Type

Units

Min Area

Price Range

2 BR

640 sqft

S$3,300/mo

3 BR

765 sqft

S$3,499/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$3,300 to S$3,499.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$660 on this acquisition.
Located 6 min (460 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.

94 Lorong 4 Toa Payoh: A Mature HDB Haven in Singapore's Established Heartland

94 Lorong 4 Toa Payoh stands as a well-established residential address in one of Singapore's most mature and sought-after public housing estates. Located in the heart of Toa Payoh, this development benefits from decades of community infrastructure, making it a compelling choice for buyers and renters alike who prioritise accessibility, convenience, and proven neighbourhood stability.

The proximity to Braddell MRT Station (NS18) represents a significant advantage for residents and investors. Situated merely six minutes' walk away—approximately 460 metres—the development offers seamless connectivity to the North-South Line's broader network. This positioning means commuters can reach key business districts, shopping precincts, and educational institutions across the island with minimal journey times, a factor that consistently supports rental demand and long-term capital appreciation in this precinct.

Strategic Location and Transport Connectivity

Toa Payoh's maturity as a residential estate translates into comprehensive connectivity and well-established amenities infrastructure. The neighbourhood boasts multiple shopping centres, hawker complexes, primary schools, childcare facilities, and medical services, all within walkable or short-commute distances. For working professionals and families, the accessibility to the CBD via MRT makes daily commuting straightforward, reducing transport costs and time away from home.

The North-South Line itself serves as a backbone for cross-island travel, connecting Toa Payoh to Marina Bay, Orchard, and northern regions including Yishun and Woodlands. This multi-directional connectivity enhances the appeal of the development to a broad spectrum of buyers: corporate employees, healthcare workers, educators, and retail professionals all benefit from the reliable transport backbone that Braddell Station provides.

Housing Typology and Unit Diversity

The development comprises various unit configurations, accommodating different family sizes and investment strategies. Two-bedroom flats remain among the most flexible configurations in Singapore's HDB portfolio, suited equally to young couples, downsizers, and buy-to-let investors seeking manageable maintenance overhead and straightforward letting management. Larger units within the project appeal to growing families and investors targeting higher rental yields through multi-occupancy or premium sub-letting arrangements.

Unit sizes within the project typically range from compact layouts ideal for first-time buyers to more expansive configurations serving upgrader and investor segments. This diversity ensures broad market appeal and regular transaction activity, supporting liquidity and price discovery in the resale market.

Investment Credentials and Rental Yield Potential

HDB flats in established estates like Toa Payoh have long demonstrated resilience as investment vehicles. Rental yields in this precinct typically range from four to six percent gross, depending on unit type, floor level, and lease remaining. The consistent demand from tenants seeking affordable, well-served residential accommodation in central locations underpins the income-generation potential for buy-to-let investors.

Lease decay remains an important consideration for any HDB resale purchase. Flats at 94 Lorong 4 Toa Payoh, as an established estate, will have varying lease lengths depending on their original Build-to-Order completion date. Buyers should verify exact lease tenure with the Housing and Development Board before purchase, as flats with more than 60 years remaining on their lease maintain stronger investment appeal and financing eligibility with most institutional lenders.

Financing and Affordability Profile

For first-time buyers, this development represents an accessible entry point into homeownership, particularly for those working in central locations or sectors where Toa Payoh's transport connectivity proves advantageous. HDB loans remain the most economical financing option, with interest rates typically between one and three percent—significantly more favourable than private property mortgages. Bank loans are also available for eligible buyers, though subject to Debt-to-Service Ratio (TDSR) caps and other prudential requirements.

Second-property investors should factor in Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens purchasing a second residential property, substantially increasing the effective acquisition cost. This duty applies in addition to standard Buyer's Stamp Duty and must be reserved for at purchase, materially affecting return-on-investment calculations for this buyer cohort.

