Blk 549 Woodlands Dr 44
Project page · 99-year lease from 2000
Based on 6 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 551 | 01 TO 03 | 120 sqm | S$640,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| Aug 2026 | Blk 553 | 04 TO 06 | 115 sqm | S$620,000 | S$5,391 psm | ×1.000 | S$5,391 psm |
| May 2026 | Blk 553 | 07 TO 09 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Mar 2026 | Blk 553 | 04 TO 06 | 120 sqm | S$614,000 | S$5,117 psm | ×0.997 | S$5,102 psm |
| Feb 2026 | Blk 553 | 10 TO 12 | 115 sqm | S$628,888 | S$5,469 psm | ×0.997 | S$5,452 psm |
| Feb 2026 | Blk 552 | 01 TO 03 | 115 sqm | S$628,000 | S$5,461 psm | ×0.997 | S$5,445 psm |
How accurate is this estimate for Woodlands Dr 44?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Woodlands Dr 44 since.
- Median error
- 2.0%
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.
5.91% gross yield
S$38,400 of rent a year against the estimate above · 0.17 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 4 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 |
|---|---|---|---|
| Apr 2026 | 550 | 5 ROOM | S$3,300 |
| Jan 2026 | 550 | 5 ROOM | S$3,200 |
| Dec 2025 | 550 | 5 ROOM | S$3,200 |
| Oct 2025 | 550 | 5 ROOM | S$3,000 |
median of 4 HDB rental approvals for 5 ROOM on Woodlands Dr 44 since 2025-10.
Buying or selling at S$650,164?
Buying: Stamp duty on S$650,164 · Cash and CPF needed on S$650,164 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$650,164.
Each opens with this figure filled in; change anything there.
Primary schools near 549 Woodlands Dr 44
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
- Woodlands Ring Primary School · 408 m · no 2025 Phase 2C ballot
- Innova Primary School · 410 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 430 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 554 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,131 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,267 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,375 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,764 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,813 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 549 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 102 sqm | S$575,000 | S$5,637 psm |
| Jan 2025 | Blk 549 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 120 sqm | S$628,888 | S$5,241 psm |
| Aug 2024 | Blk 549 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 100 sqm | S$530,000 | S$5,300 psm |
| Jun 2024 | Blk 549 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 100 sqm | S$532,000 | S$5,320 psm |
| May 2024 | Blk 549 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 115 sqm | S$600,000 | S$5,217 psm |
| Feb 2024 | Blk 549 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 100 sqm | S$500,000 | S$5,000 psm |
| Aug 2023 | Blk 549 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$455,000 | S$4,505 psm |
| May 2023 | Blk 549 · 4 ROOM · 10 TO 12 · Model A · 76 years left | 100 sqm | S$485,000 | S$4,850 psm |
| Apr 2023 | Blk 549 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 120 sqm | S$558,888 | S$4,657 psm |
| Mar 2023 | Blk 549 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 115 sqm | S$592,000 | S$5,148 psm |
| Mar 2023 | Blk 549 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 120 sqm | S$585,000 | S$4,875 psm |
| Dec 2022 | Blk 549 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 120 sqm | S$570,000 | S$4,750 psm |
| Sept 2022 | Blk 549 · 5 ROOM · 04 TO 06 · Improved · 77 years left | 120 sqm | S$565,000 | S$4,708 psm |
| Jan 2022 | Blk 549 · 5 ROOM · 10 TO 12 · Improved · 77 years left | 120 sqm | S$530,000 | S$4,417 psm |
| Jan 2022 | Blk 549 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 102 sqm | S$435,000 | S$4,265 psm |
| Dec 2021 | Blk 549 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 120 sqm | S$520,000 | S$4,333 psm |
Showing 16 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 549 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 549 · 4 ROOM | S$2,800 | — |
| Jun 2022 | Blk 549 · 4 ROOM | S$2,400 | — |
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$623,707 | S$688,623 | S$745,792 | S$758,835 |
| 10 years | 62 years | S$604,233 | S$736,557 | S$863,930 | S$894,413 |
| 20 years | 52 years | S$556,493 | S$826,919 | S$1,137,647 | S$1,219,344 |
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.