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HDB · 730528

Blk 528 Woodlands Dr 14

Project page · 99-year lease from 1999

Indicative value range
S$675,526 – S$726,391
Indicative mid S$693,500 · S$5,526 psm

Based on 44 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 52510 TO 12125 sqmS$711,000S$5,688 psm×1.000S$5,688 psm
Oct 2026Blk 50404 TO 06123 sqmS$655,000S$5,325 psm×1.000S$5,325 psm
Oct 2026Blk 50101 TO 03123 sqmS$595,000S$4,837 psm×1.000S$4,837 psm
Oct 2026Blk 53607 TO 09125 sqmS$675,000S$5,400 psm×1.000S$5,400 psm
Sept 2026Blk 50304 TO 06124 sqmS$670,000S$5,403 psm×1.000S$5,403 psm
Sept 2026Blk 51004 TO 06125 sqmS$728,000S$5,824 psm×1.000S$5,824 psm
Sept 2026Blk 51507 TO 09125 sqmS$745,000S$5,960 psm×1.000S$5,960 psm
Sept 2026Blk 50610 TO 12123 sqmS$720,000S$5,854 psm×1.000S$5,854 psm
Sept 2026Blk 52301 TO 03129 sqmS$625,000S$4,845 psm×1.000S$4,845 psm
Sept 2026Blk 52401 TO 03126 sqmS$655,000S$5,198 psm×1.000S$5,198 psm
Aug 2026Blk 52904 TO 06123 sqmS$630,000S$5,122 psm×1.000S$5,122 psm
Aug 2026Blk 50201 TO 03122 sqmS$655,000S$5,369 psm×1.000S$5,369 psm
Aug 2026Blk 52307 TO 09129 sqmS$720,000S$5,581 psm×1.000S$5,581 psm
Jul 2026Blk 50204 TO 06123 sqmS$660,000S$5,366 psm×1.000S$5,366 psm
Jul 2026Blk 50510 TO 12124 sqmS$675,000S$5,444 psm×1.000S$5,444 psm
Jul 2026Blk 52501 TO 03129 sqmS$695,000S$5,388 psm×1.000S$5,388 psm
Jul 2026Blk 50310 TO 12122 sqmS$700,000S$5,738 psm×1.000S$5,738 psm
Jul 2026Blk 53407 TO 09124 sqmS$750,088S$6,049 psm×1.000S$6,049 psm
Jun 2026Blk 51801 TO 03126 sqmS$668,000S$5,302 psm×1.000S$5,302 psm
Jun 2026Blk 50904 TO 06125 sqmS$765,000S$6,120 psm×1.000S$6,120 psm
Jun 2026Blk 50201 TO 03123 sqmS$680,000S$5,528 psm×1.000S$5,528 psm
Jun 2026Blk 51204 TO 06128 sqmS$740,000S$5,781 psm×1.000S$5,781 psm
Jun 2026Blk 51507 TO 09125 sqmS$750,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 53107 TO 09124 sqmS$670,000S$5,403 psm×1.000S$5,403 psm
May 2026Blk 50907 TO 09125 sqmS$760,888S$6,087 psm×1.000S$6,087 psm
May 2026Blk 52604 TO 06129 sqmS$670,000S$5,194 psm×1.000S$5,194 psm
May 2026Blk 50407 TO 09122 sqmS$688,888S$5,647 psm×1.000S$5,647 psm
Apr 2026Blk 51601 TO 03125 sqmS$680,000S$5,440 psm×1.000S$5,440 psm
Mar 2026Blk 50604 TO 06121 sqmS$665,000S$5,496 psm×0.997S$5,480 psm
Mar 2026Blk 50410 TO 12124 sqmS$670,000S$5,403 psm×0.997S$5,387 psm
Mar 2026Blk 52407 TO 09129 sqmS$685,000S$5,310 psm×0.997S$5,294 psm
Mar 2026Blk 51507 TO 09125 sqmS$750,000S$6,000 psm×0.997S$5,982 psm
Mar 2026Blk 52004 TO 06126 sqmS$698,000S$5,540 psm×0.997S$5,523 psm
Feb 2026Blk 51007 TO 09125 sqmS$736,888S$5,895 psm×0.997S$5,878 psm
Jan 2026Blk 50804 TO 06124 sqmS$680,000S$5,484 psm×0.997S$5,468 psm
Jan 2026Blk 51304 TO 06125 sqmS$715,000S$5,720 psm×0.997S$5,703 psm
Jan 2026Blk 51007 TO 09125 sqmS$708,000S$5,664 psm×0.997S$5,647 psm
Jan 2026Blk 53001 TO 03125 sqmS$690,000S$5,520 psm×0.997S$5,504 psm
Dec 2025Blk 51404 TO 06125 sqmS$721,000S$5,768 psm×0.996S$5,745 psm
Dec 2025Blk 51101 TO 03125 sqmS$700,000S$5,600 psm×0.996S$5,578 psm
Dec 2025Blk 51004 TO 06125 sqmS$728,888S$5,831 psm×0.996S$5,808 psm
Dec 2025Blk 51107 TO 09128 sqmS$770,000S$6,016 psm×0.996S$5,992 psm
Dec 2025Blk 52607 TO 09126 sqmS$635,000S$5,040 psm×0.996S$5,020 psm
Nov 2025Blk 52707 TO 09126 sqmS$720,000S$5,714 psm×0.996S$5,692 psm

How accurate is this estimate for Woodlands Dr 14?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 97 sales in Woodlands Dr 14 since.

Median error
2.7%

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.

5.88% gross yield

S$40,800 of rent a year against the estimate above · 0.21 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 50 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 20265075 ROOMS$3,500
Sept 20265345 ROOMS$3,500
Sept 20265035 ROOMS$3,300
Sept 20265055 ROOMS$3,300
Aug 20265095 ROOMS$4,000
Aug 20265345 ROOMS$3,650
Aug 20265245 ROOMS$3,600
Aug 20265335 ROOMS$3,300

median of 50 HDB rental approvals for 5 ROOM on Woodlands Dr 14 since 2025-10.

Buying or selling at S$693,500?

Buying: Stamp duty on S$693,500 · Cash and CPF needed on S$693,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$693,500.

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

Primary schools near 528 Woodlands Dr 14

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
May 2026
Blk 528 · 4 ROOM · 07 TO 09 · Premium Apartment · 72 years left
105 sqmS$585,000S$5,571 psm
Dec 2024
Blk 528 · 5 ROOM · 01 TO 03 · Premium Apartment · 74 years left
126 sqmS$648,888S$5,150 psm
Sept 2024
Blk 528 · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left
106 sqmS$540,000S$5,094 psm
Jul 2024
Blk 528 · 4 ROOM · 10 TO 12 · Premium Apartment · 74 years left
105 sqmS$575,000S$5,476 psm
Apr 2023
Blk 528 · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left
106 sqmS$525,000S$4,953 psm
Dec 2022
Blk 528 · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left
106 sqmS$492,000S$4,642 psm
Sept 2022
Blk 528 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left
126 sqmS$588,000S$4,667 psm
Aug 2022
Blk 528 · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
126 sqmS$588,000S$4,667 psm
Jun 2022
Blk 528 · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left
106 sqmS$481,000S$4,538 psm
See more

Showing 9 of 44.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$665,281S$734,523S$795,503S$809,415
10 years61 yearsS$644,509S$785,653S$921,516S$954,030
20 years51 yearsS$593,586S$882,037S$1,213,477S$1,300,620

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.