How Much Is a Flat at Block 120 Lor 2 Toa Payoh Worth?

2 Room · Built 1968 · 41 years 03 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$295,000

2026-04 · 2 Room

Median $/sqm

$6,316

Based on 51 txns

Total Txns

51

Since data available

5-Yr Trend

▲33.3%

vs 5 years ago

What Will You Actually Walk Away With?

Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.

Flat Type

Storey Band (closest to your floor)

How did you buy?

What are you thinking of buying next?

Market Demand

📊 Moderate activity — a specialist agent can position your flat to the right buyer.

Based on recent sales data · Updates monthly

Sold at this block (6mo)

5 flats ⚡

AVG. DAYS TO OFFER

~36 days

Transaction density proxy

BUYER DEMAND

6.0 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

Sell Now
0 yrs 41 years left 99 yrs

Key threshold: 60 years

Buyer financing is already restricted

Your block has 41 years of lease left. Buyers already face CPF usage limits and lower loan quantum when purchasing. This means fewer buyers qualify, and those who do will negotiate harder. Selling sooner gives you a larger buyer pool and a stronger sale price.

A specialist agent can target the right buyers and negotiate the best possible outcome for you.

Transaction History 51 total

Date Floor Type sqm Price $/sqm
2026-04 07 TO 09 2 Room 40 $272,000 $6,800
2026-04 04 TO 06 2 Room 40 $295,000 $7,375
2026-03 07 TO 09 2 Room 40 $278,000 $6,950
2026-02 04 TO 06 2 Room 40 $310,000 $7,750
2026-01 01 TO 03 2 Room 40 $272,000 $6,800
2025-05 04 TO 06 2 Room 40 $305,000 $7,625
2025-05 01 TO 03 2 Room 38 $270,000 $7,105
2025-04 07 TO 09 2 Room 40 $315,000 $7,875
2025-03 07 TO 09 2 Room 40 $297,000 $7,425
2025-03 04 TO 06 2 Room 40 $285,000 $7,125
2025-02 04 TO 06 2 Room 40 $280,000 $7,000
2024-09 04 TO 06 2 Room 40 $280,000 $7,000
2024-09 07 TO 09 2 Room 40 $302,000 $7,550
2024-08 04 TO 06 2 Room 40 $280,000 $7,000
2024-03 04 TO 06 2 Room 45 $290,000 $6,444
2023-11 04 TO 06 2 Room 40 $250,000 $6,250
2023-10 07 TO 09 2 Room 40 $266,888 $6,672
2023-07 04 TO 06 2 Room 45 $295,000 $6,556
2023-04 01 TO 03 2 Room 38 $240,000 $6,316
2023-01 04 TO 06 2 Room 40 $268,888 $6,722
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About Block 120 Lor 2 Toa Payoh

Flats at Block 120 Lor 2 Toa Payoh have been selling at a median of $7,135/sqm, mainly 2-room flats at $285,400 median, with 5 transactions recorded.

The block is a 5-minute walk from Braddell MRT Station (357m) and is near Toa Payoh HDB Hub mall (1176m, 15 min walk). It is also near Kheng Cheng School (441m, 6 min walk), Marymount Convent School (1340m, 17 min walk), and Chij Primary (Toa Payoh) (962m, 12 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 120 Lor 2 Toa Payoh?

Facilities and transport within a 15-minute walk. Walking times are route-based.

MRT / LRT

BRADDELL MRT STATION 357m · 5 min
CALDECOTT MRT STATION 651m · 8 min
TOA PAYOH MRT STATION 988m · 12 min

Nearby Schools

KHENG CHENG SCHOOL 441m · 6 min
CHIJ PRIMARY (TOA PAYOH) 962m · 12 min

Hawker Centres

Toa Payoh Lorong 1 Blk 127 (Toa Payoh West Market and Food Court) 139m · 2 min
Toa Payoh Lorong 4 Blk 93 702m · 9 min

Shopping Malls

Toa Payoh HDB Hub 1176m · 15 min

Community Facilities

Toa Payoh West CC 727m · 9 min
Toa Payoh Library 1180m · 15 min

Other Blocks on Lor 2 Toa Payoh

Block 121 Lor 2 Toa Payoh Block 122 Lor 2 Toa Payoh Block 99A Lor 2 Toa Payoh

Frequently Asked Questions

How much is a flat at Block 120 Lor 2 Toa Payoh?

Based on 51 recorded transactions, the median resale price is $282,500. The most recent sale was $295,000 in 2026-04.

Median by flat type (last 24 months)

Flat Type Most Recent Median
2 Room $282,500

What is my flat worth at Block 120?

The overall median resale price at Block 120 Lor 2 Toa Payoh is $282,500. Prices have risen 33.3% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 120?

Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 120 prices.

What is CPF accrued interest and why does it reduce my sale proceeds?

When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.

How active is the resale market at Block 120?

Block 120 has recorded 51 resale transactions — roughly 2.1 sales per month over the past 24 months. The latest transaction closed in 2026-04.

What flat types are available at Block 120?

Block 120 Lor 2 Toa Payoh has 2 Room units.

How much can I unlock to upgrade if I sell my HDB at Block 120?

Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.

What is the remaining lease for Block 120?

Block 120 was built in 1968 with a 99-year lease. It has approximately 41 years 03 months remaining.

Does Block 120's remaining lease affect its resale value?

At 41 years remaining, CPF eligibility is increasingly age-dependent. Many buyers in their 30s and 40s face CPF pro-ration, reducing their effective purchasing power. Shorter bank loan tenures also raise monthly repayments for the same loan amount. Both effects narrow your buyer pool and tend to put downward pressure on price — selling sooner is worth considering.

When can I sell my flat at Block 120 Lor 2 Toa Payoh?

Flats at Block 120 Lor 2 Toa Payoh have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.

How long does it take to sell an HDB flat?

The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.

Can I sell my HDB flat without an agent?

Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.

What are the costs of selling an HDB flat?

Typical costs for a seller:

Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $282,500 excl. levy $6,230 to $7,730