Type

Units

Min Area

Price Range

2 BR

721 sqft

S$380K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$380K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$76,000 on this acquisition.
Located 4 min (310 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.

123 Lorong 1 Toa Payoh: An Established HDB Development in a Vibrant Neighbourhood

123 Lorong 1 Toa Payoh represents a significant residential offering within one of Singapore's most established and well-serviced housing estates. Located in the heart of Toa Payoh, this HDB development has been a cornerstone of the district's residential landscape, providing stable, affordable housing to diverse household profiles across decades. The project encompasses multiple unit configurations, ranging from compact two-bedroom layouts to larger family-oriented homes, making it an attractive proposition for first-time buyers, upgraders, and investors alike seeking entry or consolidation within the HDB resale market.

The development's strategic positioning within Lorong 1 offers residents immediate access to the broader Toa Payoh ecosystem, characterised by mature infrastructure, abundant community facilities, and excellent transport connectivity. Sitting just four minutes' walk from Braddell MRT Station on the North-South Line, the development benefits from seamless integration into Singapore's rapid transit network. This proximity to a major interchange hub significantly enhances daily commute feasibility and broadens employment accessibility across the island, particularly for professionals working in the central business district or outlying employment nodes.

Location and Transport Connectivity

The address at 123 Lorong 1 places the development within an established precinct that has evolved considerably over the past four decades. Braddell MRT Station, positioned merely 310 metres away, serves as the gateway to the North-South Line corridor, facilitating direct connectivity to Jurong East, Marina Bay, and northern districts such as Yishun and Canberra. This transport advantage has historically underpinned sustained demand for properties in the immediate vicinity, as commuters prioritise accessible MRT access when evaluating residential options. The station's role as a transport node has reinforced the neighbourhood's appeal to working professionals and retirees seeking to minimise travel time and transport costs.

Beyond the MRT network, the development benefits from robust bus connectivity serving multiple routes throughout Toa Payoh and connecting to surrounding precincts including Novena, Bishan, and Serangoon. This multi-modal transport infrastructure has catalysed consistent foot traffic to neighbourhood retail and food establishments, contributing to the vibrancy of the local commercial landscape. The mature estate infrastructure—including community centres, markets, and hawker establishments—reflects decades of urban planning investment and represents a lived, proven residential environment rather than an emerging or speculative development.

Unit Configuration and Property Specifications

The project comprises residential units spanning a range of configurations, accommodating household sizes from single professionals to larger families. Two-bedroom variants, typically measuring around 700–750 square feet, represent the core offering within this development stack, optimally balancing liveable space with cost-effective ownership. Three- and four-bedroom units also feature within the development's composition, providing options for upgraders and multi-generational households seeking to consolidate within the HDB resale market. Each unit incorporates standard HDB design specifications, including fitted kitchens, separate utility areas, and modern bathroom fittings reflecting contemporary living standards.

The floor plans available across 123 Lorong 1 have been designed to maximise functionality within Singapore's space-conscious urban context. Units positioned on higher floors throughout the development typically command premium positioning relative to ground-floor equivalents, reflecting traditional preferences for natural light, reduced street-level noise, and enhanced privacy. Mid-stack units—typically positioned on floors three through seven—often represent optimal value propositions, balancing accessibility via stairwells and lifts against the elevated pricing associated with premium top-floor orientations. The development's maturity also means that residents benefit from established communities within specific blocks and floor levels, fostering neighbourhood cohesion and social networks.

Pricing and Market Positioning

Units within 123 Lorong 1 are priced competitively within the broader Toa Payoh HDB resale market, reflecting a balance between location advantages, unit age, and prevailing market conditions. The pricing range across available configurations positions the development as an accessible entry point for first-time buyers whilst remaining attractive to investors seeking yield-generative opportunities within the HDB segment. Recent transaction patterns in the Toa Payoh precinct have demonstrated consistent price per square foot positioning within the S$500–S$650 range, depending on unit age, floor level, and specific amenity access. Properties at 123 Lorong 1 align with this broader market benchmark, indicating transparent pricing calibration relative to peer developments and recent comparable transactions.

