Type

Units

Min Area

Price Range

2 BR

700 sqft

S$406K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$406K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$81,178 on this acquisition.
Located 3 min (270 m) from NS18 Braddell MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

117 Lorong 1 Toa Payoh: A Flagship HDB Community in Singapore's Heart

117 Lorong 1 Toa Payoh represents a cornerstone residential development within one of Singapore's oldest and most vibrant public housing estates. Located in the heart of Toa Payoh, this project embodies the stability and proven demand that characterises this neighbourhood. The development sits within walking distance of Braddell MRT Station on the North-South Line, positioning residents just 270 metres—roughly a 3-minute walk—from seamless connectivity across the island.

Toa Payoh has evolved over decades into a fully mature housing district with comprehensive infrastructure, multi-generational community ties, and a proven track record of capital appreciation. Buyers and investors alike recognise this estate as a cornerstone holding in Singapore's HDB market, underpinned by consistent demand and rental yields that reward long-term ownership. Units at 117 Lorong 1 Toa Payoh are priced from S$405,888, reflecting fair market value for the location, transport proximity, and the quality of life on offer.

Strategic Location and Transport Connectivity

The proximity to Braddell MRT Station is a defining asset for 117 Lorong 1 Toa Payoh. Residents enjoy direct access to the North-South Line, which connects the estate to Central Business District workplaces, major employment hubs in the north, and essential services across multiple districts. The 3-minute walk eliminates the need for feeder bus services in most cases, reducing transport time and costs for daily commuters. This transport advantage has historically been a driver of both capital appreciation and rental demand in the immediate vicinity.

Beyond the MRT, Toa Payoh's internal transport network is well-developed, with bus services covering residential precincts and connecting to secondary nodes. The estate's road infrastructure is mature and efficient, making private vehicle ownership viable for residents who prefer that option. This transport flexibility has made Toa Payoh attractive to mixed buyer profiles—from young professionals commuting to CBD jobs to retirees who benefit from easy access to Tan Tock Seng Hospital and other healthcare facilities.

Amenities and Community Infrastructure

Toa Payoh's status as a mature estate means that 117 Lorong 1 benefits from decades of accumulated infrastructure. Schools within the neighbourhood span primary through secondary levels, many of which rank among Singapore's established institutions. Toa Payoh Central, the district's commercial and social hub, lies within reasonable proximity and hosts a range of retail, dining, and entertainment options. The wet market, supermarkets, and hawker centres serve daily shopping needs efficiently.

Recreation facilities are abundant: the estate's network of parks, sports complexes, and community clubs cater to all age groups. Toa Payoh Sports Centre and the Dragon Playground are popular focal points for family activities. Healthcare is well-supported, with polyclinics and private clinics distributed throughout the estate, and Tan Tock Seng Hospital serving as a major tertiary institution just a short distance away. This depth of amenity provision means that residents rarely need to venture far for essential services, schools, or leisure.

Investment and Buyer Suitability

First-time homebuyers are a natural audience for 117 Lorong 1 Toa Payoh. The pricing, combined with the estate's stability and established identity, offers an accessible entry point into Singapore's property market. HDB flats are subject to significantly lower stamp duties than private residential properties, and the lease structure (typically 99 years at purchase in this estate) is well understood by the market. First-timers benefit from the Buyer's Stamp Duty relief available to initial property purchasers.

Upgraders—households moving from smaller to larger HDB units or transitioning from one neighbourhood to another—find value in this development's combination of affordability and lifestyle maturity. Toa Payoh's reputation as a family-friendly, well-serviced estate makes it an appealing choice for upgrading families seeking a balanced environment without the premium pricing of newer developments.

Investors view 117 Lorong 1 as a core holding for medium to long-term rental yield. HDB rental markets in mature estates like Toa Payoh are liquid and relatively stable, with consistent tenant demand from working professionals and families. Estimated rental yields in this price bracket typically range from 2.5% to 3.5% gross per annum, depending on unit size and precise lease tenure at time of purchase. This yield profile, combined with appreciation potential, supports a disciplined investment thesis.

