Blk 540 Woodlands Dr 16
Project page · 99-year lease from 2000
Based on 35 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 582 | 10 TO 12 | 110 sqm | S$668,800 | S$6,080 psm | ×1.000 | S$6,080 psm |
| Oct 2026 | Blk 586 | 04 TO 06 | 111 sqm | S$618,888 | S$5,576 psm | ×1.000 | S$5,576 psm |
| Oct 2026 | Blk 578 | 04 TO 06 | 110 sqm | S$600,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| Oct 2026 | Blk 580 | 04 TO 06 | 110 sqm | S$618,000 | S$5,618 psm | ×1.000 | S$5,618 psm |
| Oct 2026 | Blk 589 | 07 TO 09 | 111 sqm | S$660,000 | S$5,946 psm | ×1.000 | S$5,946 psm |
| Sept 2026 | Blk 537 | 04 TO 06 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,372 psm |
| Aug 2026 | Blk 576 | 01 TO 03 | 110 sqm | S$583,000 | S$5,300 psm | ×1.000 | S$5,300 psm |
| Aug 2026 | Blk 537 | 07 TO 09 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Aug 2026 | Blk 582 | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Aug 2026 | Blk 542 | 04 TO 06 | 121 sqm | S$663,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Jul 2026 | Blk 543 | 01 TO 03 | 121 sqm | S$620,000 | S$5,124 psm | ×1.000 | S$5,124 psm |
| Jul 2026 | Blk 586 | 07 TO 09 | 111 sqm | S$633,888 | S$5,711 psm | ×1.000 | S$5,711 psm |
| Jul 2026 | Blk 542 | 10 TO 12 | 121 sqm | S$715,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jun 2026 | Blk 589 | 04 TO 06 | 111 sqm | S$608,008 | S$5,478 psm | ×1.000 | S$5,478 psm |
| Jun 2026 | Blk 540 | 10 TO 12 | 121 sqm | S$690,000 | S$5,702 psm | ×1.000 | S$5,702 psm |
| Jun 2026 | Blk 546 | 07 TO 09 | 115 sqm | S$658,000 | S$5,722 psm | ×1.000 | S$5,722 psm |
| Jun 2026 | Blk 587 | 07 TO 09 | 111 sqm | S$640,000 | S$5,766 psm | ×1.000 | S$5,766 psm |
| May 2026 | Blk 585 | 04 TO 06 | 111 sqm | S$615,000 | S$5,541 psm | ×1.000 | S$5,541 psm |
| May 2026 | Blk 578 | 07 TO 09 | 110 sqm | S$643,000 | S$5,845 psm | ×1.000 | S$5,845 psm |
| Apr 2026 | Blk 586 | 04 TO 06 | 111 sqm | S$645,000 | S$5,811 psm | ×1.000 | S$5,811 psm |
| Apr 2026 | Blk 543 | 04 TO 06 | 120 sqm | S$660,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Apr 2026 | Blk 537 | 04 TO 06 | 121 sqm | S$637,000 | S$5,264 psm | ×1.000 | S$5,264 psm |
| Apr 2026 | Blk 576 | 04 TO 06 | 110 sqm | S$588,000 | S$5,345 psm | ×1.000 | S$5,345 psm |
| Apr 2026 | Blk 543 | 01 TO 03 | 115 sqm | S$665,000 | S$5,783 psm | ×1.000 | S$5,783 psm |
| Mar 2026 | Blk 547 | 10 TO 12 | 121 sqm | S$695,000 | S$5,744 psm | ×0.997 | S$5,727 psm |
| Mar 2026 | Blk 576 | 01 TO 03 | 110 sqm | S$600,000 | S$5,455 psm | ×0.997 | S$5,438 psm |
| Mar 2026 | Blk 539 | 04 TO 06 | 121 sqm | S$630,000 | S$5,207 psm | ×0.997 | S$5,191 psm |
| Mar 2026 | Blk 538 | 04 TO 06 | 121 sqm | S$660,000 | S$5,455 psm | ×0.997 | S$5,438 psm |
| Feb 2026 | Blk 585 | 07 TO 09 | 111 sqm | S$645,000 | S$5,811 psm | ×0.997 | S$5,794 psm |
| Feb 2026 | Blk 589 | 07 TO 09 | 111 sqm | S$670,888 | S$6,044 psm | ×0.997 | S$6,026 psm |
| Jan 2026 | Blk 545 | 07 TO 09 | 115 sqm | S$678,000 | S$5,896 psm | ×0.997 | S$5,878 psm |
| Jan 2026 | Blk 576 | 10 TO 12 | 110 sqm | S$640,000 | S$5,818 psm | ×0.997 | S$5,801 psm |
| Dec 2025 | Blk 582 | 01 TO 03 | 110 sqm | S$600,000 | S$5,455 psm | ×0.996 | S$5,433 psm |
| Nov 2025 | Blk 582 | 04 TO 06 | 110 sqm | S$668,000 | S$6,073 psm | ×0.996 | S$6,049 psm |
| Nov 2025 | Blk 537 | 07 TO 09 | 115 sqm | S$645,000 | S$5,609 psm | ×0.996 | S$5,587 psm |
How accurate is this estimate for Woodlands Dr 16?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 120 sales in Woodlands Dr 16 since.