Market Dynamics and Competitive Position

Toa Payoh estates, including the precinct surrounding 94 Lorong 4, have witnessed steady price appreciation over the past decade, though at a measured pace reflecting the maturity of the stock and the absence of major new supply in the immediate vicinity. Recent transactions in comparable addresses show price ranges that reflect unit type, floor level, and exact lease tenure, with well-maintained flats commanding a modest premium over similar stock in neighbouring blocks.

The development competes directly with other HDB flats in central Toa Payoh and in nearby estates served by the North-South Line, including Novena and Ang Mo Kio. Buyers evaluating options typically compare lease length, floor height, unit layout, and proximity to specific MRT stations. The six-minute walking distance to Braddell positions this development advantageously relative to flats in blocks further into the estate, creating natural demand stratification and supporting price discovery.

Suitability Across Buyer Profiles

First-time homebuyers benefit from favourable HDB loan terms, CPF withdrawal eligibility, and the lower absolute purchase price typical of HDB stock. The Toa Payoh location suits young professionals and early-career couples seeking to build home equity whilst retaining flexibility to upgrade within five to ten years.

Upgraders moving from smaller flats or from private apartments seeking better value find the larger two-bedroom and three-bedroom configurations at this address particularly compelling. The stability of the neighbourhood, proven retail and community infrastructure, and strong connectivity make it an attractive option for families prioritising reliability over cutting-edge newness.

Investors, particularly those focused on steady rental income rather than rapid capital appreciation, appreciate the consistent demand for HDB accommodation in central locations. The combination of manageable purchase price, predictable rental demand, and HDB loan availability—even to second-property buyers at higher interest rates—makes this development worthy of consideration in an investment portfolio.

Long-Term Outlook and District Development

Toa Payoh's maturity means limited new HDB supply in the immediate district, a factor that generally supports prices and resale liquidity by restricting competition from newly completed projects. Private housing development in surrounding areas may introduce premium alternatives, but does not materially affect HDB demand in this precinct, as the two buyer segments remain largely distinct.

The North-South Line undergoes periodic upgrades and service enhancements; any future capacity improvements or frequency increases will further strengthen transport credentials for all properties served by Braddell Station. The wider Toa Payoh district benefits from ongoing refresh initiatives and community investment, supporting long-term neighbourhood desirability without the disruption or cost volatility associated with rapid transformation.

Conclusion

94 Lorong 4 Toa Payoh offers a compelling proposition for diverse buyer profiles: first-time homebuyers seeking affordability and stability, upgraders valuing proven neighbourhood quality and transport connectivity, and investors targeting steady rental income from central, well-serviced HDB stock. The six-minute proximity to Braddell MRT Station (NS18) underpins both daily convenience and long-term capital credentials. Prospective buyers should verify exact lease tenure, conduct comparative analysis against nearby competing flats, and assess personal TDSR headroom and financing eligibility before proceeding. For those seeking established, accessible, and well-served public housing in Singapore's mature heartland, this development merits serious consideration.

Frequently Asked Questions

What is the estimated rental yield for investors buying units at 94 Lorong 4 Toa Payoh?

Gross rental yields at 94 Lorong 4 Toa Payoh typically range from four to six percent, depending on unit type, exact floor level, and lease remaining. Two-bedroom flats at this address generally command between S$2,200 and S$2,800 per month in rental income, translating to four to five percent gross yield on purchase prices ranging from S$480,000 to S$600,000. Net yields after accounting for property tax, maintenance fund contributions, and contingency repairs typically settle between two and four percent. The proximity to Braddell MRT Station supports consistent tenant demand, particularly among young professionals and expatriate tenants seeking central, affordable accommodation, creating a relatively stable rental market for buy-to-let investors in this precinct.

How does pricing at this HDB development compare to other recent transactions in Toa Payoh?

