Blk 116 Lor 2 Toa Payoh
LOR 2 TOA PAYOH · TOA PAYOH · Singapore 310116 · D12
Median PSF · 12m
S$528
Median price · 12m
S$358K
Latest sale
S$358K
Aug 2026
1-year change
-12.7%
Sales · 12m
14
424 all time
Gross yield
8.78%
20 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +23.4%
- Annualised
- +4.3%
- Transactions
- 87
- 1 year
- -12.7%
- 3 years p.a.
- +3.4%
- 5 years p.a.
- +4.3%
- Median size
- 678 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 116 Lor 2 Toa Payoh | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$528 | S$646 | -18.2% |
| Median price | S$358K | S$680K | -47.4% |
| Gross rental yield | 8.78% | 6.68% | +2.1 pts |
| 1-year price change | -12.7% | -4.1% | -8.6 pts |
This development trades about 18% below the D12 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,000
Contracts · 12m
20
Implied annual rent
S$36K
Gross yield
8.78%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 20 | S$3,000 |
Investment analysis
Investment score 81 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
81/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%96
Gross yield against every other development in its segment.
- Liquidityweight 15%94
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%94
Distance to the nearest rail station, plus schools within 1 km. Nearest is Braddell MRT at 80 m.
- Valuationweight 22%92
How its median price per square foot compares with its own district.
- Supply riskweight 10%63
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%42
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Braddell MRT80 m
- Caldecott MRT760 m
- Caldecott Interchange MRT800 m
- Toa Payoh MRT870 m
Schools within 2 km
- Kheng Cheng Schoolprimary370 m
- Raffles Girls' School (Secondary)secondary (s1-s4)380 m
- Guangyang Secondary Schoolsecondary (s1-s5)630 m
- Marymount Convent Schoolprimary680 m
- Beatty Secondary Schoolsecondary (s1-s5)700 m
- Raffles Institutionmixed level (s1-jc2)710 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$358,000 | 678 sqft | S$528 | 16 TO 18 | 42 yr 6 mo |
| Aug 2026 | 3 ROOM | S$358,000 | 678 sqft | S$528 | 16 TO 18 | 42 yr 6 mo |
| Jun 2026 | 3 ROOM | S$355,000 | 678 sqft | S$524 | 07 TO 09 | 42 yr 8 mo |
| Jun 2026 | 3 ROOM | S$355,000 | 678 sqft | S$524 | 07 TO 09 | 42 yr 8 mo |
| Jun 2026 | 3 ROOM | S$345,000 | 678 sqft | S$509 | 13 TO 15 | 42 yr 8 mo |
| Jun 2026 | 3 ROOM | S$345,000 | 678 sqft | S$509 | 13 TO 15 | 42 yr 8 mo |
| Mar 2026 | 3 ROOM | S$335,000 | 678 sqft | S$494 | 13 TO 15 | 42 yr 10 mo |
| Mar 2026 | 3 ROOM | S$335,000 | 678 sqft | S$494 | 13 TO 15 | 42 yr 10 mo |
| Jan 2026 | 3 ROOM | S$360,000 | 678 sqft | S$531 | 16 TO 18 | 43 yrs |
| Jan 2026 | 3 ROOM | S$360,000 | 678 sqft | S$531 | 16 TO 18 | 43 yrs |
| Nov 2025 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 10 TO 12 | 43 yr 3 mo |
