1,222 | 94 years 04 months |
| 110B Bidadari Pk Dr | 5-Room | 16 TO 18 | 1,216 | $1,480,000 | $1,217 | 94 years 04 months |
| 138B Lor 1a Toa Payoh | 5-Room | 31 TO 33 | 1,259 | $1,385,000 | $1,100 | 84 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 51 Lor 6 Toa Payoh | 2-Room | 10 TO 12 | 538 | $325,000 | $604 | 55 years 10 months |
| 52 Lor 6 Toa Payoh | 2-Room | 10 TO 12 | 463 | $320,000 | $691 | 55 years 09 months |
| 56 Lor 4 Toa Payoh | 2-Room | 04 TO 06 | 463 | $280,000 | $605 | 39 years 09 months |
| 56 Lor 4 Toa Payoh | 2-Room | 07 TO 09 | 474 | $260,000 | $549 | 39 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 103A Bidadari Pk Dr | 3-Room | 13 TO 15 | 732 | $833,000 | $1,138 | 93 years 10 months |
| 103A Bidadari Pk Dr | 3-Room | 13 TO 15 | 732 | $830,000 | $1,134 | 93 years 09 months |
| 107A Bidadari Pk Dr | 3-Room | 10 TO 12 | 732 | $815,888 | $1,115 | 94 years 03 months |
| 114A Alkaff Cres | 3-Room | 04 TO 06 | 732 | $808,888 | $1,105 | 94 years 03 months |
| 114A Alkaff Cres | 3-Room | 07 TO 09 | 732 | $805,000 | $1,100 | 94 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 104A Bidadari Pk Dr | 4-Room | 13 TO 15 | 1,001 | $1,238,888 | $1,238 | 93 years 09 months |
| 110A Bidadari Pk Dr | 4-Room | 16 TO 18 | 1,001 | $1,238,000 | $1,237 | 94 years 04 months |
| 114A Alkaff Cres | 4-Room | 16 TO 18 | 1,001 | $1,200,000 | $1,199 | 94 years 04 months |
| 110A Bidadari Pk Dr | 4-Room | 10 TO 12 | 1,001 | $1,180,000 | $1,179 | 94 years 04 months |
| 104A Bidadari Pk Dr | 4-Room | 16 TO 18 | 1,001 | $1,165,000 | $1,164 | 93 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138B Lor 1a Toa Payoh | 5-Room | 19 TO 21 | 1,227 | $1,520,000 | $1,239 | 84 years 08 months |
| 107B Bidadari Pk Dr | 5-Room | 16 TO 18 | 1,216 | $1,490,000 | $1,225 | 94 years 04 months |
| 110B Bidadari Pk Dr | 5-Room | 10 TO 12 | 1,216 | $1,486,888 | $1,222 | 94 years 04 months |
| 110B Bidadari Pk Dr | 5-Room | 16 TO 18 | 1,216 | $1,480,000 | $1,217 | 94 years 04 months |
| 138B Lor 1a Toa Payoh | 5-Room | 31 TO 33 | 1,259 | $1,385,000 | $1,100 | 84 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 99A Lor 2 Toa Payoh | Executive | 04 TO 06 | 1,561 | $1,200,000 | $769 | 65 years 07 months |
| 257 Kim Keat Ave | Executive | 04 TO 06 | 1,572 | $990,000 | $630 | 61 years 03 months |
| 254 Kim Keat Ave | Executive | 04 TO 06 | 1,572 | $963,000 | $613 | 61 years 05 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 $1,093 psf against $486 psf for the under-60 band, a 56% 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 | 2212-mo avg · 22 transactions | $280,000 | $624 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 11 | $800,000 | $1,093 |
| 80-89 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 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 | 23 | $338,800 | $486 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 22 | $1,100,000 | $1,099 |
| 80-89 years | 4612-mo avg · 46 transactions | $960,500 | $1,052 |
| 70-79 years | 5 | $880,000 | $896 |
| 60-69 years | 2212-mo avg · 22 transactions | $694,444 | $623 |
| under-60 years | 5 | $810,000 | $731 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1612-mo avg · 16 transactions | $1,380,000 | $1,135 |
| 80-89 years | 2712-mo avg · 27 transactions | $1,450,000 | $1,151 |
| 70-79 years | 2912-mo avg · 29 transactions | $1,068,000 | $824 |
| 60-69 years | 3912-mo avg · 39 transactions | $905,000 | $673 |
| under-60 years | 9 | $878,000 | $612 |
| 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 | 1212-mo avg · 12 transactions | $989,000 | $629 |
| under-60 years | 1 | 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 holding steady (+0.8% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor 1 Toa Payoh | 3 | $3,200/mo |
| Lor 5 Toa Payoh | 2 | $2,950/mo |
| Lor 7 Toa Payoh | 2 | $3,000/mo |
Rents softening (-5.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor 2 Toa Payoh | 3 | $4,000/mo |
| Lor 1 Toa Payoh | 2 | $4,250/mo |
| Lor 2 Toa Payoh | 2 | $3,350/mo |
Rents softening (-5.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Joo Seng Rd | 1 | $3,600/mo |
| Kim Keat Ave | 1 | $3,800/mo |
| Lor 1 Toa Payoh | 1 | $3,900/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 11.0% in September 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 56% 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.
24 leases over the trailing 12 months (12-mo avg · 24 leases) — this month's count is too thin for a MoM read. Currently -17.9% vs the region median.
Get a Free ValuationFlat (-1.0% MoM) — anchor to recent comparables.
Rental steady, +0.8% MoM (52 leases last month). Currently -32.3% vs the region median.
Get a Free ValuationRising (+2.1% MoM) — expect less room to negotiate on this flat type.
Rental softening, -5.0% MoM — price with that in mind (35 leases last month). Currently +39.5% vs the region median.
Get a Free ValuationSoftening (-12.9% MoM) — buyers may push back on this flat type.
Rental softening, -5.0% MoM — price with that in mind (9 leases last month). Currently -4.2% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
17 leases over the trailing 12 months (12-mo avg · 17 leases) — this month's count is too thin for a MoM read. Currently -17.3% vs the region median.
Get a Free Valuation12-mo avg · 24 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.8% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Lor 1 Toa Payoh | 3 | $3,200/mo |
| Lor 5 Toa Payoh | 2 | $2,950/mo |
| Lor 7 Toa Payoh | 2 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Lor 2 Toa Payoh | 3 | $4,000/mo |
| Lor 1 Toa Payoh | 2 | $4,250/mo |
| Lor 2 Toa Payoh | 2 | $3,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Joo Seng Rd | 1 | $3,600/mo |
| Kim Keat Ave | 1 | $3,800/mo |
| Lor 1 Toa Payoh | 1 | $3,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 17 leases
Low/High = P25–P75 rent range this month.
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