38 Lorong 5 Toa Payoh 310038, Boon Teck, Central Region, Singapore
$1,000
The listing is for a Common Room available for rent in 38 Lorong 5 Toa Payoh, a stunning HDB Flat in Singapore. Looking for a HDB for Rent in Singapore? East Payoh Spring is the perfect property in Toa Payoh for you! Located in Toa Payoh HDB Estate, this development is part of District 12. Completed in 1969, 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. 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 Francis Loh from 99.co @ +658608XXXX to arrange for a viewing.
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: L3008899K
Estimated sale value based on 420 HDB resale transactions (data.gov.sg) · 80 outliers removed (IQR)
Fair Value
S$35,312
S$353 psf
Asking Price
S$1,000
S$10 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.1%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
420 comps
Nearest MRT
Toa Payoh
890m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
420 comparable transactions
S$564
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$353
Recent Comparable Transactions
10 shown · 420 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 38 LOR 5 TOA PAYOH Floor 10 TO 12 | 721sqft | S$375,000 | ▲S$520 +47.3% vs FV | 99yr from 1970 |
Nov 2025 | Blk 38 LOR 5 TOA PAYOH Floor 10 TO 12 | 721sqft | S$375,000 | ▲S$520 +47.3% vs FV | 99yr from 1970 |
Nov 2025 | Blk 38 LOR 5 TOA PAYOH Floor 10 TO 12 | 721sqft | S$360,000 | ▲S$499 +41.4% vs FV | 99yr from 1970 |
May 2025 | Blk 38 LOR 5 TOA PAYOH Floor 04 TO 06 | 721sqft | S$375,000 | ▲S$520 +47.3% vs FV | 99yr from 1970 |
Mar 2026 | Blk 173 LOR 1 TOA PAYOH Floor 07 TO 09 | 710sqft | S$345,000 | ▲S$486 +37.7% vs FV | 99yr from 1972 |
Mar 2026 | Blk 168 LOR 1 TOA PAYOH Floor 07 TO 09 | 700sqft | S$370,000 | ▲S$529 +49.9% vs FV | 99yr from 1972 |
Mar 2026 | Blk 56 LOR 4 TOA PAYOH Floor 01 TO 03 | 614sqft | S$280,000 | ▲S$456 +29.2% vs FV | 99yr from 1967 |
Mar 2026 | Blk 12 LOR 7 TOA PAYOH Floor 07 TO 09 | 710sqft | S$315,000 | ▲S$443 +25.5% vs FV | 99yr from 1970 |
Mar 2026 | Blk 20 LOR 7 TOA PAYOH Floor 04 TO 06 | 721sqft | S$325,000 | ▲S$451 +27.8% vs FV | 99yr from 1970 |
Mar 2026 | Blk 13 LOR 7 TOA PAYOH Floor 04 TO 06 | 710sqft | S$320,000 | ▲S$450 +27.5% vs FV | 99yr from 1970 |
Mar 2026 | Blk 136 POTONG PASIR AVE 3 Floor 04 TO 06 | 797sqft | S$595,000 | ▲S$747 +111.6% vs FV | 99yr from 1984 |
Blk 38 LOR 5 TOA PAYOH
Nov 2025 · Floor 10 TO 12
+47.3% vs FV
Blk 38 LOR 5 TOA PAYOH
Nov 2025 · Floor 10 TO 12
+47.3% vs FV
Blk 38 LOR 5 TOA PAYOH
Nov 2025 · Floor 10 TO 12
+41.4% vs FV
Blk 38 LOR 5 TOA PAYOH
May 2025 · Floor 04 TO 06
+47.3% vs FV
Blk 173 LOR 1 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+37.7% vs FV
Blk 168 LOR 1 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+49.9% vs FV
Blk 56 LOR 4 TOA PAYOH
Mar 2026 · Floor 01 TO 03
+29.2% vs FV
Blk 12 LOR 7 TOA PAYOH
Mar 2026 · Floor 07 TO 09
+25.5% vs FV
Blk 20 LOR 7 TOA PAYOH
Mar 2026 · Floor 04 TO 06
+27.8% vs FV
Blk 13 LOR 7 TOA PAYOH
Mar 2026 · Floor 04 TO 06
+27.5% vs FV
Blk 136 POTONG PASIR AVE 3
Mar 2026 · Floor 04 TO 06
+111.6% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 3 Room unit in Toa Payoh reflects a meticulous analysis of the current market dynamics and the unique characteristics of the property. With a remaining lease of 43 years, the estimated value stands at $35,312, translating to a price per square foot (PSF) of $353. This valuation positions the property at a critical threshold, indicating a market price that is aligned with the baseline, demonstrating a stable and resilient demand for HDB units in this sought-after locale.</p> <p>The high model confidence, derived from an extensive review of 420 recent HDB resale transactions in the vicinity, underscores the robustness of this evaluation. As Toa Payoh continues to be a vibrant hub, characterized by its strategic accessibility and an array of amenities, the property maintains its appeal to prospective buyers. The 0% difference from the baseline price signals a balanced market, suggesting that the current valuation accurately reflects both the intrinsic value of the property and the prevailing market sentiment.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.