Blk 617 Woodlands Ave 4
Project page · 99-year lease from 1998
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 617 | 07 TO 09 | 96 sqm | S$535,000 | S$5,573 psm | ×1.000 | S$5,573 psm |
| May 2026 | Blk 617 | 04 TO 06 | 91 sqm | S$545,000 | S$5,989 psm | ×1.000 | S$5,989 psm |
| May 2026 | Blk 617 | 04 TO 06 | 91 sqm | S$497,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Apr 2026 | Blk 617 | 04 TO 06 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Nov 2025 | Blk 617 | 04 TO 06 | 91 sqm | S$538,000 | S$5,912 psm | ×0.996 | S$5,889 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.
6.72% gross yield
S$36,000 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 16 approvals 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 |
|---|---|---|---|
| Aug 2026 | 610 | 4 ROOM | S$3,300 |
| Aug 2026 | 618 | 4 ROOM | S$3,000 |
| Aug 2026 | 618 | 4 ROOM | S$2,300 |
| Jul 2026 | 755 | 4 ROOM | S$3,000 |
| Jun 2026 | 757 | 4 ROOM | S$2,900 |
| Jun 2026 | 618 | 4 ROOM | S$2,900 |
| May 2026 | 610 | 4 ROOM | S$3,400 |
| Apr 2026 | 618 | 4 ROOM | S$2,000 |
median of 16 HDB rental approvals for 4 ROOM on Woodlands Ave 4 since 2025-10.
Buying or selling at S$535,886?
Buying: Stamp duty on S$535,886 · Cash and CPF needed on S$535,886 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$535,886.
Each opens with this figure filled in; change anything there.
Primary schools near 617 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 · 166 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 458 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 538 m · no 2025 Phase 2C ballot
- Innova Primary School · 665 m · no 2025 Phase 2C ballot
1 to 2 km
- Admiralty Primary School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Evergreen Primary School · 1,038 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Qihua Primary School · 1,047 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Si Ling Primary School · 1,061 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,127 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,543 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuchun Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 617 · 4 ROOM · 07 TO 09 · Model A2 · 71 years left | 96 sqm | S$535,000 | S$5,573 psm |
| May 2026 | Blk 617 · 4 ROOM · 04 TO 06 · Model A2 · 71 years left | 91 sqm | S$497,000 | S$5,462 psm |
| May 2026 | Blk 617 · 4 ROOM · 04 TO 06 · Model A2 · 71 years left | 91 sqm | S$545,000 | S$5,989 psm |
| Apr 2026 | Blk 617 · 4 ROOM · 04 TO 06 · Model A2 · 71 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Nov 2025 | Blk 617 · 4 ROOM · 04 TO 06 · Model A2 · 72 years left | 91 sqm | S$538,000 | S$5,912 psm |
| Aug 2025 | Blk 617 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left | 91 sqm | S$556,888 | S$6,120 psm |
| Jul 2025 | Blk 617 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left | 96 sqm | S$560,000 | S$5,833 psm |
| Dec 2024 | Blk 617 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left | 91 sqm | S$538,000 | S$5,912 psm |
| Oct 2024 | Blk 617 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left | 96 sqm | S$538,800 | S$5,613 psm |
| Apr 2024 | Blk 617 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left | 91 sqm | S$483,000 | S$5,308 psm |
| Mar 2024 | Blk 617 · 4 ROOM · 10 TO 12 · Model A2 · 73 years left excluded: outlier | 91 sqm | S$525,000 | S$5,769 psm |
| Mar 2024 | Blk 617 · 4 ROOM · 10 TO 12 · Model A2 · 73 years left | 92 sqm | S$512,000 | S$5,565 psm |
| Dec 2022 | Blk 617 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 91 sqm | S$439,000 | S$4,824 psm |
| Nov 2022 | Blk 617 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left excluded: outlier | 91 sqm | S$455,000 | S$5,000 psm |
Showing 14 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 617 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 617 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 617 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 617 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 617 · 4 ROOM | S$3,330 | — |
| Apr 2024 | Blk 617 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 617 · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 617 · 4 ROOM | S$3,500 | — |
| Apr 2022 | Blk 617 · 4 ROOM | S$2,800 | — |
| Nov 2021 | Blk 617 · 4 ROOM | S$2,600 | — |
| Oct 2021 | Blk 617 · 4 ROOM | S$2,200 | — |
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$514,080 | S$567,586 | S$614,706 | S$625,457 |
| 10 years | 60 years | S$498,029 | S$607,095 | S$712,080 | S$737,205 |
| 20 years | 50 years | S$458,680 | S$681,574 | S$937,686 | S$1,005,023 |
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.