The development's pricing stability reflects underlying fundamentals including transport connectivity, neighbourhood maturity, and long-term ownership appeal. Unlike emerging developments in peripheral locations that may exhibit heightened price volatility, established HDB estates such as Toa Payoh have demonstrated resilience to market cyclicality, with underlying demand drivers—proximity to employment centres, established community infrastructure, and transport links—remaining constant across economic cycles. This stability makes the development particularly attractive to conservative buyers prioritising predictable capital preservation alongside affordable homeownership.

Investment Considerations and Ownership Dynamics

For prospective buyers evaluating 123 Lorong 1 as an investment vehicle, the development presents characteristics aligned with core HDB resale market dynamics. Rental yields within the Toa Payoh precinct typically range from 2.5–3.5% annually, reflecting the balance between achievable rental rates and underlying property valuations. The proximity to Braddell MRT Station and the established nature of the neighbourhood have historically supported consistent tenant demand, particularly among young professionals and expatriate residents seeking accessible, affordable accommodation within mature estates. The development's location within a primary residential node rather than a fringe or emerging area further enhances rental attractiveness.

Ownership of HDB property in Singapore is subject to specific regulatory frameworks, including the five-year Minimum Occupation Period (MOP) prior to resale eligibility, as well as strict eligibility criteria for first-time buyers. Second-property purchasers, including Singapore Citizens acquiring their second residential property, are subject to Additional Buyer's Stamp Duty at the current rate of 20%, materially impacting acquisition costs and overall investment returns. This duty structure creates meaningful differentiation in total cost of ownership between primary and secondary residential acquisitions, necessitating careful financial planning and return modelling for investors. Understanding the MOP and related restrictions is essential for any buyer intending to treat the property as a medium-term investment vehicle.

Lease Tenure and Long-Term Ownership Implications

All HDB properties in Singapore, including those at 123 Lorong 1, operate under 99-year leasehold tenures commencing from the date of original grant. This lease structure has been the standard across HDB developments for decades and represents a critical consideration in long-term value preservation. As leases progress toward the 90-year and 95-year milestones, properties may experience reduced capital appreciation potential relative to younger leases, reflecting finite remaining ownership duration and potential constraints on mortgage availability imposed by lending institutions. Current units within the development will, depending on their original grant date, be somewhere along this lease decay continuum, with corresponding implications for pricing, financibility, and resale velocity.

Understanding lease age relative to purchase price is essential for any buyer intending to hold the property long-term or treat it as an intergenerational asset. The Housing and Development Board and major financial institutions have articulated considerations surrounding lease maturity, including potential mortgage withdrawal at the 80-year threshold and subsequent challenges in securing financing for properties with very short remaining tenures. For buyers in their 30s and 40s, the lease duration may remain adequate for a 30-year ownership horizon; conversely, older buyers may prioritise properties with longer remaining leases to preserve flexibility for future transitions or resale positioning. This dynamic significantly influences buyer profiles and capital appreciation trajectories across the development.

Amenities and Neighbourhood Character

Toa Payoh represents one of Singapore's most established and comprehensively planned residential districts, featuring dense clustering of retail, F&B, healthcare, and educational infrastructure. Residents of 123 Lorong 1 benefit from immediate proximity to multiple hawker centres, markets, and supermarkets within walking distance or short bus journeys, eliminating the necessity for extensive travel to access daily provisioning. The neighbourhood is anchored by Toa Payoh Central, a major commercial node housing departmental stores, dining establishments, and service providers, positioned approximately 10–15 minutes' walk from the development. This convenience positioning significantly enhances quality of life and reduces time and transport costs associated with routine errands and leisure activities.

The development is also well-serviced by educational institutions, including primary and secondary schools distributed throughout the Toa Payoh precinct, making it particularly suitable for families with school-age children. Healthcare access includes nearby polyclinics and private medical practitioners, with Tan Tock Seng Hospital—a major tertiary institution—located within the broader Toa Payoh area. Community facilities operated by the Housing and Development Board and People's Association, including community centres, sports complexes, and multipurpose halls, provide recreational and civic engagement opportunities for residents. This comprehensive amenity ecosystem reflects the maturity of the estate and underpins sustained neighbourhood appeal across demographic segments.

