The top transaction this month hit $1,132 psf on Lor 1A Toa Payoh — 60% above the town median. One block, very different price point.
Transaction volume picked up in Toa Payoh in May 2026, with 82 resale transactions compared to 77 in April. Month-on-month, the town median PSF edged up 2.9% to $705 — a constructive signal for sellers. The town sits below the regional median of $720 psf (-2.0%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $705 | — |
| Central Region | $720 | +2.1% |
| Island Wide | $602 | -14.6% |
Toa Payoh ranks #7 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 | 3 transactions | $1,063 |
| Toa Payoh Nth | 2 transactions | $583 |
| Lor 1 Toa Payoh | 2 transactions | $510 |
| Alkaff Cres | 2 transactions | $1,025 |
| Bidadari Pk Dr | 2 transactions | $1,062 |
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 | 82 | $391,000 | $736,500 | $1,014,000 | $705 |
| 2-Room | 1 | $258,000 | $258,000 | $258,000 | $533 |
| 3-Room | 38 | $355,000 | $384,000 | $577,222 | $535 |
| 4-Room | 30 | $878,750 | $985,000 | $1,078,750 | $1,024 |
| 5-Room | 12 | $881,000 | $1,043,400 | $1,252,500 | $752 |
| Executive | 1 | $960,000 | $960,000 | $960,000 | $611 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $705 median PSF represents a 2.9% gain against April's $686. Transaction count rose 6% from 77 to 82. If you're a seller, this month's data supports holding asking price.
Bidadari Pk Dr led with 3 transactions (4% of all town resale) at a median $1,063 psf — 51% above the town median. Toa Payoh Nth followed with 2 transactions.
3-Room flats led resale activity in May 2026, accounting for 38 of 82 transactions (46%) at a median $535 psf. That flat type's PSF moved 2.0% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138C Lor 1a Toa Payoh | 5-Room | 10 TO 12 | 1,184 | $1,340,000 | $1,132 | 85 years |
| 115C Alkaff Cres | 4-Room | 10 TO 12 | 1,044 | $1,310,000 | $1,255 | 93 years 07 months |
| 106B Bidadari Pk Dr | 5-Room | 04 TO 06 | 1,216 | $1,260,000 | $1,036 | 93 years 03 months |
| 84A Lor 2 Toa Payoh | 5-Room | 13 TO 15 | 1,313 | $1,260,000 | $959 | 70 years 01 month |
| 81 Lor 4 Toa Payoh | 5-Room | 22 TO 24 | 1,313 | $1,250,000 | $952 | 69 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 58 Lor 4 Toa Payoh | 2-Room | 01 TO 03 | 484 | $258,000 | $533 | 40 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 104A Bidadari Pk Dr | 3-Room | 10 TO 12 | 732 | $845,000 | $1,154 | 94 years 02 months |
| 103A Bidadari Pk Dr | 3-Room | 04 TO 06 | 732 | $780,000 | $1,066 | 94 years 02 months |
| 102B Bidadari Pk Dr | 3-Room | 04 TO 06 | 732 | $780,000 | $1,066 | 94 years 02 months |
| 118A Alkaff Cres | 3-Room | 01 TO 03 | 732 | $725,000 | $991 | 93 years 07 months |
| 7 Upp Aljunied Lane | 3-Room | 10 TO 12 | 732 | $700,000 | $956 | 89 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 115C Alkaff Cres | 4-Room | 10 TO 12 | 1,044 | $1,310,000 | $1,255 | 93 years 07 months |
| 130A Lor 1 Toa Payoh | 4-Room | 37 TO 39 | 1,001 | $1,200,000 | $1,199 | 91 years 03 months |
| 130B Lor 1 Toa Payoh | 4-Room | 34 TO 36 | 1,001 | $1,182,889 | $1,182 | 91 years 03 months |
| 101A Bidadari Pk Dr | 4-Room | 10 TO 12 | 1,001 | $1,180,000 | $1,179 | 94 years 01 month |
| 101A Bidadari Pk Dr | 4-Room | 16 TO 18 | 1,001 | $1,170,488 | $1,169 | 94 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 138C Lor 1a Toa Payoh | 5-Room | 10 TO 12 | 1,184 | $1,340,000 | $1,132 | 85 years |
| 106B Bidadari Pk Dr | 5-Room | 04 TO 06 | 1,216 | $1,260,000 | $1,036 | 93 years 03 months |
| 84A Lor 2 Toa Payoh | 5-Room | 13 TO 15 | 1,313 | $1,260,000 | $959 | 70 years 01 month |
| 81 Lor 4 Toa Payoh | 5-Room | 22 TO 24 | 1,313 | $1,250,000 | $952 | 69 years 11 months |
