Blk 9 Joo Seng Rd
Completed 2015 · 18 storeys · 146 flats · 89 years 08 months remaining · 62 resale transactions on record · median household income in Toa Payoh: $8,500/mo
18 storeys · completed 2015
What the record shows
A 4-room here sold for $935,000 in Jul 2026. The same flat type in this block averaged $687,500 in 2021 - a gain of $247,500 - about $136 a day while the owner slept.
In this block, 4-room flats from floor 12 up have sold for a median of $795,000 - $70,000 more than floors 6 and below, same flat type, same block.
This block crosses 60 years remaining in 2056 - the line where CPF usage rules begin tightening 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 |
|---|---|---|---|---|---|
| 4-ROOM | $4,100/mo | $3,800–$4,300 | $3,700/mo | - | 4 |
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 · 48 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 07 to 09 | 93 | $935,000 | $934 | 89y 08m |
| May 2026 | 4 ROOM | 13 to 15 | 93 | $920,000 | $919 | 89y 10m |
| Nov 2025 | 3 ROOM | 01 to 03 | 68 | $640,000 | $874 | 90y 03m |
| Oct 2025 | 4 ROOM | 07 to 09 | 93 | $918,000 | $917 | 90y 05m |
| Sept 2025 | 4 ROOM | 01 to 03 | 93 | $828,888 | $828 | 90y 06m |
| Apr 2025 | 4 ROOM | 10 to 12 | 93 | $905,000 | $904 | 90y 11m |
| Mar 2025 | 4 ROOM | 10 to 12 | 93 | $870,000 | $869 | 91y |
| Feb 2025 | 4 ROOM | 16 to 18 | 93 | $899,000 | $898 | 91y 01m |
| Jan 2025 | 4 ROOM | 07 to 09 | 93 | $880,000 | $879 | 91y 03m |
| Nov 2024 | 4 ROOM | 07 to 09 | 93 | $848,888 | $848 | 91y 04m |
| Oct 2024 | 4 ROOM | 16 to 18 | 93 | $880,000 | $879 | 91y 05m |
| Aug 2024 | 3 ROOM | 10 to 12 | 68 | $665,000 | $909 | 91y 07m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $811,000 | $810 | 91y 08m |
| Jun 2024 | 4 ROOM | 04 to 06 | 93 | $788,000 | $787 | 91y 09m |
| Jun 2024 | 3 ROOM | 13 to 15 | 68 | $668,888 | $914 | 91y 09m |
| Apr 2024 | 4 ROOM | 10 to 12 | 93 | $848,000 | $847 | 91y 11m |
| Mar 2024 | 4 ROOM | 04 to 06 | 93 | $770,000 | $769 | 92y |
| Feb 2024 | 3 ROOM | 01 to 03 | 68 | $585,000 | $799 | 92y |
| Dec 2023 | 4 ROOM | 01 to 03 | 93 | $720,000 | $719 | 92y 02m |
| Nov 2023 | 3 ROOM | 07 to 09 | 68 | $629,000 | $859 | 92y 03m |
| Nov 2023 | 4 ROOM | 10 to 12 | 93 | $810,000 | $809 | 92y 04m |
| Sept 2023 | 4 ROOM | 04 to 06 | 93 | $780,000 | $779 | 92y 05m |
| Jun 2023 | 4 ROOM | 10 to 12 | 93 | $820,000 | $819 | 92y 09m |
| Jun 2023 | 3 ROOM | 10 to 12 | 68 | $593,000 | $810 | 92y 09m |
| Mar 2023 | 4 ROOM | 01 to 03 | 93 | $665,000 | $664 | 92y 11m |
| Mar 2023 | 4 ROOM | 13 to 15 | 93 | $795,000 | $794 | 92y 11m |
| Feb 2023 | 3 ROOM | 16 to 18 | 68 | $610,000 | $833 | 93y 01m |
| Dec 2022 | 4 ROOM | 10 to 12 | 93 | $775,000 | $774 | 93y 03m |
| Nov 2022 | 3 ROOM | 13 to 15 | 68 | $588,888 | $805 | 93y 05m |
| Oct 2022 | 4 ROOM | 04 to 06 | 93 | $730,000 | $729 | 93y 05m |
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.
4-room median $33k above this block · 5 vs 11 sales
built 1993 · 22 fewer lease years than this block
built 1982 · 34 fewer lease years than this block
built 1983 · 33 fewer lease years than this block
4-room median $261k below this block · 6 vs 11 sales
built 1968 · 49 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 3.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.