homequant
HDB · 730546

Blk 546 Woodlands Dr 16

Project page · 99-year lease from 2000

Indicative value range
S$638,073 – S$680,898
Indicative mid S$664,484 · S$5,655 psm

Based on 36 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 58210 TO 12110 sqmS$668,800S$6,080 psm×1.000S$6,080 psm
Oct 2026Blk 57804 TO 06110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
Oct 2026Blk 58604 TO 06111 sqmS$618,888S$5,576 psm×1.000S$5,576 psm
Oct 2026Blk 58004 TO 06110 sqmS$618,000S$5,618 psm×1.000S$5,618 psm
Oct 2026Blk 58907 TO 09111 sqmS$660,000S$5,946 psm×1.000S$5,946 psm
Oct 2026Blk 53910 TO 12121 sqmS$648,000S$5,355 psm×1.000S$5,355 psm
Oct 2026Blk 58901 TO 03111 sqmS$650,000S$5,856 psm×1.000S$5,856 psm
Oct 2026Blk 54707 TO 09121 sqmS$682,888S$5,644 psm×1.000S$5,644 psm
Sept 2026Blk 53704 TO 06121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Aug 2026Blk 57601 TO 03110 sqmS$583,000S$5,300 psm×1.000S$5,300 psm
Aug 2026Blk 53707 TO 09120 sqmS$680,000S$5,667 psm×1.000S$5,667 psm
Aug 2026Blk 58204 TO 06110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Aug 2026Blk 54204 TO 06121 sqmS$663,000S$5,479 psm×1.000S$5,479 psm
Jul 2026Blk 54301 TO 03121 sqmS$620,000S$5,124 psm×1.000S$5,124 psm
Jul 2026Blk 58607 TO 09111 sqmS$633,888S$5,711 psm×1.000S$5,711 psm
Jul 2026Blk 54210 TO 12121 sqmS$715,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 58904 TO 06111 sqmS$608,008S$5,478 psm×0.999S$5,469 psm
Jun 2026Blk 54010 TO 12121 sqmS$690,000S$5,702 psm×0.999S$5,694 psm
Jun 2026Blk 54607 TO 09115 sqmS$658,000S$5,722 psm×0.999S$5,713 psm
Jun 2026Blk 58707 TO 09111 sqmS$640,000S$5,766 psm×0.999S$5,757 psm
May 2026Blk 58504 TO 06111 sqmS$615,000S$5,541 psm×0.999S$5,532 psm
May 2026Blk 57807 TO 09110 sqmS$643,000S$5,845 psm×0.999S$5,837 psm
Apr 2026Blk 58604 TO 06111 sqmS$645,000S$5,811 psm×0.999S$5,802 psm
Apr 2026Blk 54304 TO 06120 sqmS$660,000S$5,500 psm×0.999S$5,492 psm
Apr 2026Blk 53704 TO 06121 sqmS$637,000S$5,264 psm×0.999S$5,257 psm
Apr 2026Blk 57604 TO 06110 sqmS$588,000S$5,345 psm×0.999S$5,338 psm
Apr 2026Blk 54301 TO 03115 sqmS$665,000S$5,783 psm×0.999S$5,774 psm
Mar 2026Blk 54710 TO 12121 sqmS$695,000S$5,744 psm×0.996S$5,718 psm
Mar 2026Blk 57601 TO 03110 sqmS$600,000S$5,455 psm×0.996S$5,430 psm
Mar 2026Blk 53904 TO 06121 sqmS$630,000S$5,207 psm×0.996S$5,184 psm
Mar 2026Blk 53804 TO 06121 sqmS$660,000S$5,455 psm×0.996S$5,430 psm
Feb 2026Blk 58507 TO 09111 sqmS$645,000S$5,811 psm×0.996S$5,785 psm
Feb 2026Blk 58907 TO 09111 sqmS$670,888S$6,044 psm×0.996S$6,017 psm
Jan 2026Blk 54507 TO 09115 sqmS$678,000S$5,896 psm×0.996S$5,870 psm
Jan 2026Blk 57610 TO 12110 sqmS$640,000S$5,818 psm×0.996S$5,792 psm
Dec 2025Blk 58201 TO 03110 sqmS$600,000S$5,455 psm×0.995S$5,425 psm

How accurate is this estimate for Woodlands Dr 16?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 100 sales in Woodlands Dr 16 since.

Median error
2.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.96% gross yield

S$39,600 of rent a year against the estimate above · 0.1 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 52 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.06%, from 106 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20265805 ROOMS$3,500
Sept 20265825 ROOMS$3,400
Sept 20265465 ROOMS$3,400
Aug 20265875 ROOMS$3,600
Aug 20265785 ROOMS$3,500
Aug 20265455 ROOMS$3,500
Aug 20265465 ROOMS$3,200
Aug 20265895 ROOMS$3,100

median of 52 HDB rental approvals for 5 ROOM on Woodlands Dr 16 since 2025-11.

Buying or selling at S$664,484?

Buying: Stamp duty on S$664,484 · Cash and CPF needed on S$664,484 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$664,484.

Each opens with this figure filled in; change anything there.

Primary schools near 546 Woodlands Dr 16

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 546 · 5 ROOM · 07 TO 09 · Improved · 73 years left
115 sqmS$658,000S$5,722 psm
Jun 2026
Blk 546 · 4 ROOM · 10 TO 12 · Model A · 73 years left
100 sqmS$588,000S$5,880 psm
Aug 2025
Blk 546 · 4 ROOM · 04 TO 06 · Model A · 74 years left
100 sqmS$580,000S$5,800 psm
Dec 2024
Blk 546 · 5 ROOM · 10 TO 12 · Improved · 75 years left
121 sqmS$690,000S$5,702 psm
Oct 2024
Blk 546 · 4 ROOM · 10 TO 12 · Model A · 75 years left
100 sqmS$545,000S$5,450 psm
Apr 2023
Blk 546 · 4 ROOM · 07 TO 09 · Model A · 76 years left
100 sqmS$482,000S$4,820 psm
Jun 2022
Blk 546 · 4 ROOM · 04 TO 06 · Model A · 77 years left
100 sqmS$455,000S$4,550 psm
See more

Showing 7 of 59.

Sale prices as filed in caveats.

Where the lease takes this

About 72 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years67 yearsS$637,512S$703,864S$758,994S$775,630
10 years62 yearsS$617,327S$752,518S$875,017S$913,795
20 years52 yearsS$568,235S$844,368S$1,141,643S$1,245,073

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.