Blk 86 Lor 2 Toa Payoh
LOR 2 TOA PAYOH · TOA PAYOH · Singapore 310086 · D12
Median PSF · 12m
S$728
Median price · 12m
S$819K
Latest sale
S$863K
May 2026
1-year change
+2.2%
Sales · 12m
2
80 all time
Gross yield
5.96%
2 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
- +26.0%
- Annualised
- +9.7%
- Transactions
- 11
- 1 year
- +2.2%
- 3 years p.a.
- -0.0%
- 5 years p.a.
- +4.1%
- Median size
- 1,130 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 86 Lor 2 Toa Payoh | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$728 | S$646 | +12.7% |
| Median price | S$819K | S$675K | +21.3% |
| Gross rental yield | 5.96% | 6.64% | -0.7 pts |
| 1-year price change | +2.2% | -4.1% | +6.3 pts |
This development trades about 13% above 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$4,250
Contracts · 12m
2
Implied annual rent
S$51K
Gross yield
5.96%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$4,250 |
Investment analysis
Investment score 37 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
37/100
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.
- Locationweight 15%70
Distance to the nearest rail station, plus schools within 1 km. Nearest is Toa Payoh MRT at 340 m.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%40
Gross yield against every other development in its segment.
- Valuationweight 22%18
How its median price per square foot compares with its own district.
- Price momentumweight 18%9
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
- Toa Payoh MRT340 m
- Braddell MRT570 m
- Caldecott MRT870 m
- Caldecott Interchange MRT930 m
Schools within 2 km
- Kheng Cheng Schoolprimary180 m
- Chij Secondary (Toa Payoh)secondary (s1-s5)610 m
- Chij Primary (Toa Payoh)primary730 m
- Beatty Secondary Schoolsecondary (s1-s5)850 m
- Raffles Girls' School (Secondary)secondary (s1-s4)870 m
- Pei Chun Public Schoolprimary900 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$862,888 | 1,130 sqft | S$763 | 04 TO 06 | 70 yrs |
| Mar 2026 | 4 ROOM | S$775,088 | 1,119 sqft | S$692 | 01 TO 03 | 70 yr 2 mo |
| Dec 2024 | 4 ROOM | S$805,000 | 1,130 sqft | S$712 | 01 TO 03 | 71 yr 6 mo |
| Mar 2023 | 5 ROOM | S$980,000 | 1,345 sqft | S$728 | 07 TO 09 | 73 yr 2 mo |
| Feb 2023 | 5 ROOM | S$1,048,000 | 1,335 sqft | S$785 | 04 TO 06 | 73 yr 4 mo |
| Nov 2022 | 4 ROOM | S$730,000 | 1,130 sqft | S$646 | 04 TO 06 | 73 yr 8 mo |
| Jul 2022 | 5 ROOM | S$870,000 | 1,335 sqft | S$652 | 01 TO 03 | 73 yr 11 mo |
| Mar 2022 | 4 ROOM | S$680,000 | 1,130 sqft | S$602 | 04 TO 06 | 74 yr 3 mo |
| Oct 2021 | 4 ROOM | S$640,000 | 1,130 sqft | S$566 | 01 TO 03 | 74 yr 8 mo |
| Jul 2021 | 4 ROOM | S$660,000 | 1,130 sqft | S$584 | 01 TO 03 | 74 yr 11 mo |
| Jun 2021 | 4 ROOM | S$685,000 | 1,130 sqft | S$606 | 07 TO 09 | 75 yrs |