Recent resale transactions in Toa Payoh estates have ranged from approximately S$450 to S$650 per square foot, depending on unit type, lease remaining, and floor level. Two-bedroom flats at 94 Lorong 4 Toa Payoh, typically ranging from 600 to 700 square feet, fall within this broader range, with price per square foot influenced heavily by exact lease tenure—flats with 65+ years remaining command a premium of 10–15% relative to those with 55–60 years. Flats on higher floors and with better ventilation or orientation generally achieve top-quartile prices within the development, whilst ground and first-floor units typically trade at modest discounts. Comparison against nearby addresses such as Toa Payoh Lorong 6 and Lorong 8 shows 94 Lorong 4's pricing as broadly aligned with the broader estate, reflecting its established status and strong MRT accessibility.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers?

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty of 20%, applied in addition to standard Buyer's Stamp Duty. On a typical purchase price of S$550,000 at 94 Lorong 4 Toa Payoh, the ABSD liability would total approximately S$110,000, materially increasing the effective acquisition cost and reducing net cash returns for investor buyers. This duty must be paid upfront during the conveyancing process and directly impacts gross yield calculations and cash-flow projections for investment acquisitions. Second-property buyers should factor the 20% ABSD into their financing structuring and expected holding periods, as the duty effectively requires longer time horizons to achieve attractive risk-adjusted returns relative to first-time purchase scenarios.

How does lease decay risk affect resale value and financing eligibility for 94 Lorong 4 units?

HDB flats with fewer than 60 years remaining on their lease face increasingly restrictive financing availability; most institutional lenders begin applying discounts and tightening loan-to-value ratios when lease tenure drops below 60 years, directly constraining the pool of potential buyers and depressing resale prices. At 94 Lorong 4 Toa Payoh, lease tenure depends on original Build-to-Order completion date; older blocks within the precinct may already be approaching critical thresholds. A flat with 50 years remaining typically sells at a 15–25% discount relative to an identical unit with 75+ years of lease, reflecting both financing headroom loss and perceived urgency to sell before lease decay accelerates resale difficulties. Buyers and investors should verify exact lease length with the Housing and Development Board and engage a conveyancer to assess residual tenure before committing, as lease decay represents the single greatest long-term risk to HDB resale value and marketability.

How does proximity to Braddell MRT Station (NS18) affect demand and capital appreciation?

The six-minute walking distance to Braddell MRT Station (NS18) creates a material demand premium for units at 94 Lorong 4 Toa Payoh relative to flats located deeper within the estate, away from the station. MRT accessibility is consistently the single strongest driver of HDB resale prices and rental demand; properties within 450–500 metres of a station typically command five to ten percent price premiums over comparable units 800+ metres away. Braddell's position on the North-South Line provides direct access to the CBD, Marina Bay, and northern regions, making it attractive for working professionals and reducing daily commute costs, a factor that supports robust rental demand and tenant quality. Long-term capital appreciation in the estate is supported by the station's reliability and periodic service enhancements; any future frequency increases or station upgrades would further strengthen price appreciation potential for flats at this proximity.

Which buyer profiles are best suited to purchasing at 94 Lorong 4 Toa Payoh?

First-time homebuyers benefit from HDB loan accessibility, CPF withdrawal eligibility, and lower absolute purchase prices; the established neighbourhood and proven amenities reduce the risk profile relative to new estates. Young couples and early-career professionals working in central locations find the Toa Payoh address particularly attractive due to Braddell MRT accessibility and proximity to employment hubs. Upgraders moving from smaller flats or from private rental are well-served by the larger unit configurations and neighbourhood maturity, appreciating the blend of affordability and proven infrastructure. Buy-to-let investors targeting stable, medium-duration rental income favour this development for its consistent tenant demand, manageable purchase price, and HDB loan options that support leveraged acquisition strategies. Empty nesters and downsizers seeking to reduce home maintenance whilst retaining accessibility find the two-bedroom configurations ideal, particularly if relocating from larger private properties.

What are the Debt-to-Service Ratio (TDSR) and financing headroom implications at typical purchase prices?