| 82B Lor 4 Toa Payoh | 5-Room | 04 TO 06 | 1,302 | $1,060,000 | $814 | 69 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 254 Kim Keat Ave | Executive | 10 TO 12 | 1,572 | $960,000 | $611 | 61 years 09 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 $1,117 psf against $520 psf for the under-60 band, a 53% 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 | $280,000 | $632 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6812-mo avg · 68 transactions | $817,550 | $1,117 |
| 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 | 5 | Last transacted: May 2026 · $970 psf | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 32 | $368,888 | $520 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 14 | $1,075,000 | $1,074 |
| 80-89 years | 5612-mo avg · 56 transactions | $1,006,000 | $1,056 |
| 70-79 years | 5 | $894,000 | $822 |
| 60-69 years | 2812-mo avg · 28 transactions | $691,944 | $615 |
| under-60 years | 7512-mo avg · 75 transactions | $542,000 | $576 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1512-mo avg · 15 transactions | $1,350,000 | $1,108 |
| 80-89 years | 2512-mo avg · 25 transactions | $1,430,000 | $1,136 |
| 70-79 years | 4012-mo avg · 40 transactions | $1,077,500 | $838 |
| 60-69 years | 3812-mo avg · 38 transactions | $865,000 | $645 |
| under-60 years | 3412-mo avg · 34 transactions | $767,944 | $579 |
| 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 | $980,000 | $624 |
| under-60 years | 2 | Last transacted: Sep 2025 · $727 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 firming (+3.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Kim Keat Ave | 4 | $2,850/mo |
| Lor 8 Toa Payoh | 3 | $2,700/mo |
| Kim Keat Ave | 2 | $2,650/mo |
Rents firming (+8.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor 1 Toa Payoh | 2 | $3,825/mo |
| Lor 2 Toa Payoh | 2 | $4,000/mo |
| Toa Payoh Ctrl | 2 | $3,550/mo |
Rents firming (+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 | $3,900/mo |
| Kim Keat Ave | 1 | $4,200/mo |
| Lor 1a Toa Payoh | 1 | $4,900/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.
May 2026 was an active month for Toa Payoh — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 53% 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.
28 leases over the trailing 12 months (12-mo avg · 28 leases) — this month's count is too thin for a MoM read. Currently -12.3% vs the region median.
Get a Free ValuationRising (+2.0% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.4% MoM — supports pricing (59 leases last month). Currently -25.7% vs the region median.
Get a Free ValuationRising (+4.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +8.1% MoM — supports pricing (31 leases last month). Currently +42.2% vs the region median.
Get a Free ValuationSoftening (-6.4% MoM) — buyers may push back on this flat type.
Rental strong, +5.0% MoM — supports pricing (10 leases last month). Currently +4.4% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
19 leases over the trailing 12 months (12-mo avg · 19 leases) — this month's count is too thin for a MoM read. Currently -7.7% vs the region median.
Get a Free Valuation12-mo avg · 28 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Kim Keat Ave | 4 | $2,850/mo |
| Lor 8 Toa Payoh | 3 | $2,700/mo |
| Kim Keat Ave | 2 | $2,650/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+8.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Lor 1 Toa Payoh | 2 | $3,825/mo |
| Lor 2 Toa Payoh | 2 | $4,000/mo |
| Toa Payoh Ctrl | 2 | $3,550/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+5.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Joo Seng Rd | 1 | $3,900/mo |
| Kim Keat Ave | 1 | $4,200/mo |
| Lor 1a Toa Payoh | 1 | $4,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 19 leases
Low/High = P25–P75 rent range this month.
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