Pricing and Market Context

Units at 117 Lorong 1 Toa Payoh are positioned competitively within Toa Payoh's HDB market. The per square foot valuation reflects fair market equilibrium for the estate and transport connectivity. Comparable recent transactions in nearby Lorong 6 and Lorong 8 have tracked similarly, affirming that pricing at this development is aligned with neighbourhood benchmarks. Buyers acquiring a second residential property should budget for Additional Buyer's Stamp Duty at the current rate of 20%, which applies to Singapore Citizen purchasers acquiring a second residential property; this duty is calculated on the purchase price and should be factored into total acquisition costs.

The lease tenure of units in this estate is a key valuation consideration. HDB flats in Toa Payoh typically carry a 99-year lease from the original date of sale. As the estate matures, buyers should remain aware that lease decay in the final decades can impact resale value and mortgage availability. Informed buyers and their advisors monitor lease length as part of long-term ownership planning, particularly for properties held beyond 30–40 years.

Financing and Affordability

Most buyers financing a purchase at 117 Lorong 1 Toa Payoh will qualify under standard HDB loan schemes or bank mortgage products. The price point—from S$405,888—sits well within the financing capacity of dual-income households and many single earners. Total Debt Service Ratio (TDSR) considerations, currently capped at 60% for HDB loans, mean that a household earning S$6,500 monthly could comfortably service a mortgage at this price level, provided other debt obligations are modest.

Central Provident Fund (CPF) draw-downs are typically the primary funding source for HDB purchases, supplemented by bank loans for the remainder. The combination of CPF utilisation and mortgage financing makes HDB ownership highly accessible compared to private residential property, where buyers must manage Stamp Duty and rely entirely on bank finance or cash.

Neighbourhood Character and Future Outlook

Toa Payoh's character is defined by stability, community, and proven economic resilience. The estate has weathered multiple property cycles and economic downturns without losing desirability or market liquidity. This proven track record—stretching back over four decades—underpins buyer and investor confidence. New launches in nearby districts (such as Bishan and Serangoon) do introduce competitive supply, but Toa Payoh's established identity and transport credentials continue to support consistent demand.

The district's future outlook remains stable. The Urban Redevelopment Authority's long-term planning affirms Toa Payoh's role as a core residential zone, with incremental rejuvenation rather than radical transformation. The forthcoming Cross Island Line will further enhance regional connectivity, though exact impacts on Toa Payoh specifically remain to be seen. For current buyers, the estate's maturity and infrastructure depth provide confidence that lifestyle and amenity levels will remain robust regardless of wider development cycles.

Conclusion

117 Lorong 1 Toa Payoh offers a compelling proposition for diverse buyer profiles: first-time homebuyers seeking stability and affordability, upgraders valuing community maturity and established amenities, and investors pursuing durable rental yields. The proximity to Braddell MRT Station, combined with Toa Payoh's comprehensive infrastructure and proven market resilience, positions this development as a solid foundation for long-term ownership. Pricing from S$405,888 reflects fair market value for the location and the quality of life this estate consistently delivers.

Frequently Asked Questions

What is the estimated rental yield for investors buying units at 117 Lorong 1 Toa Payoh?

HDB flats in mature Toa Payoh typically generate gross rental yields of 2.5% to 3.5% per annum, depending on unit configuration and remaining lease length at purchase. A unit purchased at the current price range and rented to working professionals or young families can reasonably expect monthly rental income in the region of S$800–S$1,100, translating to annual yield within this range. Investors should factor in HDB management fees, maintenance reserves, and potential void periods when modelling net returns; however, Toa Payoh's liquid rental market and consistent tenant demand provide confidence in yield stability over medium to long-term holding periods.

