Blk 416 Woodlands St 41
Project page · 99-year lease from 1996
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 410 | 10 TO 12 | 138 sqm | S$705,000 | S$5,109 psm | ×1.000 | S$5,109 psm |
| Jul 2026 | Blk 415 | 07 TO 09 | 128 sqm | S$666,666 | S$5,208 psm | ×1.000 | S$5,208 psm |
| Jun 2026 | Blk 421 | 07 TO 09 | 121 sqm | S$648,000 | S$5,355 psm | ×1.000 | S$5,355 psm |
| Apr 2026 | Blk 418 | 07 TO 09 | 132 sqm | S$710,000 | S$5,379 psm | ×1.000 | S$5,379 psm |
| Apr 2026 | Blk 421 | 07 TO 09 | 121 sqm | S$655,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Nov 2025 | Blk 409 | 10 TO 12 | 125 sqm | S$698,000 | S$5,584 psm | ×0.996 | S$5,562 psm |
| Nov 2025 | Blk 411 | 07 TO 09 | 137 sqm | S$698,888 | S$5,101 psm | ×0.996 | S$5,081 psm |
| Nov 2025 | Blk 417 | 07 TO 09 | 128 sqm | S$688,888 | S$5,382 psm | ×0.996 | S$5,361 psm |
How accurate is this estimate for Woodlands St 41?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 53 sales in Woodlands St 41 since.
- Median error
- 3.0%
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.
5.60% gross yield
S$38,400 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 417 | 5 ROOM | S$3,500 |
| Aug 2026 | 409 | 5 ROOM | S$2,500 |
| May 2026 | 410 | 5 ROOM | S$3,800 |
| May 2026 | 424 | 5 ROOM | S$3,000 |
| Mar 2026 | 426 | 5 ROOM | S$1,000 |
| Feb 2026 | 421 | 5 ROOM | S$3,200 |
| Feb 2026 | 408 | 5 ROOM | S$2,400 |
| Dec 2025 | 426 | 5 ROOM | S$3,200 |
median of 10 HDB rental approvals for 5 ROOM on Woodlands St 41 since 2025-10.
Buying or selling at S$685,834?
Buying: Stamp duty on S$685,834 · Cash and CPF needed on S$685,834 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$685,834.
Each opens with this figure filled in; change anything there.
Primary schools near 416 Woodlands St 41
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 · 375 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 576 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,371 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,790 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,853 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2023 | Blk 416 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 128 sqm | S$620,000 | S$4,844 psm |
| Apr 2022 | Blk 416 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 128 sqm | S$553,000 | S$4,320 psm |
| Dec 2021 | Blk 416 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 103 sqm | S$445,000 | S$4,320 psm |
| Oct 2021 | Blk 416 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 128 sqm | S$540,000 | S$4,219 psm |
Showing 4 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 416 · 5 ROOM | S$3,350 | — |
| Oct 2025 | Blk 416 · 5 ROOM | S$3,200 | — |
| Jul 2025 | Blk 416 · 5 ROOM | S$3,700 | — |
| Jan 2025 | Blk 416 · 5 ROOM | S$3,200 | — |
| Feb 2024 | Blk 416 · 5 ROOM | S$3,200 | — |
| Nov 2023 | Blk 416 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 416 · 5 ROOM | S$3,800 | — |
| Dec 2021 | Blk 416 · 5 ROOM | S$2,700 | — |
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 68 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 | 63 years | S$664,421 | S$733,575 | S$794,475 | S$808,370 |
| 10 years | 58 years | S$641,030 | S$781,412 | S$916,542 | S$948,881 |
| 20 years | 48 years | S$581,101 | S$863,486 | S$1,187,955 | S$1,273,264 |
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.