Comparative Market Position and Resale Dynamics

Within the broader Toa Payoh HDB market, 123 Lorong 1 occupies a competitive position characterised by reliable accessibility, established neighbourhood character, and transparent pricing aligned with recent comparable transactions. Other significant HDB developments within immediate proximity, such as those located along Lorong 2–6 and the broader Toa Payoh Central node, exhibit similar location characteristics and pricing profiles, creating a functionally competitive micro-market. The consistency of pricing across these developments reflects underlying similarity in transport connectivity, amenity access, and estate maturity. Buyers evaluating 123 Lorong 1 should undertake comparative analysis of neighbouring developments to ensure optimal positioning and validate that purchase prices align with recent transaction precedents for comparable unit types and floor levels.

The development's resale velocity and capital appreciation trajectories are intrinsically linked to broader Toa Payoh market dynamics and Singapore's wider HDB resale landscape. Established estates with strong transport connectivity and mature amenity infrastructure have historically demonstrated resilience to negative price cycles, with underlying demand fundamentals supporting consistent transaction activity. However, prospective buyers should remain cognisant of broader macroeconomic factors, including interest rate movements, employment market conditions, and policy changes affecting HDB financing or ownership eligibility, which collectively influence pricing trajectories across the development and broader estate.

Frequently Asked Questions

What rental yield can investors expect if purchasing a unit at 123 Lorong 1 Toa Payoh as an investment property?

Rental yields within the Toa Payoh HDB resale market, including developments at 123 Lorong 1, typically range between 2.5–3.5% annually, calculated as achievable monthly rental rates divided by total acquisition cost inclusive of stamp duties and ancillary costs. The development's proximity to Braddell MRT Station and location within an established neighbourhood with mature amenity infrastructure support consistent tenant demand, particularly from young professionals and expatriate residents seeking affordable accommodation within accessible precincts. However, actual yields vary significantly based on specific unit configuration, floor level, and floor plan efficiency; premium corner units or those with superior light and ventilation may command higher rental premiums, whilst ground-floor units facing common areas may experience reduced demand. Investors should also account for the 20% Additional Buyer's Stamp Duty payable on second residential property acquisitions by Singapore Citizens, which materially reduces net returns in early years and necessitates careful long-term modelling to validate investment viability.

How does pricing at 123 Lorong 1 Toa Payoh compare to recent per-square-foot transactions in the Toa Payoh HDB market?

Recent transaction data across the Toa Payoh HDB resale market suggests price-per-square-foot positioning typically ranges from S$500–S$650, depending on unit age, floor level, amenity access, and broader market conditions. Properties at 123 Lorong 1 align closely with this benchmark range, indicating competitive and transparent pricing relative to peer developments and recent comparable transactions within the estate. Two-bedroom units at typical sizes around 700–750 square feet would thus be expected to price in the S$350,000–S$500,000 range, whilst larger three- and four-bedroom units command proportionally higher valuations. This benchmark positioning reflects the development's established location, transport connectivity, and neighbourhood maturity; however, buyers should conduct transaction research on comparable units within the specific block and across immediate neighbouring developments to validate that specific units offered at 123 Lorong 1 align with recent precedent transactions and do not command unjustified premiums relative to market standards.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at 123 Lorong 1 Toa Payoh?

Singapore Citizens acquiring a second residential property, including HDB flats at 123 Lorong 1 Toa Payoh, are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% calculated on the purchase price. For a property valued at S$380,000, this equates to ABSD of S$76,000, materially increasing total acquisition costs alongside standard stamp duty, legal fees, and ancillary expenses. This 20% ABSD duty structure significantly impacts total cost of ownership and investment return modelling, as the capital requirement extends well beyond the purchase price alone; a buyer intending to acquire a property valued at S$380,000 should budget approximately S$456,000–S$470,000 in aggregate acquisition costs including ABSD, stamp duty, and transaction costs. The ABSD creates meaningful differentiation in financial burden between primary and secondary residential acquisitions, and investors evaluating 123 Lorong 1 as an investment vehicle must incorporate this cost into return calculations to determine realistic net yields and overall investment viability over medium- to long-term holding periods.

How does lease decay impact resale value and financing options for units at 123 Lorong 1 Toa Payoh?

