Blk 536 Woodlands Dr 14
Project page · 99-year lease from 1999
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 513 | 01 TO 03 | 147 sqm | S$880,888 | S$5,992 psm | ×1.000 | S$5,992 psm |
| Aug 2026 | Blk 516 | 01 TO 03 | 147 sqm | S$850,000 | S$5,782 psm | ×1.000 | S$5,782 psm |
| Aug 2026 | Blk 524 | 10 TO 12 | 141 sqm | S$848,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Jul 2026 | Blk 523 | 10 TO 12 | 141 sqm | S$820,000 | S$5,816 psm | ×1.000 | S$5,816 psm |
| May 2026 | Blk 520 | 10 TO 12 | 142 sqm | S$880,000 | S$6,197 psm | ×1.000 | S$6,197 psm |
| May 2026 | Blk 511 | 04 TO 06 | 147 sqm | S$880,000 | S$5,986 psm | ×1.000 | S$5,986 psm |
| Dec 2025 | Blk 509 | 07 TO 09 | 147 sqm | S$900,000 | S$6,122 psm | ×0.996 | S$6,098 psm |
| Nov 2025 | Blk 510 | 07 TO 09 | 147 sqm | S$902,888 | S$6,142 psm | ×0.996 | S$6,118 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.
4.82% gross yield
S$42,000 of rent a year against the estimate above · 0.12 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 522 | EXECUTIVE | S$3,700 |
| Sept 2026 | 524 | EXECUTIVE | S$2,300 |
| Jun 2026 | 525 | EXECUTIVE | S$3,650 |
| May 2026 | 510 | EXECUTIVE | S$3,400 |
| May 2026 | 536 | EXECUTIVE | S$3,400 |
| Apr 2026 | 514 | EXECUTIVE | S$4,100 |
| Apr 2026 | 516 | EXECUTIVE | S$2,900 |
| Mar 2026 | 515 | EXECUTIVE | S$3,600 |
median of 12 HDB rental approvals for EXECUTIVE on Woodlands Dr 14 since 2025-10.
Buying or selling at S$870,480?
Buying: Stamp duty on S$870,480 · Cash and CPF needed on S$870,480 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$870,480.
Each opens with this figure filled in; change anything there.
Primary schools near 536 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
- Woodgrove Primary School · 190 m · no 2025 Phase 2C ballot
- Innova Primary School · 194 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 535 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 616 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 666 m · no 2025 Phase 2C ballot
1 to 2 km
- Qihua Primary School · 1,031 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Evergreen Primary School · 1,344 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,475 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,484 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,632 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Marsiling Primary School · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 536 · 5 ROOM · 07 TO 09 · Premium Apartment · 72 years left | 125 sqm | S$675,000 | S$5,400 psm |
| Aug 2026 | Blk 536 · 4 ROOM · 04 TO 06 · Premium Apartment · 72 years left | 105 sqm | S$575,000 | S$5,476 psm |
| Sept 2025 | Blk 536 · EXECUTIVE · 10 TO 12 · Premium Apartment · 73 years left | 145 sqm | S$900,000 | S$6,207 psm |
| Nov 2024 | Blk 536 · EXECUTIVE · 07 TO 09 · Premium Apartment · 74 years left | 145 sqm | S$800,000 | S$5,517 psm |
| Apr 2024 | Blk 536 · 5 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 125 sqm | S$625,000 | S$5,000 psm |
| Aug 2023 | Blk 536 · EXECUTIVE · 01 TO 03 · Premium Apartment · 75 years left | 145 sqm | S$735,000 | S$5,069 psm |
| Jan 2023 | Blk 536 · EXECUTIVE · 10 TO 12 · Premium Apartment · 76 years left | 145 sqm | S$700,000 | S$4,828 psm |
| May 2022 | Blk 536 · 4 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 106 sqm | S$518,000 | S$4,887 psm |
| Oct 2021 | Blk 536 · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 106 sqm | S$444,444 | S$4,193 psm |
Showing 9 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 536 · EXECUTIVE | S$3,400 | — |
| May 2025 | Blk 536 · EXECUTIVE | S$3,500 | — |
| Jan 2025 | Blk 536 · 5 ROOM | S$3,200 | — |
| Oct 2024 | Blk 536 · EXECUTIVE | S$3,700 | — |
| Sept 2023 | Blk 536 · EXECUTIVE | S$3,600 | — |
| May 2023 | Blk 536 · EXECUTIVE | S$4,000 | — |
| Oct 2022 | Blk 536 · EXECUTIVE | S$2,800 | — |
| Jul 2022 | Blk 536 · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 536 · 5 ROOM | S$2,600 | — |
| Sept 2021 | Blk 536 · EXECUTIVE | S$2,000 | — |
| Apr 2021 | Blk 536 · 5 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$835,058 | S$921,972 | S$998,513 | S$1,015,976 |
| 10 years | 61 years | S$808,986 | S$986,149 | S$1,156,685 | S$1,197,497 |
| 20 years | 51 years | S$745,067 | S$1,107,131 | S$1,523,153 | S$1,632,534 |
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.