Blk 16 Joo Seng Rd
Completed 1983 · 18 storeys · 68 flats · 56 years 10 months remaining · 20 resale transactions on record · median household income in Toa Payoh: $8,500/mo
18 storeys · completed 1983
What the record shows
A 5-room here sold for $858,888 in Mar 2026. The same flat type in this block averaged $544,000 in 2020 - a gain of $314,888 - about $144 a day while the owner slept.
In this block, 5-room flats from floor 12 up have sold for a median of $815,000 - $65,000 more than floors 6 and below, same flat type, same block.
This block crossed 60 years remaining in 2023 - the line where CPF usage rules tighten for buyers. In Toa Payoh over the last two years, flats below that line sold at a median 47% below their younger neighbours' PSF (967 sales).
Across Toa Payoh, roughly 3,491 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Toa Payoh median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $4,000/mo | $4,000–$4,000 | $4,000/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Toa Payoh · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 11 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | 16 to 18 | 132 | $858,888 | $604 | 56y 10m |
| Nov 2025 | 5 ROOM | 10 to 12 | 132 | $820,000 | $577 | 57y 03m |
| Aug 2025 | 5 ROOM | 04 to 06 | 132 | $838,000 | $590 | 57y 06m |
| Apr 2025 | 5 ROOM | 16 to 18 | 132 | $830,000 | $584 | 57y 10m |
| Jan 2025 | 5 ROOM | 16 to 18 | 132 | $800,000 | $563 | 58y 01m |
| Jul 2024 | 5 ROOM | 10 to 12 | 132 | $770,000 | $542 | 58y 07m |
| Mar 2024 | 5 ROOM | 04 to 06 | 132 | $750,000 | $528 | 58y 10m |
| Nov 2023 | 5 ROOM | 04 to 06 | 132 | $720,000 | $507 | 59y 02m |
| Jun 2023 | 5 ROOM | 07 to 09 | 132 | $760,000 | $535 | 59y 08m |
| Apr 2023 | 5 ROOM | 07 to 09 | 132 | $725,000 | $510 | 59y 09m |
| Aug 2022 | 5 ROOM | 13 to 15 | 132 | $690,000 | $486 | 60y 06m |
| Jun 2021 | 5 ROOM | 13 to 15 | 132 | $560,000 | $394 | 61y 07m |
| Jun 2021 | 5 ROOM | 04 to 06 | 132 | $530,000 | $373 | 61y 08m |
| Jan 2021 | 5 ROOM | 07 to 09 | 132 | $535,000 | $377 | 62y |
| Aug 2020 | 5 ROOM | 16 to 18 | 132 | $545,000 | $384 | 62y 05m |
| Jul 2020 | 4 ROOM | 13 to 15 | 113 | $495,000 | $407 | 62y 07m |
| Jul 2020 | 5 ROOM | 13 to 15 | 132 | $550,000 | $387 | 62y 07m |
| Nov 2019 | 5 ROOM | 16 to 18 | 132 | $550,000 | $387 | 63y 02m |
| Apr 2018 | 5 ROOM | 10 to 12 | 132 | $545,000 | $384 | 64y 09m |
| Feb 2018 | 5 ROOM | 07 to 09 | 132 | $585,000 | $412 | 64y 11m |
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
Condos nearby
The private premium, measured: the nearest condo trades at 2.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.