All HDB properties at 123 Lorong 1 Toa Payoh operate under 99-year leasehold tenures, and lease age is a critical determinant of financing availability, capital appreciation potential, and resale velocity throughout the property's ownership lifecycle. As leases progress beyond the 80-year threshold, mortgage lenders typically reduce loan-to-value ratios or withdraw financing entirely, materially constraining the buyer pool and limiting resale flexibility for owners seeking to exit the market. Depending on the original grant date of units within the development, current lease durations will vary; a unit granted 30 years ago would currently have approximately 69 years remaining, whilst a unit granted 60 years ago would have approximately 39 years remaining. The latter scenario creates meaningful financing constraints for prospective buyers, as lenders may require larger cash downpayments or impose restrictive conditions on loan terms. For buyers in their 30s and 40s, lease duration may remain adequate for a 30-year ownership horizon; however, older buyers and investors should carefully evaluate remaining lease duration relative to intended holding periods, as very short leases (under 40 years) typically experience accelerated price depreciation and reduced market appeal.

How does proximity to Braddell MRT Station affect demand and capital appreciation for properties at 123 Lorong 1 Toa Payoh?

Braddell MRT Station on the North-South Line, positioned merely 310 metres (approximately four minutes' walk) from 123 Lorong 1 Toa Payoh, represents a significant demand driver and capital appreciation catalyst for the development. Properties within walking distance of major MRT interchanges command sustained premium pricing relative to developments in peripheral locations without direct transit access, reflecting persistent commuter preferences for accessibility and reduced transportation costs. The North-South Line connectivity enables seamless transit to major employment nodes including the Central Business District, Marina Bay, and northern employment clusters, broadening the potential buyer and tenant pool and supporting consistent demand across economic cycles. Historically, HDB developments within MRT walking distance have demonstrated superior capital appreciation trajectories and resale velocity relative to non-MRT-served locations; the Toa Payoh precinct, well-served by the North-South Line and broader bus network, has sustained neighbourhood appeal and pricing stability across decades. This transport advantage differentiates 123 Lorong 1 from peripheral HDB estates and underpins its positioning as a relatively defensive investment within the resale market, though broad macroeconomic factors and interest rate movements ultimately constrain absolute appreciation potential across the HDB segment.

Is 123 Lorong 1 Toa Payoh suitable for first-time buyers, upgraders, and investors respectively?

123 Lorong 1 Toa Payoh presents compelling characteristics across multiple buyer profiles, though suitability varies based on specific financial circumstances and investment objectives. First-time buyers prioritising affordable entry into Singapore's property market will find the development attractive, given pricing aligned with established HDB benchmarks, proximity to Braddell MRT Station, and mature neighbourhood infrastructure supporting daily living convenience; the development's resale-market positioning means units have established transaction histories and transparent comparable pricing, reducing valuation uncertainty. Upgraders transitioning from smaller units to larger family-oriented configurations will benefit from the diversity of unit types available and the estate's established community infrastructure and proximity to schools and healthcare facilities. Investors seeking yield-generative opportunities will appreciate the consistent tenant demand supported by MRT accessibility and neighbourhood maturity, though the 20% ABSD duty structure and sub-3.5% rental yields necessitate careful return modelling to validate investment viability; investors should prioritise units at competitive price-per-square-foot positioning to optimise value capture. Across all profiles, prospective buyers should carefully evaluate specific unit age and remaining lease duration, as these factors significantly influence financing feasibility and long-term capital appreciation trajectories.

What Total Debt Service Ratio (TDSR) and financing headroom considerations apply to typical price points at 123 Lorong 1 Toa Payoh?

The Monetary Authority of Singapore imposes a Total Debt Service Ratio ceiling of 55% on HDB mortgage lending, meaning that total monthly debt servicing across all liabilities cannot exceed 55% of verified monthly income; this constraint significantly impacts financing feasibility at various price points across 123 Lorong 1 Toa Payoh. For a property valued at S$380,000, a first-time buyer utilising the maximum loan-to-value ratio of 90% (S$342,000) would require monthly income of approximately S$5,200–S$5,500 to comfortably service a 25-year mortgage at prevailing interest rates whilst maintaining TDSR compliance and adequate financial headroom for living expenses and other obligations. Second-property buyers, restricted to 70% loan-to-value ratios, would require proportionally higher monthly incomes—approximately S$6,500–S$7,200—to achieve equivalent TDSR compliance whilst funding the substantially higher cash downpayment requirement. Buyers should conduct detailed financial stress-testing at multiple interest rate scenarios (inclusive of anticipated future rate increases) and validate that monthly debt servicing remains manageable under adverse conditions; tight TDSR positioning reduces financial flexibility and may constrain capacity to manage unexpected expenses or employment disruptions.

