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HDB · 730585

Blk 585 Woodlands Dr 16

Project page · 99-year lease from 2001

Indicative value range
S$604,562 – S$644,457
Indicative mid S$629,000 · S$5,667 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 58210 TO 12110 sqmS$668,800S$6,080 psm×1.000S$6,080 psm
Oct 2026Blk 58604 TO 06111 sqmS$618,888S$5,576 psm×1.000S$5,576 psm
Oct 2026Blk 57804 TO 06110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
Oct 2026Blk 58004 TO 06110 sqmS$618,000S$5,618 psm×1.000S$5,618 psm
Oct 2026Blk 58907 TO 09111 sqmS$660,000S$5,946 psm×1.000S$5,946 psm
Sept 2026Blk 53704 TO 06121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Aug 2026Blk 57601 TO 03110 sqmS$583,000S$5,300 psm×1.000S$5,300 psm
Aug 2026Blk 53707 TO 09120 sqmS$680,000S$5,667 psm×1.000S$5,667 psm
Aug 2026Blk 58204 TO 06110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Aug 2026Blk 54204 TO 06121 sqmS$663,000S$5,479 psm×1.000S$5,479 psm
Jul 2026Blk 54301 TO 03121 sqmS$620,000S$5,124 psm×1.000S$5,124 psm
Jul 2026Blk 58607 TO 09111 sqmS$633,888S$5,711 psm×1.000S$5,711 psm
Jul 2026Blk 54210 TO 12121 sqmS$715,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 58904 TO 06111 sqmS$608,008S$5,478 psm×1.000S$5,478 psm
Jun 2026Blk 54010 TO 12121 sqmS$690,000S$5,702 psm×1.000S$5,702 psm
Jun 2026Blk 54607 TO 09115 sqmS$658,000S$5,722 psm×1.000S$5,722 psm
Jun 2026Blk 58707 TO 09111 sqmS$640,000S$5,766 psm×1.000S$5,766 psm
May 2026Blk 58504 TO 06111 sqmS$615,000S$5,541 psm×1.000S$5,541 psm
May 2026Blk 57807 TO 09110 sqmS$643,000S$5,845 psm×1.000S$5,845 psm
Apr 2026Blk 58604 TO 06111 sqmS$645,000S$5,811 psm×1.000S$5,811 psm
Apr 2026Blk 54304 TO 06120 sqmS$660,000S$5,500 psm×1.000S$5,500 psm
Apr 2026Blk 53704 TO 06121 sqmS$637,000S$5,264 psm×1.000S$5,264 psm
Apr 2026Blk 57604 TO 06110 sqmS$588,000S$5,345 psm×1.000S$5,345 psm
Apr 2026Blk 54301 TO 03115 sqmS$665,000S$5,783 psm×1.000S$5,783 psm
Mar 2026Blk 54710 TO 12121 sqmS$695,000S$5,744 psm×0.997S$5,727 psm
Mar 2026Blk 57601 TO 03110 sqmS$600,000S$5,455 psm×0.997S$5,438 psm
Mar 2026Blk 53904 TO 06121 sqmS$630,000S$5,207 psm×0.997S$5,191 psm
Mar 2026Blk 53804 TO 06121 sqmS$660,000S$5,455 psm×0.997S$5,438 psm
Feb 2026Blk 58507 TO 09111 sqmS$645,000S$5,811 psm×0.997S$5,794 psm
Feb 2026Blk 58907 TO 09111 sqmS$670,888S$6,044 psm×0.997S$6,026 psm
Jan 2026Blk 54507 TO 09115 sqmS$678,000S$5,896 psm×0.997S$5,878 psm
Jan 2026Blk 57610 TO 12110 sqmS$640,000S$5,818 psm×0.997S$5,801 psm
Dec 2025Blk 58201 TO 03110 sqmS$600,000S$5,455 psm×0.996S$5,433 psm
Nov 2025Blk 58204 TO 06110 sqmS$668,000S$6,073 psm×0.996S$6,049 psm
Nov 2025Blk 53707 TO 09115 sqmS$645,000S$5,609 psm×0.996S$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.

6.30% gross yield

S$39,600 of rent a year against the estimate above · 0.21 points above 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

ApprovedBlockFlatRent a month
Sept 20265805 ROOMS$3,500
Sept 20265825 ROOMS$3,400
Sept 20265465 ROOMS$3,400
Aug 20265875 ROOMS$3,600
Aug 20265785 ROOMS$3,500
Aug 20265455 ROOMS$3,500
Aug 20265465 ROOMS$3,200
Aug 20265895 ROOMS$3,100

median of 53 HDB rental approvals for 5 ROOM on Woodlands Dr 16 since 2025-10.

Buying or selling at S$629,000?

Buying: Stamp duty on S$629,000 · Cash and CPF needed on S$629,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$629,000.

Each opens with this figure filled in; change anything there.

Primary schools near 585 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 585 · 5 ROOM · 04 TO 06 · Improved · 75 years left
111 sqmS$615,000S$5,541 psm
Feb 2026
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 75 years left
111 sqmS$645,000S$5,811 psm
Jun 2025
Blk 585 · 5 ROOM · 04 TO 06 · Improved · 75 years left
111 sqmS$628,000S$5,658 psm
May 2025
Blk 585 · EXECUTIVE · 01 TO 03 · Apartment · 76 years left
131 sqmS$760,000S$5,802 psm
Oct 2024
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 76 years left
111 sqmS$608,000S$5,477 psm
Jan 2024
Blk 585 · 5 ROOM · 10 TO 12 · Improved · 77 years left
111 sqmS$598,000S$5,387 psm
Jan 2024
Blk 585 · 5 ROOM · 04 TO 06 · Improved · 77 years left
111 sqmS$550,000S$4,955 psm
Sept 2023
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 77 years left
111 sqmS$550,000S$4,955 psm
Aug 2023
Blk 585 · EXECUTIVE · 04 TO 06 · Apartment · 77 years left
131 sqmS$685,000S$5,229 psm
Feb 2023
Blk 585 · 5 ROOM · 10 TO 12 · Improved · 78 years left
111 sqmS$570,000S$5,135 psm
Jun 2022
Blk 585 · 5 ROOM · 01 TO 03 · Improved · 78 years left
111 sqmS$550,000S$4,955 psm
Jun 2022
Blk 585 · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$533,800S$4,809 psm
May 2022
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 79 years left
111 sqmS$570,000S$5,135 psm
May 2022
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 79 years left
111 sqmS$545,000S$4,910 psm
Mar 2022
Blk 585 · EXECUTIVE · 04 TO 06 · Apartment · 79 years left
131 sqmS$600,000S$4,580 psm
Mar 2022
Blk 585 · 5 ROOM · 07 TO 09 · Improved · 79 years left
111 sqmS$532,000S$4,793 psm
Jan 2022
Blk 585 · 5 ROOM · 01 TO 03 · Improved · 79 years left
111 sqmS$515,000S$4,640 psm
See more

Showing 17 of 91.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$603,405S$666,208S$721,516S$734,135
10 years63 yearsS$584,565S$712,582S$835,809S$865,299
20 years53 yearsS$538,378S$800,002S$1,100,616S$1,179,653

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.