District 12 · Toa Payoh · RCR
Oleander Towers
Lorong 1 Toa Payoh · Apartment · 99 yrs lease commencing from 1995
Current PSF
$1,588
-0.2% vs district median
Gross yield
3.2%
median rent $4,000/mo
3-year gain
15.0%
Transactions · 5y
53
10 in last 12 months
Nearest MRT
Toa Payoh Mrt Station · 310.565m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+119% premium
HDB median $725 psf
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Primary (Toa Payoh) 260m · Phase 2C 1.6× balloted · Kheng Cheng School 556m · Phase 2C 1.1× balloted · Marymount Convent School 918m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Raffles Girls' School (Secondary) · 982m
Food
Toa Payoh Lorong 1 Blk 127 (Toa Payoh West Market And Food Court) · 530m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 475m - 2 parks within 1km
Mall
Zhongshan Mall · 759m
Health
Thomson Medical Centre (hospital) · 931m
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 $1,565 psf - 9% above units on floors 1–5 ($1,431 psf).
Price trend average PSF by year
2021
$1,167
2022
$1,259
+7.9%
2023
$1,386
+10.1%
2024
$1,491
+7.6%
2025
$1,556
+4.4%
2026
$1,594
+2.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $4.35 | 3.3% | 119 |
| 3BR | $4,400/mo | $3.83 | 2.9% | 102 |
| 4BR | $5,000/mo | $3.45 | 2.6% | 35 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,330,000 | 861 | $1,545 | 21-25 |
| May 2026 | $1,830,000 | 1,141 | $1,604 | 06-10 |
| Mar 2026 | $1,855,000 | 1,152 | $1,611 | 11-15 |
| Feb 2026 | $1,860,000 | 1,152 | $1,615 | 16-20 |
| Nov 2025 | $1,900,000 | 1,152 | $1,650 | 21-25 |
| Nov 2025 | $1,880,000 | 1,152 | $1,632 | 11-15 |
| Nov 2025 | $1,400,000 | 893 | $1,567 | 16-20 |
| Oct 2025 | $2,600,000 | 1,819 | $1,429 | 01-05 |
| Oct 2025 | $2,408,000 | 1,464 | $1,645 | 06-10 |
| Oct 2025 | $2,300,000 | 1,453 | $1,583 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Oleander Towers actually sell for - this project trades at 1.8× the nearest block’s PSF.