District 13 · Toa Payoh · RCR
Nin Residence
Pheng Geck Avenue · Apartment · 99 yrs lease commencing from 2010
Current PSF
$1,721
-7.4% vs district median
Gross yield
3.7%
median rent $3,900/mo
3-year gain
11.8%
Transactions · 5y
69
15 in last 12 months
Nearest MRT
Woodleigh Mrt Station · 690.647m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+137% premium
HDB median $725 psf
Area income
$8,500/mo median
residential zone
En-bloc potential30 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+11.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
St Andrew'S Junior School 570m · Phase 2C 1.2× balloted · Cedar Primary School 693m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Cedar Girls' Secondary School · 448m
Food
Woodleigh Village Hawker Centre · 785m
Green
Siang Kuang Ave Interim Pk · 485m - 8 parks within 1km
Mall
The Woodleigh Mall · 661m
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 718m
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,706 psf - 9% above units on floors 1–5 ($1,567 psf).
Price trend average PSF by year
2021
$1,244
2022
$1,436
+15.4%
2023
$1,556
+8.4%
2024
$1,656
+6.4%
2025
$1,637
-1.1%
2026
$1,739
+6.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.5% | 127 |
| 2BR | $4,000/mo | $4.21 | 2.9% | 173 |
| 3BR | $5,200/mo | $4.16 | 2.9% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,580,000 | 904 | $1,747 | 11-15 |
| Jun 2026 | $825,000 | 474 | $1,742 | 06-10 |
| Mar 2026 | $900,000 | 527 | $1,706 | 16-20 |
| Feb 2026 | $1,621,800 | 926 | $1,752 | 06-10 |
| Jan 2026 | $2,488,000 | 1,281 | $1,942 | 11-15 |
| Jan 2026 | $1,528,000 | 990 | $1,543 | 01-05 |
| Dec 2025 | $2,250,000 | 1,238 | $1,818 | 01-05 |
| Dec 2025 | $1,580,000 | 904 | $1,747 | 01-05 |
| Nov 2025 | $1,570,000 | 904 | $1,736 | 06-10 |
| Oct 2025 | $2,200,000 | 1,238 | $1,777 | 01-05 |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around Nin Residence actually sell for - this project trades at 1.6× the nearest block’s PSF.