Blk 171 Woodlands St 11
Project page · 99-year lease from 1985
Based on 4 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 168 | 01 TO 03 | 94 sqm | S$480,000 | S$5,106 psm | ×1.000 | S$5,106 psm |
| Mar 2026 | Blk 171 | 10 TO 12 | 93 sqm | S$508,000 | S$5,462 psm | ×0.997 | S$5,446 psm |
| Mar 2026 | Blk 168 | 04 TO 06 | 93 sqm | S$512,000 | S$5,505 psm | ×0.997 | S$5,489 psm |
| Jan 2026 | Blk 168 | 07 TO 09 | 98 sqm | S$502,000 | S$5,122 psm | ×0.997 | S$5,107 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.
7.82% gross yield
S$38,400 of rent a year against the estimate above · 0.76 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 168 | 4 ROOM | S$3,400 |
| May 2026 | 168 | 4 ROOM | S$2,900 |
| Mar 2026 | 171 | 4 ROOM | S$2,700 |
| Dec 2025 | 168 | 4 ROOM | S$3,200 |
| Oct 2025 | 171 | 4 ROOM | S$3,600 |
median of 5 HDB rental approvals for 4 ROOM on Woodlands St 11 since 2025-10.
Buying or selling at S$490,742?
Buying: Stamp duty on S$490,742 · Cash and CPF needed on S$490,742 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$490,742.
Each opens with this figure filled in; change anything there.
Primary schools near 171 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
- Marsiling Primary School · 270 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 293 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,413 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,481 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,561 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,634 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 171 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Jun 2025 | Blk 171 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 91 sqm | S$498,888 | S$5,482 psm |
| Sept 2024 | Blk 171 · EXECUTIVE · 01 TO 03 · Apartment · 60 years left | 182 sqm | S$1,008,000 | S$5,538 psm |
| Jul 2024 | Blk 171 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 93 sqm | S$498,000 | S$5,355 psm |
| Jul 2024 | Blk 171 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 91 sqm | S$482,000 | S$5,297 psm |
| May 2024 | Blk 171 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 91 sqm | S$468,888 | S$5,153 psm |
| Jan 2024 | Blk 171 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 96 sqm | S$472,000 | S$4,917 psm |
| Nov 2022 | Blk 171 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 93 sqm | S$433,000 | S$4,656 psm |
| Aug 2022 | Blk 171 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 93 sqm | S$446,180 | S$4,798 psm |
| Jul 2022 | Blk 171 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 105 sqm | S$440,000 | S$4,190 psm |
| May 2022 | Blk 171 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 91 sqm | S$420,000 | S$4,615 psm |
| Oct 2021 | Blk 171 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 93 sqm | S$390,000 | S$4,194 psm |
Showing 12 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 171 · 4 ROOM | S$2,700 | — |
| Oct 2025 | Blk 171 · 4 ROOM | S$3,600 | — |
| Aug 2025 | Blk 171 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 171 · 4 ROOM | S$2,700 | — |
| Nov 2023 | Blk 171 · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 171 · 4 ROOM | S$3,300 | — |
| Aug 2022 | Blk 171 · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 171 · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 171 · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 171 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 171 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 171 · 4 ROOM | S$2,200 | — |
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 57 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 | 52 years | S$468,461 | S$517,219 | S$560,158 | S$569,954 |
| 10 years | 47 years | S$444,863 | S$542,286 | S$636,064 | S$658,506 |
| 20 years | 37 years | S$391,082 | S$581,128 | S$799,496 | S$856,910 |
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.