Blk 554 Woodlands Dr 53
Project page · 99-year lease from 1999
Based on 8 sales in this block, last 12 months. Search did not need to widen. 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 554 | 10 TO 12 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Aug 2026 | Blk 554 | 07 TO 09 | 90 sqm | S$525,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jul 2026 | Blk 554 | 10 TO 12 | 95 sqm | S$530,000 | S$5,579 psm | ×1.000 | S$5,579 psm |
| Jul 2026 | Blk 554 | 01 TO 03 | 90 sqm | S$505,000 | S$5,611 psm | ×1.000 | S$5,611 psm |
| Apr 2026 | Blk 554 | 07 TO 09 | 90 sqm | S$533,000 | S$5,922 psm | ×1.000 | S$5,922 psm |
| Apr 2026 | Blk 554 | 07 TO 09 | 90 sqm | S$536,000 | S$5,956 psm | ×1.000 | S$5,956 psm |
| Apr 2026 | Blk 554 | 04 TO 06 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Nov 2025 | Blk 554 | 07 TO 09 | 90 sqm | S$525,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
How accurate is this estimate for Woodlands Dr 53?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Woodlands Dr 53 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.
6.01% gross yield
S$31,800 of rent a year against the estimate above · 0.73 points below flats like it
Homes like this rent for about S$2,650 a month, the middle of 1 approval in the last year.
In Woodlands, flats of this type with 70 to 79 years of lease left yield 6.74%, from 16 blocks.
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 |
|---|---|---|---|
| Mar 2026 | 554 | 4 ROOM | S$2,650 |
median of 1 HDB rental approvals for 4 ROOM on Woodlands Dr 53 since 2025-10.
Buying or selling at S$529,000?
Buying: Stamp duty on S$529,000 · Cash and CPF needed on S$529,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$529,000.
Each opens with this figure filled in; change anything there.
Primary schools near 554 Woodlands Dr 53
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 · 254 m · no 2025 Phase 2C ballot
- Innova Primary School · 622 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 643 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 653 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,125 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,180 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,183 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,245 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,246 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuchun Primary School · 1,988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 554 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left | 90 sqm | S$540,000 | S$6,000 psm |
| Aug 2026 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left | 90 sqm | S$525,000 | S$5,833 psm |
| Jul 2026 | Blk 554 · 4 ROOM · 01 TO 03 · Model A2 · 72 years left | 90 sqm | S$505,000 | S$5,611 psm |
| Jul 2026 | Blk 554 · 4 ROOM · 10 TO 12 · Model A2 · 73 years left | 95 sqm | S$530,000 | S$5,579 psm |
| Apr 2026 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 90 sqm | S$540,000 | S$6,000 psm |
| Apr 2026 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 90 sqm | S$536,000 | S$5,956 psm |
| Apr 2026 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 90 sqm | S$533,000 | S$5,922 psm |
| Nov 2025 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 90 sqm | S$525,000 | S$5,833 psm |
| May 2025 | Blk 554 · 4 ROOM · 01 TO 03 · Model A2 · 74 years left | 95 sqm | S$503,000 | S$5,295 psm |
| Feb 2025 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 74 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Jan 2025 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 89 sqm | S$500,000 | S$5,618 psm |
| Nov 2024 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 95 sqm | S$545,000 | S$5,737 psm |
| Sept 2024 | Blk 554 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 90 sqm | S$495,000 | S$5,500 psm |
| Jul 2024 | Blk 554 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 89 sqm | S$490,000 | S$5,506 psm |
| Apr 2024 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 90 sqm | S$490,000 | S$5,444 psm |
| Apr 2024 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 90 sqm | S$485,000 | S$5,389 psm |
| Mar 2024 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 90 sqm | S$465,000 | S$5,167 psm |
| Jun 2023 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left | 90 sqm | S$445,000 | S$4,944 psm |
| Jun 2023 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 76 years left | 90 sqm | S$439,998 | S$4,889 psm |
| Sept 2022 | Blk 554 · 4 ROOM · 01 TO 03 · Model A2 · 76 years left | 90 sqm | S$440,000 | S$4,889 psm |
| Aug 2022 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left | 95 sqm | S$450,000 | S$4,737 psm |
| Aug 2022 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left | 90 sqm | S$423,000 | S$4,700 psm |
| Mar 2022 | Blk 554 · 4 ROOM · 04 TO 06 · Model A2 · 77 years left | 95 sqm | S$425,000 | S$4,474 psm |
| Nov 2021 | Blk 554 · 4 ROOM · 10 TO 12 · Model A2 · 77 years left | 90 sqm | S$437,000 | S$4,856 psm |
| Nov 2021 | Blk 554 · 4 ROOM · 07 TO 09 · Model A2 · 77 years left | 90 sqm | S$405,000 | S$4,500 psm |
Showing 25 of 137.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 554 · 4 ROOM | S$2,650 | — |
| Feb 2025 | Blk 554 · 4 ROOM | S$2,400 | — |
| Feb 2025 | Blk 554 · 4 ROOM | S$2,400 | — |
| Feb 2024 | Blk 554 · 4 ROOM | S$2,600 | — |
| Dec 2023 | Blk 554 · 4 ROOM | S$2,500 | — |
| Jan 2023 | Blk 554 · 4 ROOM | S$1,700 | — |
| Aug 2022 | Blk 554 · 4 ROOM | S$1,800 | — |
| Mar 2022 | Blk 554 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 554 · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 554 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 554 · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 554 · 4 ROOM | S$1,600 | — |
| Aug 2021 | Blk 554 · 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 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$507,474 | S$560,292 | S$606,807 | S$617,420 |
| 10 years | 61 years | S$491,630 | S$599,294 | S$702,930 | S$727,732 |
| 20 years | 51 years | S$452,786 | S$672,816 | S$925,637 | S$992,109 |
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.