Blk 429 Woodlands St 41
Project page · 99-year lease from 1996
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 436 | 10 TO 12 | 84 sqm | S$500,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Aug 2026 | Blk 437 | 10 TO 12 | 84 sqm | S$488,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| Jul 2026 | Blk 436 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jun 2026 | Blk 429 | 07 TO 09 | 84 sqm | S$485,000 | S$5,774 psm | ×1.000 | S$5,774 psm |
| Jun 2026 | Blk 437 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Feb 2026 | Blk 437 | 07 TO 09 | 84 sqm | S$496,000 | S$5,905 psm | ×0.997 | S$5,887 psm |
| Jan 2026 | Blk 436 | 01 TO 03 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Jan 2026 | Blk 404 | 01 TO 03 | 93 sqm | S$495,000 | S$5,323 psm | ×0.997 | S$5,307 psm |
| Jan 2026 | Blk 436 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×0.997 | S$5,579 psm |
| Dec 2025 | Blk 428 | 07 TO 09 | 84 sqm | S$480,000 | S$5,714 psm | ×0.996 | S$5,692 psm |
| Dec 2025 | Blk 436 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×0.996 | S$5,633 psm |
| Dec 2025 | Blk 429 | 10 TO 12 | 84 sqm | S$465,000 | S$5,536 psm | ×0.996 | S$5,514 psm |
| Nov 2025 | Blk 436 | 01 TO 03 | 84 sqm | S$485,000 | S$5,774 psm | ×0.996 | S$5,751 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.
7.53% gross yield
S$36,000 of rent a year against the estimate above · 0.84 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 32 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 | 409 | 4 ROOM | S$3,500 |
| Aug 2026 | 409 | 4 ROOM | S$2,850 |
| Aug 2026 | 436 | 4 ROOM | S$2,700 |
| Aug 2026 | 418 | 4 ROOM | S$2,300 |
| Jul 2026 | 429 | 4 ROOM | S$3,700 |
| Jul 2026 | 401 | 4 ROOM | S$2,900 |
| Jun 2026 | 428 | 4 ROOM | S$3,900 |
| Jun 2026 | 437 | 4 ROOM | S$3,200 |
median of 32 HDB rental approvals for 4 ROOM on Woodlands St 41 since 2025-10.
Buying or selling at S$478,115?
Buying: Stamp duty on S$478,115 · Cash and CPF needed on S$478,115 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,115.
Each opens with this figure filled in; change anything there.
Primary schools near 429 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 · 543 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 770 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,519 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,902 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 429 · 4 ROOM · 07 TO 09 · Simplified · 69 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Jan 2026 | Blk 429 · 4 ROOM · 04 TO 06 · Model A · 70 years left excluded: outlier | 104 sqm | S$493,000 | S$4,740 psm |
| Dec 2025 | Blk 429 · 4 ROOM · 10 TO 12 · Simplified · 70 years left | 84 sqm | S$465,000 | S$5,536 psm |
| Jun 2025 | Blk 429 · 4 ROOM · 01 TO 03 · Simplified · 70 years left | 84 sqm | S$495,000 | S$5,893 psm |
| Apr 2025 | Blk 429 · 4 ROOM · 07 TO 09 · Simplified · 70 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Feb 2025 | Blk 429 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Oct 2024 | Blk 429 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Sept 2024 | Blk 429 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 104 sqm | S$512,000 | S$4,923 psm |
| Aug 2024 | Blk 429 · 4 ROOM · 01 TO 03 · Simplified · 71 years left | 90 sqm | S$470,000 | S$5,222 psm |
| Jul 2024 | Blk 429 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Apr 2024 | Blk 429 · 4 ROOM · 01 TO 03 · Simplified · 71 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Dec 2023 | Blk 429 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 104 sqm | S$498,000 | S$4,788 psm |
| Oct 2023 | Blk 429 · 4 ROOM · 10 TO 12 · Simplified · 72 years left | 84 sqm | S$420,888 | S$5,011 psm |
| Jul 2023 | Blk 429 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Mar 2023 | Blk 429 · 4 ROOM · 04 TO 06 · Simplified · 72 years left | 84 sqm | S$408,000 | S$4,857 psm |
| Dec 2022 | Blk 429 · 4 ROOM · 10 TO 12 · Simplified · 73 years left | 84 sqm | S$402,000 | S$4,786 psm |
| Oct 2022 | Blk 429 · 4 ROOM · 10 TO 12 · Simplified · 73 years left | 84 sqm | S$420,000 | S$5,000 psm |
| Apr 2022 | Blk 429 · 4 ROOM · 07 TO 09 · Simplified · 73 years left | 84 sqm | S$375,000 | S$4,464 psm |
| Apr 2022 | Blk 429 · 4 ROOM · 01 TO 03 · Model A · 73 years left excluded: outlier | 104 sqm | S$351,000 | S$3,375 psm |
| Jan 2022 | Blk 429 · 4 ROOM · 04 TO 06 · Simplified · 74 years left | 84 sqm | S$385,000 | S$4,583 psm |
| Oct 2021 | Blk 429 · 4 ROOM · 07 TO 09 · Simplified · 74 years left | 84 sqm | S$360,000 | S$4,286 psm |
Showing 21 of 97.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 429 · 4 ROOM | S$3,700 | — |
| Dec 2025 | Blk 429 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 429 · 4 ROOM | S$2,500 | — |
| Aug 2025 | Blk 429 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 429 · 4 ROOM | S$1,100 | — |
| Apr 2025 | Blk 429 · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 429 · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 429 · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 429 · 4 ROOM | S$1,800 | — |
| Nov 2023 | Blk 429 · 4 ROOM | S$2,500 | — |
| Sept 2023 | Blk 429 · 4 ROOM | S$3,200 | — |
| Feb 2023 | Blk 429 · 4 ROOM | S$3,600 | — |
| Aug 2022 | Blk 429 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 429 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 429 · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 429 · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 429 · 4 ROOM | S$1,950 | — |
| Jul 2021 | Blk 429 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 429 · 4 ROOM | S$1,900 | — |
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$463,187 | S$511,396 | S$553,851 | S$563,538 |
| 10 years | 58 years | S$446,880 | S$544,745 | S$638,948 | S$661,492 |
| 20 years | 48 years | S$405,102 | S$601,961 | S$828,157 | S$887,629 |
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.