How does per-square-foot pricing at 117 Lorong 1 compare to recent HDB transactions in Toa Payoh?

Units at 117 Lorong 1 Toa Payoh are priced competitively against recent comparable sales in nearby Lorong 6, Lorong 8, and Lorong 4, where similar-sized HDB units have transacted at broadly aligned per-square-foot values. The development's proximity to Braddell MRT Station—a key transport node on the North-South Line—supports pricing that is consistent with neighbourhood benchmarks rather than discounted or premium relative to the immediate locality. Buyers should conduct their own comparative market analysis with a qualified agent or valuer to confirm exact alignment with recent transactions in the specific Lorong or precinct, as micro-location factors (floor level, facing, age of unit) can drive modest variation around the median per-square-foot value.

What is the Additional Buyer's Stamp Duty (ABSD) implication for a Singapore Citizen buying a second residential property at this development?

Singapore Citizen purchasers acquiring a second residential property are currently liable for Additional Buyer's Stamp Duty at the rate of 20%, calculated on the purchase price of the property. For a unit at 117 Lorong 1 Toa Payoh priced at S$405,888, ABSD would amount to approximately S$81,178, in addition to the standard Buyer's Stamp Duty and legal costs. This duty must be paid upfront at completion and significantly impacts the total cost of acquisition, reducing the net equity contribution available for downpayment or operational capital after purchase. Second-property buyers should factor this 20% ABSD liability into their financial planning and ensure adequate liquidity to meet this obligation alongside mortgage commitment.

What is the lease tenure at 117 Lorong 1 Toa Payoh, and how does lease decay affect resale value and mortgageability?

Units at 117 Lorong 1 Toa Payoh carry a 99-year lease from original purchase date. As the lease ages, the remaining lease length gradually decays, which can impact both resale value and mortgage availability in the final decades of tenure. A unit purchased today with a 99-year lease will have approximately 94 years remaining after 5 years of ownership, and this lease length will continue to shorten with each passing year. Banks and the HDB typically maintain lending availability down to 60–70 years remaining, but properties with leases below 60 years remaining may face financing constraints and potential value compression as buyers and their lenders become more cautious. Long-term owners should monitor lease decay and consider refinancing or selling while substantial lease length remains; buyers acquiring units with very short remaining leases should seek specialist valuation advice and factor lease-related resale risk into their purchasing decision.

How does proximity to Braddell MRT Station affect demand and capital appreciation for properties at 117 Lorong 1?

Braddell MRT Station (NS18) is a proven demand driver for the immediate precinct, offering direct access to the North-South Line and reducing transport friction for daily commuters and casual visitors. Properties within 300–400 metres of an MRT station historically command modest but measurable premiums over those further afield, reflecting time and cost savings in transport. Over multiple property cycles, Toa Payoh's MRT-proximate addresses have consistently outperformed or matched broader neighbourhood appreciation trends, as the transport advantage becomes increasingly valued as congestion and transport costs rise across the island. Future capital appreciation will likely be supported by the Cross Island Line project, which may eventually enhance regional connectivity further, though the full impact timeline and specific station locations in Toa Payoh remain subject to URA announcements.

Is 117 Lorong 1 Toa Payoh suitable for high-net-worth (HNW) buyers, or is it primarily a mass-market development?

117 Lorong 1 Toa Payoh is positioned squarely as a mass-market HDB development, attracting first-time buyers, upgraders, and middle-income families rather than high-net-worth purchasers seeking premium private residences. However, HNW investors do participate in HDB markets as a deliberate diversification strategy, particularly when seeking stable, liquid rental assets that require relatively modest capital deployment and offer durable yield. An HNW buyer viewing this development would likely do so for portfolio diversification or as a legacy holding for children, rather than as a primary residence. The development's appeal to HNW is principally as a lower-risk, income-generating satellite asset rather than a signature or flagship holding.