| Nov 2025 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 10 TO 12 | 43 yr 3 mo |
| Nov 2025 | 3 ROOM | S$399,000 | 678 sqft | S$588 | 10 TO 12 | 43 yr 3 mo |
| Nov 2025 | 3 ROOM | S$399,000 | 678 sqft | S$588 | 10 TO 12 | 43 yr 3 mo |
| Oct 2025 | 3 ROOM | S$430,000 | 775 sqft | S$555 | 04 TO 06 | 43 yr 4 mo |
| Oct 2025 | 3 ROOM | S$430,000 | 775 sqft | S$555 | 04 TO 06 | 43 yr 4 mo |
| Sep 2025 | 3 ROOM | S$430,000 | 775 sqft | S$555 | 13 TO 15 | 43 yr 5 mo |
| Sep 2025 | 3 ROOM | S$430,000 | 775 sqft | S$555 | 13 TO 15 | 43 yr 5 mo |
| Aug 2025 | 3 ROOM | S$478,000 | 775 sqft | S$617 | 10 TO 12 | 43 yr 6 mo |
| Aug 2025 | 3 ROOM | S$478,000 | 775 sqft | S$617 | 10 TO 12 | 43 yr 6 mo |
| Aug 2025 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 16 TO 18 | 43 yr 6 mo |
| Aug 2025 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 16 TO 18 | 43 yr 6 mo |
| Jun 2025 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 16 TO 18 | 43 yr 7 mo |
| Jun 2025 | 3 ROOM | S$410,000 | 678 sqft | S$605 | 16 TO 18 | 43 yr 7 mo |
| Apr 2025 | 3 ROOM | S$438,000 | 678 sqft | S$646 | 16 TO 18 | 43 yr 10 mo |
| Apr 2025 | 3 ROOM | S$438,000 | 678 sqft | S$646 | 16 TO 18 | 43 yr 10 mo |
| Feb 2025 | 3 ROOM | S$436,168 | 678 sqft | S$643 | 13 TO 15 | 44 yr 1 mo |
| Feb 2025 | 3 ROOM | S$436,168 | 678 sqft | S$643 | 13 TO 15 | 44 yr 1 mo |
| Oct 2024 | 3 ROOM | S$470,000 | 775 sqft | S$606 | 13 TO 15 | 44 yr 4 mo |
| Oct 2024 | 3 ROOM | S$470,000 | 775 sqft | S$606 | 13 TO 15 | 44 yr 4 mo |
| Oct 2024 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 13 TO 15 | 44 yr 4 mo |
| Oct 2024 | 3 ROOM | S$420,000 | 678 sqft | S$619 | 13 TO 15 | 44 yr 4 mo |
| Oct 2024 | 3 ROOM | S$405,000 | 678 sqft | S$597 | 04 TO 06 | 44 yr 4 mo |
| Oct 2024 | 3 ROOM | S$405,000 | 678 sqft | S$597 | 04 TO 06 | 44 yr 4 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 07 TO 09 | 44 yr 7 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 678 sqft | S$546 | 07 TO 09 | 44 yr 7 mo |
| Jun 2024 | 3 ROOM | S$405,000 | 678 sqft | S$597 | 13 TO 15 | 44 yr 8 mo |
| Jun 2024 | 3 ROOM | S$405,000 | 678 sqft | S$597 | 13 TO 15 | 44 yr 8 mo |
| Apr 2024 | 3 ROOM | S$420,000 | 667 sqft | S$629 | 19 TO 21 | 44 yr 10 mo |
| Apr 2024 | 3 ROOM | S$420,000 | 667 sqft | S$629 | 19 TO 21 | 44 yr 10 mo |
Showing the 40 most recent of 424 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 122 Lor 2 Toa Payoh
S$854
+0.3%2 sales4.8% yield
Blk 109 Lor 1 Toa Payoh
S$580
-7.4%4 sales8.5% yield
Blk 117 Lor 1 Toa Payoh
S$529
+17.5%2 sales10.3% yield
Blk 110 Lor 1 Toa Payoh
S$550
+2.6%8 sales10.2% yield
Blk 111 Lor 1 Toa Payoh
S$563
—8 sales9.0% yield
Blk 112 Lor 1 Toa Payoh
S$493
-8.0%8 sales10.3% yield
Blk 121 Lor 2 Toa Payoh
S$869
-1.4%4 sales4.9% yield
Blk 101A Lor 2 Toa Payoh
S$853
—2 sales3.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.