Blk 616 Woodlands Ave 4
Project page · 99-year lease from 1998
Based on 8 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 615 | 01 TO 03 | 122 sqm | S$605,000 | S$4,959 psm | ×1.000 | S$4,959 psm |
| Jul 2026 | Blk 750 | 07 TO 09 | 122 sqm | S$630,000 | S$5,164 psm | ×1.000 | S$5,164 psm |
| Jul 2026 | Blk 616 | 04 TO 06 | 122 sqm | S$620,000 | S$5,082 psm | ×1.000 | S$5,082 psm |
| Jul 2026 | Blk 614 | 04 TO 06 | 122 sqm | S$665,000 | S$5,451 psm | ×1.000 | S$5,451 psm |
| Apr 2026 | Blk 757 | 10 TO 12 | 122 sqm | S$671,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Apr 2026 | Blk 614 | 07 TO 09 | 122 sqm | S$670,000 | S$5,492 psm | ×1.000 | S$5,492 psm |
| Jan 2026 | Blk 757 | 04 TO 06 | 122 sqm | S$640,000 | S$5,246 psm | ×0.997 | S$5,230 psm |
| Dec 2025 | Blk 616 | 04 TO 06 | 121 sqm | S$640,000 | S$5,289 psm | ×0.996 | S$5,268 psm |
How accurate is this estimate for Woodlands Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Woodlands Ave 4 since.
- Median error
- 4.5%
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.
6.37% gross yield
S$40,800 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 19 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 | 613 | 5 ROOM | S$3,500 |
| Sept 2026 | 610 | 5 ROOM | S$3,000 |
| Aug 2026 | 615 | 5 ROOM | S$3,400 |
| Jul 2026 | 616 | 5 ROOM | S$3,100 |
| Jun 2026 | 613 | 5 ROOM | S$3,350 |
| Jun 2026 | 844 | 5 ROOM | S$3,250 |
| May 2026 | 844 | 5 ROOM | S$3,600 |
| May 2026 | 616 | 5 ROOM | S$3,450 |
median of 19 HDB rental approvals for 5 ROOM on Woodlands Ave 4 since 2025-10.
Buying or selling at S$640,433?
Buying: Stamp duty on S$640,433 · Cash and CPF needed on S$640,433 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,433.
Each opens with this figure filled in; change anything there.
Primary schools near 616 Woodlands Ave 4
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 · 147 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 443 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 555 m · no 2025 Phase 2C ballot
- Innova Primary School · 707 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 981 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Evergreen Primary School · 992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,026 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Si Ling Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,091 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Riverside Primary School · 1,495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuchun Primary School · 1,943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 616 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 102 sqm | S$510,000 | S$5,000 psm |
| Jul 2026 | Blk 616 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 122 sqm | S$620,000 | S$5,082 psm |
| Dec 2025 | Blk 616 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Dec 2025 | Blk 616 · 4 ROOM · 04 TO 06 · Model A · 72 years left excluded: related party | 102 sqm | S$318,000 | S$3,118 psm |
| Aug 2025 | Blk 616 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 121 sqm | S$665,000 | S$5,496 psm |
| Mar 2025 | Blk 616 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 121 sqm | S$618,000 | S$5,107 psm |
| Nov 2024 | Blk 616 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$548,000 | S$5,373 psm |
| Oct 2024 | Blk 616 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 102 sqm | S$538,000 | S$5,275 psm |
| Sept 2024 | Blk 616 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 122 sqm | S$630,000 | S$5,164 psm |
| Jan 2024 | Blk 616 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 102 sqm | S$515,000 | S$5,049 psm |
| Aug 2023 | Blk 616 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 122 sqm | S$562,000 | S$4,607 psm |
| Jul 2023 | Blk 616 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 102 sqm | S$460,000 | S$4,510 psm |
| Jan 2023 | Blk 616 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 122 sqm | S$560,000 | S$4,590 psm |
| May 2022 | Blk 616 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 102 sqm | S$438,000 | S$4,294 psm |
Showing 14 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 616 · 5 ROOM | S$3,100 | — |
| May 2026 | Blk 616 · 5 ROOM | S$3,450 | — |
| Jan 2026 | Blk 616 · 5 ROOM | S$3,550 | — |
| Mar 2025 | Blk 616 · 5 ROOM | S$2,200 | — |
| Aug 2024 | Blk 616 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 616 · 5 ROOM | S$3,100 | — |
| May 2024 | Blk 616 · 5 ROOM | S$3,600 | — |
| Jan 2024 | Blk 616 · 5 ROOM | S$3,700 | — |
| Oct 2023 | Blk 616 · 5 ROOM | S$3,700 | — |
| Mar 2023 | Blk 616 · 5 ROOM | S$2,200 | — |
| Jul 2022 | Blk 616 · 5 ROOM | S$2,600 | — |
| Apr 2022 | Blk 616 · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 616 · 5 ROOM | S$3,200 | — |
| Jul 2021 | Blk 616 · 5 ROOM | S$1,650 | — |
| Mar 2021 | Blk 616 · 5 ROOM | S$1,800 | — |
| Feb 2021 | Blk 616 · 5 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 70 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 | 65 years | S$614,372 | S$678,317 | S$734,630 | S$747,478 |
| 10 years | 60 years | S$595,190 | S$725,533 | S$851,000 | S$881,027 |
| 20 years | 50 years | S$548,164 | S$814,543 | S$1,120,620 | S$1,201,094 |
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.