Blk 168 Woodlands St 11
Project page · 99-year lease from 1986
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 168 | 04 TO 06 | 121 sqm | S$535,000 | S$4,421 psm | ×1.000 | S$4,421 psm |
| Mar 2026 | Blk 168 | 01 TO 03 | 121 sqm | S$610,000 | S$5,041 psm | ×0.997 | S$5,026 psm |
| Mar 2026 | Blk 168 | 07 TO 09 | 121 sqm | S$620,000 | S$5,124 psm | ×0.997 | S$5,109 psm |
| Dec 2025 | Blk 168 | 04 TO 06 | 121 sqm | S$633,000 | S$5,231 psm | ×0.996 | S$5,211 psm |
How accurate is this estimate for Woodlands St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in Woodlands St 11 since.
- Median error
- 4.6%
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.
7.14% gross yield
S$43,800 of rent a year against the estimate above · 1.26 points above flats like it
Homes like this rent for about S$3,650 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 167 | 5 ROOM | S$3,800 |
| Dec 2025 | 168 | 5 ROOM | S$3,300 |
| Nov 2025 | 169 | 5 ROOM | S$3,500 |
| Oct 2025 | 167 | 5 ROOM | S$3,800 |
median of 4 HDB rental approvals for 5 ROOM on Woodlands St 11 since 2025-10.
Buying or selling at S$613,186?
Buying: Stamp duty on S$613,186 · Cash and CPF needed on S$613,186 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$613,186.
Each opens with this figure filled in; change anything there.
Primary schools near 168 Woodlands St 11
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
- Fuchun Primary School · 180 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 301 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 937 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodgrove Primary School · 1,454 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,461 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,506 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,632 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 168 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$535,000 | S$4,421 psm |
| Apr 2026 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 94 sqm | S$480,000 | S$5,106 psm |
| Mar 2026 | Blk 168 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Mar 2026 | Blk 168 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Mar 2026 | Blk 168 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 93 sqm | S$512,000 | S$5,505 psm |
| Jan 2026 | Blk 168 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 98 sqm | S$502,000 | S$5,122 psm |
| Dec 2025 | Blk 168 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$633,000 | S$5,231 psm |
| Oct 2025 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 91 sqm | S$490,000 | S$5,385 psm |
| Apr 2025 | Blk 168 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Apr 2025 | Blk 168 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$618,880 | S$5,115 psm |
| Mar 2025 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 91 sqm | S$518,888 | S$5,702 psm |
| Feb 2025 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 100 sqm | S$525,000 | S$5,250 psm |
| Jan 2025 | Blk 168 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Jan 2025 | Blk 168 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 99 sqm | S$518,000 | S$5,232 psm |
| Mar 2024 | Blk 168 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$580,000 | S$4,793 psm |
| Feb 2024 | Blk 168 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 121 sqm | S$615,000 | S$5,083 psm |
| Nov 2023 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 62 years left excluded: outlier | 97 sqm | S$425,000 | S$4,381 psm |
| Aug 2023 | Blk 168 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 98 sqm | S$475,000 | S$4,847 psm |
| Apr 2023 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 91 sqm | S$427,000 | S$4,692 psm |
| Dec 2022 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 97 sqm | S$455,000 | S$4,691 psm |
| Jul 2022 | Blk 168 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 91 sqm | S$423,000 | S$4,648 psm |
| Feb 2022 | Blk 168 · 4 ROOM · 04 TO 06 · New Generation · 64 years left | 91 sqm | S$405,000 | S$4,451 psm |
Showing 22 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 168 · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 168 · 4 ROOM | S$2,900 | — |
| Dec 2025 | Blk 168 · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 168 · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 168 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 168 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 168 · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 168 · 4 ROOM | S$2,500 | — |
| Dec 2024 | Blk 168 · 5 ROOM | S$3,400 | — |
| Nov 2024 | Blk 168 · 5 ROOM | S$3,400 | — |
| Oct 2024 | Blk 168 · 5 ROOM | S$3,200 | — |
| Sept 2024 | Blk 168 · 5 ROOM | S$4,200 | — |
| Sept 2024 | Blk 168 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 168 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 168 · 5 ROOM | S$3,350 | — |
| Sept 2023 | Blk 168 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 168 · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 168 · 5 ROOM | S$3,000 | — |
| Dec 2022 | Blk 168 · 5 ROOM | S$3,400 | — |
| Sept 2022 | Blk 168 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 168 · 5 ROOM | S$2,300 | — |
| Mar 2022 | Blk 168 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 168 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 168 · 4 ROOM | S$1,750 | — |
| Jul 2021 | Blk 168 · 4 ROOM | S$1,700 | — |
| May 2021 | Blk 168 · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 168 · 5 ROOM | S$1,950 | — |
| May 2021 | Blk 168 · 4 ROOM | S$1,800 | — |
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 58 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$585,345 | S$646,268 | S$699,920 | S$712,161 |
| 10 years | 48 years | S$555,860 | S$677,590 | S$794,766 | S$822,808 |
| 20 years | 38 years | S$488,660 | S$726,123 | S$998,975 | S$1,070,714 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.