- Median error
- 2.6%
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.
5.82% gross yield
S$39,600 of rent a year against the estimate above · 0.26 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 53 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 580 | 5 ROOM | S$3,500 |
| Sept 2026 | 582 | 5 ROOM | S$3,400 |
| Sept 2026 | 546 | 5 ROOM | S$3,400 |
| Aug 2026 | 587 | 5 ROOM | S$3,600 |
| Aug 2026 | 578 | 5 ROOM | S$3,500 |
| Aug 2026 | 545 | 5 ROOM | S$3,500 |
| Aug 2026 | 546 | 5 ROOM | S$3,200 |
| Aug 2026 | 589 | 5 ROOM | S$3,100 |
median of 53 HDB rental approvals for 5 ROOM on Woodlands Dr 16 since 2025-10.
Buying or selling at S$680,000?
Buying: Stamp duty on S$680,000 · Cash and CPF needed on S$680,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$680,000.
Each opens with this figure filled in; change anything there.
Primary schools near 540 Woodlands Dr 16
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
- Innova Primary School · 145 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 492 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 814 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 836 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 895 m · no 2025 Phase 2C ballot
1 to 2 km
- Qihua Primary School · 1,395 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,575 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,676 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,784 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 540 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 121 sqm | S$690,000 | S$5,702 psm |
| May 2026 | Blk 540 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 100 sqm | S$618,000 | S$6,180 psm |
| May 2026 | Blk 540 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 100 sqm | S$580,000 | S$5,800 psm |
| Oct 2025 | Blk 540 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 120 sqm | S$700,000 | S$5,833 psm |
| Feb 2025 | Blk 540 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 115 sqm | S$700,000 | S$6,087 psm |
| Jan 2025 | Blk 540 · 5 ROOM · 07 TO 09 · Improved · 75 years left excluded: outlier | 120 sqm | S$750,800 | S$6,257 psm |
| Apr 2024 | Blk 540 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 121 sqm | S$658,000 | S$5,438 psm |
| Dec 2023 | Blk 540 · 5 ROOM · 07 TO 09 · Improved · 76 years left | 115 sqm | S$605,000 | S$5,261 psm |
| Jan 2023 | Blk 540 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 100 sqm | S$465,000 | S$4,650 psm |
| Aug 2022 | Blk 540 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 120 sqm | S$530,000 | S$4,417 psm |
| Mar 2022 | Blk 540 · 5 ROOM · 04 TO 06 · Improved · 77 years left | 115 sqm | S$550,000 | S$4,783 psm |
Showing 11 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 540 · 4 ROOM | S$2,200 | — |
| Jan 2026 | Blk 540 · 5 ROOM | S$3,700 | — |
| Dec 2024 | Blk 540 · 5 ROOM | S$4,000 | — |
| Mar 2024 | Blk 540 · 4 ROOM | S$2,000 | — |
| Dec 2023 | Blk 540 · 5 ROOM | S$3,700 | — |
| Aug 2023 | Blk 540 · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 540 · 4 ROOM | S$1,700 | — |
| Mar 2022 | Blk 540 · 4 ROOM | S$1,700 | — |
| Dec 2021 | Blk 540 · 5 ROOM | S$2,400 | — |
| Jul 2021 | Blk 540 · 5 ROOM | S$1,800 | — |
| May 2021 | Blk 540 · 5 ROOM | S$1,700 | — |
| Mar 2021 | Blk 540 · 4 ROOM | S$1,700 | — |
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 72 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 | 67 years | S$652,330 | S$720,225 | S$780,017 | S$793,659 |
| 10 years | 62 years | S$631,962 | S$770,359 | S$903,577 | S$935,459 |
| 20 years | 52 years | S$582,031 | S$864,867 | S$1,189,855 | S$1,275,301 |
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.