Blk 311 Woodlands St 31
Project page · 99-year lease from 1993
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 314 | 07 TO 09 | 73 sqm | S$428,000 | S$5,863 psm | ×1.000 | S$5,863 psm |
| Aug 2026 | Blk 317 | 10 TO 12 | 73 sqm | S$455,555 | S$6,240 psm | ×1.000 | S$6,240 psm |
| Jul 2026 | Blk 313 | 10 TO 12 | 73 sqm | S$450,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Jul 2026 | Blk 316 | 04 TO 06 | 73 sqm | S$410,000 | S$5,616 psm | ×1.000 | S$5,616 psm |
| Jun 2026 | Blk 317 | 04 TO 06 | 73 sqm | S$440,000 | S$6,027 psm | ×1.000 | S$6,027 psm |
| Jun 2026 | Blk 310 | 07 TO 09 | 73 sqm | S$418,000 | S$5,726 psm | ×1.000 | S$5,726 psm |
| May 2026 | Blk 310 | 04 TO 06 | 73 sqm | S$440,000 | S$6,027 psm | ×1.000 | S$6,027 psm |
| Apr 2026 | Blk 318 | 04 TO 06 | 83 sqm | S$510,000 | S$6,145 psm | ×1.000 | S$6,145 psm |
| Mar 2026 | Blk 311 | 10 TO 12 | 73 sqm | S$470,500 | S$6,445 psm | ×0.997 | S$6,426 psm |
| Feb 2026 | Blk 317 | 10 TO 12 | 73 sqm | S$445,000 | S$6,096 psm | ×0.997 | S$6,078 psm |
| Dec 2025 | Blk 316 | 04 TO 06 | 73 sqm | S$453,000 | S$6,205 psm | ×0.996 | S$6,181 psm |
| Dec 2025 | Blk 314 | 10 TO 12 | 73 sqm | S$485,000 | S$6,644 psm | ×0.996 | S$6,618 psm |
| Nov 2025 | Blk 318 | 04 TO 06 | 83 sqm | S$505,000 | S$6,084 psm | ×0.996 | S$6,060 psm |
| Nov 2025 | Blk 310 | 10 TO 12 | 73 sqm | S$468,888 | S$6,423 psm | ×0.996 | S$6,398 psm |
How accurate is this estimate for Woodlands St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 29 sales in Woodlands St 31 since.
- Median error
- 3.3%
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.
6.99% gross yield
S$31,200 of rent a year against the estimate above · 0.38 points below flats like it
Homes like this rent for about S$2,600 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 | 311 | 3 ROOM | S$2,800 |
| Sept 2026 | 317 | 3 ROOM | S$2,800 |
| Sept 2026 | 319 | 3 ROOM | S$2,400 |
| Jul 2026 | 314 | 3 ROOM | S$2,850 |
| Jul 2026 | 318 | 3 ROOM | S$2,800 |
| Jun 2026 | 302A | 3 ROOM | S$3,000 |
| May 2026 | 318 | 3 ROOM | S$2,700 |
| May 2026 | 311 | 3 ROOM | S$2,600 |
median of 21 HDB rental approvals for 3 ROOM on Woodlands St 31 since 2025-10.
Buying or selling at S$446,121?
Buying: Stamp duty on S$446,121 · Cash and CPF needed on S$446,121 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$446,121.
Each opens with this figure filled in; change anything there.
Primary schools near 311 Woodlands St 31
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 · 62 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 415 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,052 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Innova Primary School · 1,523 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,545 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,693 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,774 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 311 · 3 ROOM · 10 TO 12 · Model A · 67 years left | 73 sqm | S$470,500 | S$6,445 psm |
| Sept 2025 | Blk 311 · 3 ROOM · 10 TO 12 · Model A · 67 years left | 73 sqm | S$468,000 | S$6,411 psm |
| Jul 2025 | Blk 311 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 103 sqm | S$555,000 | S$5,388 psm |
| Mar 2024 | Blk 311 · 3 ROOM · 01 TO 03 · Model A · 69 years left | 73 sqm | S$393,000 | S$5,384 psm |
| Feb 2024 | Blk 311 · 3 ROOM · 04 TO 06 · Model A · 69 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Nov 2023 | Blk 311 · 3 ROOM · 01 TO 03 · Model A · 69 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Sept 2023 | Blk 311 · 3 ROOM · 04 TO 06 · Model A · 69 years left excluded: outlier | 73 sqm | S$422,500 | S$5,788 psm |
| May 2023 | Blk 311 · 3 ROOM · 10 TO 12 · Model A · 69 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Apr 2023 | Blk 311 · 3 ROOM · 07 TO 09 · Model A · 70 years left | 73 sqm | S$375,000 | S$5,137 psm |
| Mar 2023 | Blk 311 · 3 ROOM · 07 TO 09 · Model A · 70 years left excluded: outlier | 73 sqm | S$410,000 | S$5,616 psm |
| Dec 2021 | Blk 311 · 3 ROOM · 07 TO 09 · Model A · 71 years left | 73 sqm | S$330,000 | S$4,521 psm |
| Oct 2021 | Blk 311 · 3 ROOM · 07 TO 09 · Model A · 71 years left | 73 sqm | S$330,000 | S$4,521 psm |
Showing 12 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 311 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 311 · 3 ROOM | S$2,600 | — |
| Dec 2025 | Blk 311 · 3 ROOM | S$2,200 | — |
| Sept 2025 | Blk 311 · 3 ROOM | S$2,000 | — |
| May 2025 | Blk 311 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 311 · 4 ROOM | S$2,900 | — |
| Jul 2024 | Blk 311 · 3 ROOM | S$2,700 | — |
| Jun 2024 | Blk 311 · 3 ROOM | S$2,400 | — |
| Aug 2023 | Blk 311 · 3 ROOM | S$2,000 | — |
| Jun 2023 | Blk 311 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 311 · 3 ROOM | S$2,600 | — |
| Sept 2021 | Blk 311 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 311 · 3 ROOM | S$1,700 | — |
| Aug 2021 | Blk 311 · 4 ROOM | S$2,400 | — |
| Jun 2021 | Blk 311 · 3 ROOM | S$1,750 | — |
| Apr 2021 | Blk 311 · 3 ROOM | S$1,500 | — |
| Jan 2021 | Blk 311 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 311 · 3 ROOM | S$1,600 | — |
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 65 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 | 60 years | S$432,192 | S$477,175 | S$516,789 | S$525,827 |
| 10 years | 55 years | S$416,976 | S$508,292 | S$596,191 | S$617,227 |
| 20 years | 45 years | S$377,994 | S$561,679 | S$772,739 | S$828,231 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.