Blk 338 Woodlands Ave 1
Project page · 99-year lease from 1989
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 337 | 07 TO 09 | 83 sqm | S$485,000 | S$5,843 psm | ×1.000 | S$5,843 psm |
| May 2026 | Blk 336 | 01 TO 03 | 89 sqm | S$485,000 | S$5,449 psm | ×1.000 | S$5,449 psm |
| Apr 2026 | Blk 343 | 01 TO 03 | 84 sqm | S$505,000 | S$6,012 psm | ×1.000 | S$6,012 psm |
| Nov 2025 | Blk 336 | 07 TO 09 | 83 sqm | S$491,000 | S$5,916 psm | ×0.996 | S$5,892 psm |
| Nov 2025 | Blk 340 | 01 TO 03 | 94 sqm | S$518,000 | S$5,511 psm | ×0.996 | S$5,489 psm |
How accurate is this estimate for Woodlands Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 80 sales in Woodlands Ave 1 since.
- Median error
- 2.9%
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.
7.58% gross yield
S$37,200 of rent a year against the estimate above · 0.89 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 28 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 351 | 4 ROOM | S$3,000 |
| Jul 2026 | 371 | 4 ROOM | S$3,800 |
| Jul 2026 | 354 | 4 ROOM | S$3,500 |
| Jul 2026 | 371 | 4 ROOM | S$2,500 |
| Jun 2026 | 371 | 4 ROOM | S$3,500 |
| Jun 2026 | 336 | 4 ROOM | S$3,200 |
| Jun 2026 | 571A | 4 ROOM | S$3,000 |
| Jun 2026 | 353 | 4 ROOM | S$2,700 |
median of 28 HDB rental approvals for 4 ROOM on Woodlands Ave 1 since 2025-10.
Buying or selling at S$490,843?
Buying: Stamp duty on S$490,843 · Cash and CPF needed on S$490,843 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$490,843.
Each opens with this figure filled in; change anything there.
Primary schools near 338 Woodlands Ave 1
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 · 281 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 507 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 846 m · no 2025 Phase 2C ballot
- Innova Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodlands Primary School · 1,256 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,318 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,824 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2023 | Blk 338 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$440,000 | S$5,238 psm |
| May 2023 | Blk 338 · 4 ROOM · 01 TO 03 · Simplified · 65 years left excluded: outlier | 84 sqm | S$460,000 | S$5,476 psm |
| Oct 2021 | Blk 338 · 4 ROOM · 04 TO 06 · Simplified · 67 years left | 84 sqm | S$380,000 | S$4,524 psm |
Showing 3 of 17.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2024 | Blk 338 · 4 ROOM | S$3,700 | — |
| Nov 2021 | Blk 338 · 4 ROOM | S$2,500 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 56 years | S$473,563 | S$522,852 | S$566,259 | S$576,162 |
| 10 years | 51 years | S$452,062 | S$551,061 | S$646,356 | S$669,162 |
| 20 years | 41 years | S$404,282 | S$600,742 | S$826,481 | S$885,833 |
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.