The Woods
Project page · 99-year lease from 2010
Based on 5 sales in this project, last 12 months. Search widened 1 of 4 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | The Woods | - | 4,564 sqft | S$2,950,000 | S$646 psf | ×1.000 | S$646 psf |
| Aug 2026 | The Woods | - | 4,004 sqft | S$2,650,000 | S$662 psf | ×1.000 | S$662 psf |
| May 2026 | The Woods | - | 4,004 sqft | S$2,628,888 | S$657 psf | ×1.000 | S$657 psf |
| Apr 2026 | The Woods | - | 4,015 sqft | S$2,800,000 | S$697 psf | ×1.000 | S$697 psf |
| Nov 2025 | The Woods | - | 4,004 sqft | S$2,650,000 | S$662 psf | ×1.021 | S$676 psf |
How accurate is this estimate for The Woods?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
3.08% gross yield
S$81,600 of rent a year against the estimate above · 0.48 points above flats like it
Leases signed here within a quarter of this size run about S$6,800 a month, the middle of 3 of them.
In outside the central region, leasehold houses yield 2.60%, from 58 projects. Too few share this home's remaining lease to measure that separately.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 4000-4500 sqft | — | Terrace House | S$6,800 |
| Q1 2026 | 4000-4500 sqft | — | Terrace House | S$8,200 |
| Q4 2025 | 4000-4500 sqft | — | Terrace House | S$6,600 |
| Q3 2025 | 4500-5000 sqft | — | Terrace House | S$9,000 |
| Q3 2025 | 4000-4500 sqft | — | Terrace House | S$8,000 |
| Q2 2025 | 4000-4500 sqft | — | Terrace House | S$6,700 |
| Q2 2025 | 4500-5000 sqft | — | Terrace House | S$6,500 |
| Q1 2025 | 4500-5000 sqft | — | Terrace House | S$8,000 |
median of 3 URA rental contracts at The Woods within a quarter of 372 sqm, since 2025Q4.
Buying or selling at S$2,650,002?
Buying: Stamp duty on S$2,650,002 · Cash and CPF needed on S$2,650,002 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,650,002.
Each opens with this figure filled in; change anything there.
Primary schools near 121a Westwood Avenue
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
- Westwood Primary School · 518 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Grove Primary School · 737 m · no 2025 Phase 2C ballot
1 to 2 km
- Corporation Primary School · 1,004 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong West Primary School · 1,358 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xingnan Primary School · 1,486 m · no 2025 Phase 2C ballot
- Frontier Primary School · 1,644 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 1,869 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | The Woods · Strata Terrace · 82 years left | 4,564 sqft | S$2,950,000 | S$646 psf |
| Aug 2026 | The Woods · Strata Terrace · 82 years left | 4,004 sqft | S$2,650,000 | S$662 psf |
| May 2026 | The Woods · Strata Terrace · 83 years left | 4,004 sqft | S$2,628,888 | S$657 psf |
| Apr 2026 | The Woods · Strata Terrace · 83 years left | 4,015 sqft | S$2,800,000 | S$697 psf |
| Nov 2025 | The Woods · Strata Terrace · 83 years left | 4,004 sqft | S$2,650,000 | S$662 psf |
| Aug 2025 | The Woods · Strata Terrace · 83 years left | 4,004 sqft | S$2,685,000 | S$671 psf |
| Jul 2025 | The Woods · Strata Terrace · 84 years left | 4,004 sqft | S$2,550,000 | S$637 psf |
| Mar 2025 | The Woods · Strata Terrace · 84 years left | 4,004 sqft | S$2,650,000 | S$662 psf |
| Feb 2025 | The Woods · Strata Terrace · 84 years left | 4,015 sqft | S$2,508,000 | S$625 psf |
| Oct 2024 | The Woods · Strata Terrace · 84 years left | 4,004 sqft | S$2,450,000 | S$612 psf |
| Jul 2024 | The Woods · Strata Terrace · 85 years left | 4,004 sqft | S$2,388,000 | S$596 psf |
| Mar 2024 | The Woods · Strata Terrace · 85 years left | 4,263 sqft | S$2,500,000 | S$587 psf |
| Feb 2024 | The Woods · Strata Terrace · 85 years left | 4,004 sqft | S$2,300,000 | S$574 psf |
| Dec 2023 | The Woods · Strata Terrace · 85 years left | 4,263 sqft | S$2,360,000 | S$554 psf |
| Aug 2023 | The Woods · Strata Terrace · 85 years left | 4,015 sqft | S$2,200,000 | S$548 psf |
| Apr 2023 | The Woods · Strata Terrace · 86 years left | 4,004 sqft | S$2,285,000 | S$571 psf |
| Sept 2022 | The Woods · Strata Terrace · 86 years left | 4,004 sqft | S$2,335,000 | S$583 psf |
| Aug 2022 | The Woods · Strata Terrace · 86 years left | 4,004 sqft | S$2,200,000 | S$549 psf |
| Mar 2022 | The Woods · Strata Terrace · 87 years left | 4,456 sqft | S$2,300,000 | S$516 psf |
| Feb 2022 | The Woods · Strata Terrace · 87 years left | 4,004 sqft | S$2,100,000 | S$524 psf |
| Oct 2021 | The Woods · Strata Terrace · 87 years left | 4,263 sqft | S$2,090,000 | S$490 psf |
Showing 21 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | The Woods · 4000-4500 sqft · Terrace House | S$6,800 | S$1.60 psf |
| Q1 2026 | The Woods · 4000-4500 sqft · Terrace House | S$8,200 | S$1.93 psf |
| Q4 2025 | The Woods · 4000-4500 sqft · Terrace House | S$6,600 | S$1.55 psf |
| Q3 2025 | The Woods · 4500-5000 sqft · Terrace House | S$9,000 | S$1.89 psf |
| Q3 2025 | The Woods · 4000-4500 sqft · Terrace House | S$8,000 | S$1.88 psf |
| Q2 2025 | The Woods · 4000-4500 sqft · Terrace House | S$6,700 | S$1.58 psf |
| Q2 2025 | The Woods · 4500-5000 sqft · Terrace House | S$6,500 | S$1.37 psf |
| Q1 2025 | The Woods · 4500-5000 sqft · Terrace House | S$8,000 | S$1.68 psf |
| Q1 2025 | The Woods · 4000-4500 sqft · Terrace House | S$7,000 | S$1.65 psf |
| Q1 2025 | The Woods · 4000-4500 sqft · Terrace House | S$7,000 | S$1.65 psf |
| Q4 2024 | The Woods · 4000-4500 sqft · Terrace House | S$6,600 | S$1.55 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 82 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 77 years | S$2,432,598 | S$2,685,785 | S$2,959,627 | S$3,043,081 |
| 10 years | 72 years | S$2,305,851 | S$2,810,820 | S$3,413,223 | S$3,608,425 |
| 20 years | 62 years | S$2,156,810 | S$3,204,906 | S$4,725,836 | S$5,281,832 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.