How does 123 Lorong 1 Toa Payoh compare to competing HDB developments in the broader Toa Payoh precinct?

The Toa Payoh precinct encompasses numerous significant HDB developments distributed across Lorong 1 through Lorong 8 and other secondary roads, creating a functionally competitive micro-market with broadly comparable transport connectivity, neighbourhood amenities, and pricing profiles. Developments positioned directly along the Toa Payoh Central axis typically command slightly elevated pricing premiums due to enhanced amenity clustering and direct accessibility to major retail nodes; conversely, developments on secondary roads slightly further from Toa Payoh Central may offer modest pricing discounts whilst maintaining acceptable walkability to MRT stations and primary amenities. 123 Lorong 1 occupies a competitive middle position within this micro-market, with MRT proximity advantages comparable to developments on adjacent Lorong roads and neighbourhood amenity access broadly equivalent to peer properties. Recent transaction analysis across Toa Payoh developments suggests pricing convergence around the S$500–S$650 per-square-foot benchmark; buyers evaluating 123 Lorong 1 should conduct comparative analysis of floor-by-floor pricing across competing developments to validate that available units represent optimal value positioning and that per-square-foot pricing aligns with recent precedent transactions rather than commanding speculative premiums. Comparative transaction research remains essential to validate market-competitive positioning.

Which unit stack or floor levels at 123 Lorong 1 Toa Payoh offer optimal value positioning?

Within HDB developments including 123 Lorong 1 Toa Payoh, unit positioning and floor level significantly influence pricing, natural light availability, street-level noise exposure, and perceived desirability. Ground-floor and first-floor units typically experience depressed pricing relative to mid-stack equivalents, reflecting reduced privacy, potential street-level noise, and diminished natural light penetration; conversely, these units offer accessibility advantages for elderly residents and families with young children seeking to minimise stair climbing. Mid-stack units positioned on floors three through seven typically represent optimal value propositions, balancing accessibility and lift proximity against elevated pricing associated with top-floor units; these units command moderate premiums relative to lower floors whilst avoiding the substantial premiums associated with top-floor and corner positions. Top-floor units and those with superior corner positioning, enhanced light exposure, or unobstructed views typically command significant pricing premiums (10–20% above mid-stack equivalents), reflecting psychological preferences for natural light and openness; however, the pricing premiums may not proportionally justify the incremental benefit. Investors prioritising yield should focus on competitively-priced mid-stack units on non-premium orientations, as the same rental achievable from a top-floor premium unit may be obtainable at lower acquisition cost from a mid-stack standard unit, thereby improving yield percentages.

What future supply pipeline and district development plans could impact long-term appreciation at 123 Lorong 1 Toa Payoh?

The Toa Payoh precinct, as an established mature estate developed primarily in the 1970s–1990s, experiences limited new residential supply additions relative to emerging growth districts such as Punggol, Sengkang, and Tengah; this supply scarcity supports sustained demand and pricing resilience for existing stock including 123 Lorong 1 Toa Payoh. However, the broader Singapore context includes significant new supply additions in peripheral locations and long-term district development initiatives (including potential estate renewal or en bloc redevelopment concepts) that may influence medium- to long-term capital appreciation trajectories. The Urban Redevelopment Authority's master planning initiatives for the Central region, of which Toa Payoh forms part, prioritise transport connectivity improvements and mixed-use intensification around MRT nodes; such developments could potentially catalyse neighbourhood appreciation if executed through public-private partnerships or infrastructure enhancement programmes. Conversely, new supply in neighbouring emerging precincts (Bishan, Novena, and surrounding areas) may create alternative options for buyers previously attracted to Toa Payoh, potentially moderating appreciation velocity. Long-term investors should monitor estate renewal consultations, transport infrastructure announcements, and broader Singapore planning developments; whilst Toa Payoh's maturity and MRT connectivity provide defensive characteristics, investors should not assume automatic appreciation and should validate investment returns based on realistic yield assumptions rather than speculative capital appreciation narratives.

[For Sale] Hdb Flat At Lorong 1 Toa Payoh — From S$380K