Typical purchase prices at 94 Lorong 4 Toa Payoh ranging from S$480,000 to S$600,000 require down payments of S$48,000 to S$60,000 (10%) from most first-time buyers, with the balance financed through HDB loans at approximately 2–2.5% interest rates. A S$540,000 purchase with S$54,000 down payment and 20-year HDB mortgage incurs monthly repayments of approximately S$2,100–S$2,200, requiring combined household monthly income of at least S$5,250–S$5,500 to maintain TDSR below 60% (the HDB prudential ceiling). Most working couples in the S$7,000–S$10,000 combined monthly income range maintain adequate headroom above TDSR thresholds, allowing flexibility for other credit commitments and rate-rise contingencies. Second-property buyers accessing bank financing face TDSR caps of 55%, tighter servicability requirements, and higher interest rates (3.5–4.5%), materially increasing monthly repayment burdens and reducing the effective purchase price sustainable within given income constraints.

How does 94 Lorong 4 Toa Payoh compare to competing HDB developments in nearby precincts?

Nearby competing HDB estates include Toa Payoh Lorong 5, Lorong 6, and Lorong 8, all served by the North-South Line but at varying distances from Braddell Station; flats at 94 Lorong 4 benefit from the six-minute walk proximity, commanding modest price premiums of two to five percent relative to comparable units in more distant blocks. Novena estate, served by Novena MRT Station (NS23), offers comparable central location credentials but typically trades at slightly higher price per square foot, reflecting newer estate status and alternative buyer preferences. Ang Mo Kio, further north on the North-South Line, offers lower absolute prices and higher supply availability but longer commute times to CBD employment hubs, making it attractive primarily to buyers prioritising affordability over convenience. Toa Payoh's established infrastructure, lower density, and proven community cohesion position estates like 94 Lorong 4 competitively against newer alternatives, particularly for upgraders and investors valuing stability and immediate amenity access over newness.

Which unit stack or floor level offers the best value proposition at this development?

Mid-floor units (levels 7–12 in typical HDB blocks) typically offer the strongest value at 94 Lorong 4 Toa Payoh, balancing ceiling height advantages over ground-floor units with only modest price premiums relative to high-floor commanding a 10–15% price uplift. Higher floors (levels 15–20+) command premium prices—typically five to ten percent above mid-floor equivalents—primarily due to reduced noise, better ventilation, and improved views, benefits that do not necessarily translate proportionally into higher rental yields or resale accessibility. Ground and first-floor flats typically trade at five to eight percent discounts relative to mid-floor comparables, reflecting perceived security and privacy concerns, higher exposure to external noise, and reduced natural light, although they may appeal to buyers with mobility constraints or those managing heavy goods. Within the Toa Payoh precinct, units oriented north or east with direct access to shared green spaces or community facilities achieve stronger rental appeal and experience faster resale velocity, suggesting these configurations represent optimal value for both investors and owner-occupiers.

What future supply pipeline trends might affect prices and demand at 94 Lorong 4 Toa Payoh?

Toa Payoh estate, having been substantially completed during the 1980s–1990s BTO waves, faces minimal new HDB supply in the immediate district; this scarcity supports long-term price appreciation and resale liquidity by restricting new competition. Future HDB supply in Singapore is concentrated in developing estates like Tengah and punggol, geographically distant from Toa Payoh and targeting different buyer cohorts seeking newer stock or emerging transit corridors. Private housing development in fringe Toa Payoh areas may introduce premium alternatives, but does not materially compete for traditional HDB resale demand, as buyer segments remain largely distinct. The North-South Line's age creates periodic maintenance requirements, though service-frequency enhancements and reliability improvements are anticipated, likely supporting long-term demand for properties at Braddell's proximity. Demographic trends—Singapore's aging population and increasing single-person and childless-couple households—may increase relative demand for smaller, more affordable HDB units like two-bedroom flats at this address, supporting medium-term rental and resale momentum.

Hdb Flat At 94 Lorong 4 Toa Payoh — From S$3,300