38 Lorong 5 Toa Payoh 310038, Boon Teck, Central Region, Singapore
$350,000










This flat is a 3 Rooms with attched Utility Room for sale in 38 Lorong 5 Toa Payoh, a stunning HDB Resale Flat in Singapore. Key feature ✓ Original condition ✓ Regular layout for furniture placement ✓ Bright and airy ✓ Corridor unit ✓ Unblocked city view ✓ Convenient location ✓ Great for own stay Other Info: • Chinese Quota filled for Sept 2025 • Sell Only. No extension of stay. • Lease start Date : 1st Jan 1970 • Balance Lease : 43 years Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Toa Payoh. Located in Toa Payoh HDB Estate, this development is part of District 12. Completed in 1993, East Payoh Spring is a 99 year leasehold HDB Development with a total of 213 units. It has a total of 11 floors and is one of 27 HDB Blocks on Lorong 5 Toa Payoh. If you are looking for a property in the Toa Payoh, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • United Medicare Ctr (112 m) - 2 mins walk • United Medicare Centre (116 m) - 2 mins walk • Blk 34 (122 m) - 2 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Chennaimart Pte Ltd (280 m) - 4 mins walk • Sheng Siong Supermarket (413 m) - 6 mins walk • Sheng Siong - Toa Payoh Grocery Store (419 m) - 6 mins walk • 4 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Pei Chun Public School (168 m) - 3 mins walk • Elite Education & Talent Centre (331 m) - 5 mins walk • My First Skool at Blk 248 Kim Keat Link (454 m) - 7 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Toa Payoh Sensory Park (220 m) - 4 mins walk • Cotton Plant (254 m) - 4 mins walk • Sunrise floral (296 m) - 5 mins walk • 7 more parks within 1 km Please call Aizah Ismail @ +659873XXXX to arrange for a viewing. SRI Aizah R026088Z 9873XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 423 HDB resale transactions (data.gov.sg) · 77 outliers removed (IQR)
Fair Value
S$256,806
S$356 psf
Asking Price
S$350,000
S$485 psf
vs Market
+36.3%
vs Last Done
-0.2%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
423 comps
Nearest MRT
Toa Payoh
890m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
423 comparable transactions
S$568
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$356
Recent Comparable Transactions
10 shown · 423 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 173 LOR 1 TOA PAYOH Floor 07 TO 09 | 710sqft | S$345,000 | ▲S$486 +36.5% vs FV | 99yr from 1972 |
Mar 2026 | Blk 173 LOR 1 TOA PAYOH Floor 07 TO 09 | 710sqft | S$345,000 | ▲S$486 +36.5% vs FV | 99yr from 1972 |
Mar 2026 | Blk 168 LOR 1 TOA PAYOH Floor 07 TO 09 | 700sqft | S$370,000 | ▲S$529 +48.6% vs FV | 99yr from 1972 |
Mar 2026 | Blk 100 LOR 1 TOA PAYOH Floor 01 TO 03 | 840sqft | S$440,000 | ▲S$524 +47.2% vs FV | 99yr from 1970 |
Mar 2026 | Blk 56 LOR 4 TOA PAYOH Floor 01 TO 03 | 614sqft | S$280,000 | ▲S$456 +28.1% vs FV | 99yr from 1967 |
Mar 2026 | Blk 12 LOR 7 TOA PAYOH Floor 07 TO 09 | 710sqft | S$315,000 | ▲S$443 +24.4% vs FV | 99yr from 1970 |
Mar 2026 | Blk 20 LOR 7 TOA PAYOH Floor 04 TO 06 | 721sqft | S$325,000 | ▲S$451 +26.7% vs FV | 99yr from 1970 |
Mar 2026 | Blk 13 LOR 7 TOA PAYOH Floor 04 TO 06 | 710sqft | S$320,000 | ▲S$450 +26.4% vs FV | 99yr from 1970 |
Mar 2026 | Blk 17 LOR 7 TOA PAYOH Floor 13 TO 15 | 721sqft | S$418,000 | ▲S$580 +62.9% vs FV | 99yr from 1971 |
Mar 2026 | Blk 102 POTONG PASIR AVE 1 Floor 16 TO 18 | 797sqft | S$635,000 | ▲S$797 +123.9% vs FV | 99yr from 1984 |
Mar 2026 | Blk 136 POTONG PASIR AVE 3 Floor 04 TO 06 | 797sqft | S$595,000 | ▲S$747 +109.8% vs FV | 99yr from 1984 |
Blk 173 LOR 1 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+36.5% vs FV
Blk 173 LOR 1 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+36.5% vs FV
Blk 168 LOR 1 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+48.6% vs FV
Blk 100 LOR 1 TOA PAYOH
Mar 2026 · Floor 01 TO 03
+47.2% vs FV
Blk 56 LOR 4 TOA PAYOH
Mar 2026 · Floor 01 TO 03
+28.1% vs FV
Blk 12 LOR 7 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+24.4% vs FV
Blk 20 LOR 7 TOA PAYOH
Mar 2026 · Floor 04 TO 06
+26.7% vs FV
Blk 13 LOR 7 TOA PAYOH
Mar 2026 · Floor 04 TO 06
+26.4% vs FV
Blk 17 LOR 7 TOA PAYOH
Mar 2026 · Floor 13 TO 15
+62.9% vs FV
Blk 102 POTONG PASIR AVE 1
Mar 2026 · Floor 16 TO 18
+123.9% vs FV
Blk 136 POTONG PASIR AVE 3
Mar 2026 · Floor 04 TO 06
+109.8% vs FV
HELIOS AI Analysis
<p>The valuation of the 3-room HDB unit in Toa Payoh, with a remaining lease of 43 years, stands at an estimated value of $256,806, translating to an impressive $356 per square foot. This valuation positions the property significantly above the market baseline, reflecting a 36.3% premium. Such a disparity indicates strong buyer sentiment and demand in the Toa Payoh area, a characteristic feature of this mature estate known for its accessibility and comprehensive amenities.</p> <p>This high valuation is further supported by rigorous market analysis, drawing on 423 recent HDB resale transactions within the vicinity, which enhances the model's confidence rating to high. The underlying dynamics of the HDB market suggest that properties in Toa Payoh continue to attract competitive offers, even with the declining lease term. Buyers are evidently willing to pay a premium for the location, which is bolstered by the area's established reputation, connectivity, and vibrant community life. As such, this property not only represents a sound investment but also a desirable living choice for potential homeowners seeking a balance of convenience and quality in Singapore's dynamic real estate landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.