Blk 172 Woodlands St 13
Project page · 99-year lease from 1985
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 172 | 10 TO 12 | 91 sqm | S$495,000 | S$5,440 psm | ×1.000 | S$5,440 psm |
| Jun 2026 | Blk 172 | 07 TO 09 | 91 sqm | S$470,000 | S$5,165 psm | ×1.000 | S$5,165 psm |
| Dec 2025 | Blk 172 | 07 TO 09 | 91 sqm | S$500,888 | S$5,504 psm | ×0.996 | S$5,483 psm |
| Dec 2025 | Blk 172 | 07 TO 09 | 91 sqm | S$490,000 | S$5,385 psm | ×0.996 | S$5,363 psm |
How accurate is this estimate for Woodlands St 13?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 128 sales in Woodlands St 13 since.
- Median error
- 3.8%
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.
7.57% gross yield
S$37,200 of rent a year against the estimate above · 0.51 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 42 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 |
|---|---|---|---|
| Sept 2026 | 105 | 4 ROOM | S$3,300 |
| Sept 2026 | 104 | 4 ROOM | S$3,000 |
| Sept 2026 | 113 | 4 ROOM | S$2,400 |
| Aug 2026 | 152 | 4 ROOM | S$3,000 |
| Aug 2026 | 185B | 4 ROOM | S$2,500 |
| Aug 2026 | 105 | 4 ROOM | S$2,100 |
| Jul 2026 | 162 | 4 ROOM | S$3,200 |
| Jul 2026 | 113 | 4 ROOM | S$3,100 |
median of 42 HDB rental approvals for 4 ROOM on Woodlands St 13 since 2025-10.
Buying or selling at S$491,537?
Buying: Stamp duty on S$491,537 · Cash and CPF needed on S$491,537 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$491,537.
Each opens with this figure filled in; change anything there.
Primary schools near 172 Woodlands St 13
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 · 294 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 377 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 853 m · no 2025 Phase 2C ballot
1 to 2 km
- Qihua Primary School · 1,325 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,374 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,460 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,528 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 172 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 91 sqm | S$495,000 | S$5,440 psm |
| Jun 2026 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 91 sqm | S$470,000 | S$5,165 psm |
| Mar 2026 | Blk 172 · 4 ROOM · 13 TO 15 · New Generation · 59 years left excluded: outlier | 93 sqm | S$450,000 | S$4,839 psm |
| Dec 2025 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 91 sqm | S$490,000 | S$5,385 psm |
| Dec 2025 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 91 sqm | S$500,888 | S$5,504 psm |
| Jan 2025 | Blk 172 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$510,000 | S$5,604 psm |
| Nov 2024 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 91 sqm | S$500,000 | S$5,495 psm |
| May 2024 | Blk 172 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 93 sqm | S$435,000 | S$4,677 psm |
| Dec 2023 | Blk 172 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 91 sqm | S$430,000 | S$4,725 psm |
| Jun 2023 | Blk 172 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 91 sqm | S$423,000 | S$4,648 psm |
| May 2023 | Blk 172 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 91 sqm | S$448,000 | S$4,923 psm |
| May 2023 | Blk 172 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 91 sqm | S$430,000 | S$4,725 psm |
| Sept 2022 | Blk 172 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 91 sqm | S$443,000 | S$4,868 psm |
| May 2022 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 93 sqm | S$428,000 | S$4,602 psm |
| Mar 2022 | Blk 172 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 96 sqm | S$410,000 | S$4,271 psm |
| Dec 2021 | Blk 172 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 91 sqm | S$390,000 | S$4,286 psm |
Showing 16 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 172 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 172 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 172 · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 172 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 172 · EXECUTIVE | S$2,500 | — |
| Aug 2024 | Blk 172 · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 172 · 4 ROOM | S$2,000 | — |
| Jan 2023 | Blk 172 · 4 ROOM | S$2,700 | — |
| Dec 2022 | Blk 172 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 172 · 4 ROOM | S$2,300 | — |
| Apr 2022 | Blk 172 · 4 ROOM | S$1,850 | — |
| Oct 2021 | Blk 172 · EXECUTIVE | S$2,100 | — |
| Feb 2021 | Blk 172 · 4 ROOM | S$1,650 | — |
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$469,220 | S$518,056 | S$561,065 | S$570,877 |
| 10 years | 47 years | S$445,584 | S$543,164 | S$637,094 | S$659,573 |
| 20 years | 37 years | S$391,716 | S$582,069 | S$800,791 | S$858,298 |
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.