Blk 556 Woodlands Dr 53
Project page · 99-year lease from 1999
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Aug 2026 | Blk 556 | 07 TO 09 | 100 sqm | S$544,000 | S$5,440 psm | ×1.000 | S$5,440 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 |
| Dec 2025 | Blk 556 | 01 TO 03 | 100 sqm | S$540,000 | S$5,400 psm | ×0.996 | S$5,379 psm |
| Nov 2025 | Blk 555 | 01 TO 03 | 102 sqm | S$530,000 | S$5,196 psm | ×0.996 | S$5,176 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.
5.47% gross yield
S$31,800 of rent a year against the estimate above · 1.27 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$581,041?
Buying: Stamp duty on S$581,041 · Cash and CPF needed on S$581,041 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$581,041.
Each opens with this figure filled in; change anything there.
Primary schools near 556 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 · 199 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 551 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 575 m · no 2025 Phase 2C ballot
- Innova Primary School · 622 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,076 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qihua Primary School · 1,143 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,148 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,164 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,629 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuchun Primary School · 1,941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 556 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 115 sqm | S$660,000 | S$5,739 psm |
| Aug 2026 | Blk 556 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 100 sqm | S$544,000 | S$5,440 psm |
| Jul 2026 | Blk 556 · 5 ROOM · 04 TO 06 · Improved · 73 years left excluded: outlier | 120 sqm | S$610,000 | S$5,083 psm |
| Jul 2026 | Blk 556 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 115 sqm | S$605,000 | S$5,261 psm |
| Mar 2026 | Blk 556 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 115 sqm | S$605,000 | S$5,261 psm |
| Dec 2025 | Blk 556 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 100 sqm | S$540,000 | S$5,400 psm |
| Nov 2025 | Blk 556 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 120 sqm | S$668,000 | S$5,567 psm |
| Sept 2025 | Blk 556 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 102 sqm | S$570,000 | S$5,588 psm |
| Jun 2025 | Blk 556 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 102 sqm | S$598,000 | S$5,863 psm |
| May 2025 | Blk 556 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 115 sqm | S$620,000 | S$5,391 psm |
| Mar 2025 | Blk 556 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 100 sqm | S$552,000 | S$5,520 psm |
| Feb 2025 | Blk 556 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 100 sqm | S$535,000 | S$5,350 psm |
| Jan 2025 | Blk 556 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$552,000 | S$5,520 psm |
| Sept 2024 | Blk 556 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$538,000 | S$5,380 psm |
| May 2024 | Blk 556 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 102 sqm | S$500,000 | S$4,902 psm |
| Feb 2024 | Blk 556 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 100 sqm | S$480,000 | S$4,800 psm |
| Sept 2023 | Blk 556 · 5 ROOM · 01 TO 03 · Improved · 75 years left excluded: outlier | 120 sqm | S$530,000 | S$4,417 psm |
| Jun 2023 | Blk 556 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 120 sqm | S$580,000 | S$4,833 psm |
| Sept 2022 | Blk 556 · 5 ROOM · 07 TO 09 · Improved · 76 years left | 120 sqm | S$540,000 | S$4,500 psm |
| Sept 2022 | Blk 556 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 100 sqm | S$445,000 | S$4,450 psm |
| Jan 2022 | Blk 556 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 115 sqm | S$520,000 | S$4,522 psm |
| Nov 2021 | Blk 556 · 5 ROOM · 07 TO 09 · Improved · 77 years left excluded: outlier | 115 sqm | S$505,000 | S$4,391 psm |
Showing 22 of 92.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 556 · 5 ROOM | S$3,600 | — |
| Apr 2026 | Blk 556 · 5 ROOM | S$3,300 | — |
| Mar 2026 | Blk 556 · 5 ROOM | S$3,300 | — |
| Jan 2026 | Blk 556 · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 556 · 5 ROOM | S$3,100 | — |
| Jan 2025 | Blk 556 · 5 ROOM | S$3,300 | — |
| Dec 2024 | Blk 556 · 5 ROOM | S$3,000 | — |
| Jun 2024 | Blk 556 · 5 ROOM | S$3,100 | — |
| May 2024 | Blk 556 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 556 · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 556 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 556 · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 556 · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 556 · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 556 · 5 ROOM | S$3,550 | — |
| Nov 2022 | Blk 556 · 5 ROOM | S$2,600 | — |
| May 2022 | Blk 556 · 5 ROOM | S$2,300 | — |
| Mar 2022 | Blk 556 · 4 ROOM | S$1,700 | — |
| Jan 2022 | Blk 556 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 556 · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 556 · 5 ROOM | S$1,650 | — |
| Mar 2021 | Blk 556 · 4 ROOM | S$1,400 | — |
| Feb 2021 | Blk 556 · 5 ROOM | S$1,800 | — |
| Jan 2021 | Blk 556 · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 556 · 5 ROOM | S$1,800 | — |
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$557,397 | S$615,412 | S$666,503 | S$678,159 |
| 10 years | 61 years | S$539,994 | S$658,250 | S$772,081 | S$799,323 |
| 20 years | 51 years | S$497,329 | S$739,004 | S$1,016,697 | S$1,089,708 |
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.