Blk 16 Joo Seng Rd
Toa Payoh · Singapore 360016 · 91 resale transactions since 1990-03 · last sold 2026-03
Buyer-pool verdict
43% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2063.
Median psf (12m)
$590
Lease remaining
57 yrs
from 1984
Floor premium
—
top vs bottom band
Transactions
91
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2013 | — | Pro-rated 81% |
| 30 | 2018 | — | Pro-rated 88% |
| 35 | 2023 | — | Pro-rated 95% |
| 40 | 2028 | 2 | Full CPF |
| 45 | 2033 | 7 | Full CPF |
| 50 | 2038 | 12 | Full CPF |
| 55 | 2043 | 17 | Full CPF |
No CPF at all from 2063 (37 years away). Lease expires 2083.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 4 ROOM | — | — | $250,000 | 15 |
| 5 ROOM | $838,000 | $590 | $444,000 | 76 |
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
45 transactions · median $535,000 · $384 psf · range $185,000–$858,888
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-03 | 5 ROOM | 16 TO 18 | 132 sqm | $858,888 | $605 |
| 2025-11 | 5 ROOM | 10 TO 12 | 132 sqm | $820,000 | $577 |
| 2025-08 | 5 ROOM | 04 TO 06 | 132 sqm | $838,000 | $590 |
| 2025-04 | 5 ROOM | 16 TO 18 | 132 sqm | $830,000 | $584 |
| 2025-01 | 5 ROOM | 16 TO 18 | 132 sqm | $800,000 | $563 |
| 2024-07 | 5 ROOM | 10 TO 12 | 132 sqm | $770,000 | $542 |
| 2024-03 | 5 ROOM | 04 TO 06 | 132 sqm | $750,000 | $528 |
| 2023-11 | 5 ROOM | 04 TO 06 | 132 sqm | $720,000 | $507 |
| 2023-06 | 5 ROOM | 07 TO 09 | 132 sqm | $760,000 | $535 |
| 2023-04 | 5 ROOM | 07 TO 09 | 132 sqm | $725,000 | $510 |
| 2022-08 | 5 ROOM | 13 TO 15 | 132 sqm | $690,000 | $486 |
| 2021-06 | 5 ROOM | 04 TO 06 | 132 sqm | $530,000 | $373 |
| 2021-06 | 5 ROOM | 13 TO 15 | 132 sqm | $560,000 | $394 |
| 2021-01 | 5 ROOM | 07 TO 09 | 132 sqm | $535,000 | $377 |
| 2020-08 | 5 ROOM | 16 TO 18 | 132 sqm | $545,000 | $384 |
| 2020-07 | 5 ROOM | 13 TO 15 | 132 sqm | $550,000 | $387 |
| 2020-07 | 4 ROOM | 13 TO 15 | 113 sqm | $495,000 | $407 |
| 2019-11 | 5 ROOM | 16 TO 18 | 132 sqm | $550,000 | $387 |
| 2018-04 | 5 ROOM | 10 TO 12 | 132 sqm | $545,000 | $384 |
| 2018-02 | 5 ROOM | 07 TO 09 | 132 sqm | $585,000 | $412 |
| 2016-02 | 5 ROOM | 16 TO 18 | 132 sqm | $610,000 | $429 |
| 2015-07 | 4 ROOM | 01 TO 03 | 103 sqm | $365,000 | $329 |
| 2013-05 | 5 ROOM | 07 TO 09 | 132 sqm | $627,000 | $441 |
| 2011-10 | 5 ROOM | 13 TO 15 | 132 sqm | $565,000 | $398 |
| 2010-11 | 5 ROOM | 04 TO 06 | 132 sqm | $465,000 | $327 |
| 2010-11 | 5 ROOM | 16 TO 18 | 132 sqm | $545,000 | $384 |
| 2010-09 | 5 ROOM | 07 TO 09 | 132 sqm | $528,000 | $372 |
| 2010-07 | 5 ROOM | 16 TO 18 | 132 sqm | $562,500 | $396 |
| 2010-06 | 5 ROOM | 04 TO 06 | 132 sqm | $472,000 | $332 |
| 2009-10 | 5 ROOM | 10 TO 12 | 132 sqm | $415,000 | $292 |
| 2009-08 | 5 ROOM | 16 TO 18 | 132 sqm | $455,000 | $320 |
| 2009-07 | 5 ROOM | 07 TO 09 | 132 sqm | $428,000 | $301 |
| 2009-05 | 4 ROOM | 16 TO 18 | 113 sqm | $323,000 | $266 |
| 2008-10 | 4 ROOM | 10 TO 12 | 113 sqm | $330,000 | $271 |
| 2006-12 | 4 ROOM | 13 TO 15 | 113 sqm | $240,000 | $197 |
| 2003-06 | 4 ROOM | 10 TO 12 | 113 sqm | $242,000 | $199 |
| 2001-07 | 4 ROOM | 04 TO 06 | 113 sqm | $245,000 | $201 |
| 2000-09 | 4 ROOM | 10 TO 12 | 103 sqm | $248,000 | $224 |
| 2000-04 | 4 ROOM | 16 TO 18 | 113 sqm | $250,000 | $206 |
| 1999-09 | 4 ROOM | 01 TO 03 | 103 sqm | $244,000 | $220 |
| 1998-08 | 4 ROOM | 04 TO 06 | 113 sqm | $280,000 | $230 |
| 1998-03 | 4 ROOM | 10 TO 12 | 113 sqm | $326,500 | $268 |
| 1997-03 | 4 ROOM | 07 TO 09 | 113 sqm | $376,000 | $309 |
| 1994-08 | 4 ROOM | 04 TO 06 | 103 sqm | $206,800 | $187 |
| 1994-06 | 4 ROOM | 13 TO 15 | 113 sqm | $185,000 | $152 |