| Sep 2020 | 4 ROOM | S$682,000 | 1,141 sqft | S$598 | 10 TO 12 | 75 yr 8 mo |
| Sep 2020 | 4 ROOM | S$680,000 | 1,130 sqft | S$602 | 04 TO 06 | 75 yr 8 mo |
| Jul 2020 | 4 ROOM | S$630,000 | 1,130 sqft | S$557 | 10 TO 12 | 75 yr 11 mo |
| Jun 2019 | 4 ROOM | S$660,000 | 1,141 sqft | S$578 | 07 TO 09 | 76 yr 11 mo |
| Feb 2019 | 4 ROOM | S$535,000 | 1,119 sqft | S$478 | 01 TO 03 | 77 yr 3 mo |
| Dec 2017 | 5 ROOM | S$820,000 | 1,335 sqft | S$614 | 04 TO 06 | 78 yr 5 mo |
| Oct 2017 | 4 ROOM | S$630,000 | 1,130 sqft | S$557 | 07 TO 09 | 78 yr 7 mo |
| Jul 2017 | 5 ROOM | S$800,000 | 1,335 sqft | S$599 | 04 TO 06 | 78 yr 10 mo |
| Oct 2016 | 4 ROOM | S$655,000 | 1,130 sqft | S$580 | 04 TO 06 | 79 yrs |
| Feb 2016 | 5 ROOM | S$820,000 | 1,335 sqft | S$614 | 07 TO 09 | 80 yrs |
| Sep 2015 | 4 ROOM | S$565,000 | 1,130 sqft | S$500 | 01 TO 03 | 80 yrs |
| Dec 2014 | 4 ROOM | S$575,000 | 1,130 sqft | S$509 | 01 TO 03 | 81 yr 1 mo |
| Nov 2014 | 4 ROOM | S$630,000 | 1,130 sqft | S$557 | 04 TO 06 | 81 yr 2 mo |
| Aug 2012 | 4 ROOM | S$632,000 | 1,130 sqft | S$559 | 04 TO 06 | 83 yr 5 mo |
| Oct 2011 | 4 ROOM | S$620,000 | 1,130 sqft | S$549 | 07 TO 09 | 84 yr 3 mo |
| Sep 2011 | 4 ROOM | S$643,000 | 1,130 sqft | S$569 | 07 TO 09 | 84 yr 4 mo |
| Sep 2011 | 4 ROOM | S$577,500 | 1,130 sqft | S$511 | 01 TO 03 | 84 yr 4 mo |
| May 2011 | 4 ROOM | S$583,000 | 1,130 sqft | S$516 | 07 TO 09 | 84 yr 8 mo |
| Dec 2010 | 4 ROOM | S$558,000 | 1,130 sqft | S$494 | 01 TO 03 | 85 yr 1 mo |
| Nov 2010 | 4 ROOM | S$572,000 | 1,141 sqft | S$501 | 10 TO 12 | 85 yr 2 mo |
| Jul 2010 | 4 ROOM | S$535,000 | 1,130 sqft | S$473 | 07 TO 09 | 85 yr 6 mo |
| Jun 2010 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 04 TO 06 | 85 yr 7 mo |
| Mar 2010 | 5 ROOM | S$608,000 | 1,335 sqft | S$456 | 04 TO 06 | 85 yr 10 mo |
| Sep 2009 | 4 ROOM | S$498,000 | 1,141 sqft | S$436 | 07 TO 09 | 86 yr 4 mo |
| Aug 2009 | 4 ROOM | S$456,000 | 1,130 sqft | S$403 | 01 TO 03 | 86 yr 5 mo |
| Aug 2009 | 4 ROOM | S$455,000 | 1,130 sqft | S$403 | 04 TO 06 | 86 yr 5 mo |
| Feb 2009 | 4 ROOM | S$463,000 | 1,130 sqft | S$410 | 04 TO 06 | 86 yr 11 mo |
| Sep 2008 | 4 ROOM | S$462,888 | 1,130 sqft | S$410 | 07 TO 09 | 87 yr 4 mo |
| Apr 2008 | 4 ROOM | S$496,888 | 1,130 sqft | S$440 | 10 TO 12 | 87 yr 9 mo |
Showing the 40 most recent of 80 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 84 Lor 2 Toa Payoh
S$828
+3.5%2 sales4.6% yield
Blk 85C Lor 4 Toa Payoh
S$587
+3.2%2 sales8.4% yield
Blk 84A Lor 2 Toa Payoh
S$959
+9.8%1 sales4.0% yield
Blk 84B Lor 2 Toa Payoh
S$905
+13.0%1 sales4.8% yield
Blk 82 Lor 4 Toa Payoh
S$746
-11.6%3 sales5.3% yield
Blk 85 Lor 4 Toa Payoh
S$519
—1 sales8.2% yield
Blk 85B Lor 4 Toa Payoh
S$546
-7.0%1 sales8.5% yield
Blk 80 Lor 4 Toa Payoh
S$758
-6.3%5 sales5.1% 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.