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HDB · 730312

Blk 312 Woodlands St 31

Project page · 99-year lease from 1989

Indicative value range
S$467,127 – S$497,512
Indicative mid S$495,833 · S$5,833 psm

Based on 3 sales in this street, last 24 months. Search widened 2 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 31501 TO 0384 sqmS$490,000S$5,833 psm×1.000S$5,833 psm
Sept 2026Blk 30201 TO 0395 sqmS$490,000S$5,158 psm×1.000S$5,158 psm
Jul 2025Blk 31201 TO 0389 sqmS$525,000S$5,899 psm×0.996S$5,873 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.

7.50% gross yield

S$37,200 of rent a year against the estimate above · 0.81 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 9 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 20263134 ROOMS$2,805
Aug 20263144 ROOMS$3,200
Aug 20263124 ROOMS$2,850
Jul 20263164 ROOMS$3,500
Jul 20263144 ROOMS$2,750
May 20263174 ROOMS$3,200
May 20263104 ROOMS$3,100
Apr 20263174 ROOMS$2,500

median of 9 HDB rental approvals for 4 ROOM on Woodlands St 31 since 2025-10.

Buying or selling at S$495,833?

Buying: Stamp duty on S$495,833 · Cash and CPF needed on S$495,833 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$495,833.

Each opens with this figure filled in; change anything there.

Primary schools near 312 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2025
Blk 312 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
89 sqmS$525,000S$5,899 psm
Jan 2023
Blk 312 · 4 ROOM · 04 TO 06 · Simplified · 66 years left
85 sqmS$450,000S$5,294 psm
See more

Showing 2 of 18.

Sale prices as filed in caveats.

Where the lease takes this

About 61 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$478,377S$528,167S$572,015S$582,019
10 years51 yearsS$456,657S$556,663S$652,927S$675,964
20 years41 yearsS$408,392S$606,850S$834,883S$894,838

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.