What TDSR headroom and financing capacity should first-time buyers expect at 117 Lorong 1's price point?

At the current price range from S$405,888, a first-time buyer household with dual incomes of S$7,000 monthly (S$3,500 each) would comfortably qualify for HDB financing and bank mortgage products, as total debt service costs (mortgage principal, interest, and insurance) would remain well within the 60% HDB TDSR threshold, leaving substantial headroom for other obligations and living expenses. A single-earner household with income of S$5,500–S$6,000 monthly could also qualify, though with tighter margins and dependence on CPF balance availability. Most qualifying buyers will drawdown accumulated CPF savings to cover a substantial portion of the purchase price, reducing the mortgage quantum and associated debt service burden. First-time buyers should engage a mortgage broker or bank to conduct a preliminary eligibility assessment, factoring in spouse income (if applicable), existing debts, and current CPF balances, to confirm precise financing headroom before making a formal offer.

How does 117 Lorong 1 Toa Payoh compare to competing HDB developments in nearby Bishan, Serangoon, and Macpherson?

Nearby HDB developments such as those in Bishan (older estates like Lorong 12 or newer precincts within the Bishan Estate) and Serangoon offer similar price points and demographic appeal, though Bishan's newer developments may command modest premiums due to renovation cycles and newer construction standards. Toa Payoh's established character and current transport connectivity (Braddell MRT proximity) differentiate it from some Serangoon locations that may be further from an MRT node. Macpherson is closer to the city but commands higher per-square-foot values reflecting its tighter location. 117 Lorong 1 Toa Payoh's competitive positioning is strongest among upgraders and investors valuing proven rental liquidity and transport convenience rather than cutting-edge construction. First-time buyers comparing Toa Payoh against Bishan or Serangoon should weigh MRT distance, amenity density, and personal neighbourhood preference, as pricing differences are typically modest and fundamentals are broadly comparable across these three estates.

Which unit stack or floor levels at 117 Lorong 1 offer the best value proposition?

Lower and middle floors (levels 2–15) typically offer the strongest value at HDB developments like 117 Lorong 1, as they attract lower price premiums than high floors while delivering comparable functionality and amenity access. Ground and first-floor units are occasionally discounted due to perceived privacy or noise concerns (proximity to common areas, lift lobbies), but these can represent excellent value for investors prioritising yield over lifestyle, or for buyers with mobility considerations. High floors command 5–10% premiums for views and perceived privacy; whilst these appeal to some buyers, the incremental cost often outweighs tangible benefit for investment-focused purchasers. Mid-floor units in the range of 8–12 balance reasonable privacy, outlook, and value, and have historically demonstrated strong liquidity in the rental market. Buyers should physically visit and compare available units across multiple floor levels before deciding, as specific views, ventilation, and facing (east, west, north, south) will vary and influence personal utility independent of unit stack position.

What is the future supply pipeline in Toa Payoh, and will new HDB launches impact property values at 117 Lorong 1?

Toa Payoh is a mature estate with limited remaining land for new large-scale HDB development. The Urban Redevelopment Authority has not announced major new residential launches within Toa Payoh proper in the medium term; instead, new supply in the broader Central region is being directed towards upcoming or near-completion projects in adjacent areas such as Bishan, Serangoon, and Macpherson. This supply constraint actually supports the long-term outlook for existing Toa Payoh units, as new buyer competition from alternative HDB launches will be limited to neighbouring estates rather than direct same-estate competition. The forthcoming Cross Island Line, expected to be operational in the mid-2030s, may unlock further development potential in peripheral Toa Payoh or adjacent precincts, but this timeline is distant enough that it poses minimal near-to-medium-term risk to existing unit values. Properties at 117 Lorong 1 Toa Payoh should continue to benefit from stable demand anchored by estate maturity, transport proximity, and constrained new supply within the estate itself.

Hdb Flat At 117 Lorong 1 Toa Payoh — From S$406K