Blk 618 Woodlands Ave 4
Project page · 99-year lease from 1998
Based on 3 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 618 | 10 TO 12 | 96 sqm | S$528,888 | S$5,509 psm | ×1.000 | S$5,509 psm |
| Feb 2026 | Blk 618 | 01 TO 03 | 91 sqm | S$485,000 | S$5,330 psm | ×0.997 | S$5,314 psm |
| Jan 2026 | Blk 618 | 04 TO 06 | 92 sqm | S$490,000 | S$5,326 psm | ×0.997 | S$5,310 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.
7.36% gross yield
S$36,000 of rent a year against the estimate above · 0.63 points above 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$488,883?
Buying: Stamp duty on S$488,883 · Cash and CPF needed on S$488,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$488,883.
Each opens with this figure filled in; change anything there.
Primary schools near 618 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 · 93 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 558 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 639 m · no 2025 Phase 2C ballot
- Innova Primary School · 725 m · no 2025 Phase 2C ballot
1 to 2 km
- Admiralty Primary School · 1,015 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greenwood Primary School · 1,060 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Evergreen Primary School · 1,080 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Qihua Primary School · 1,143 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,156 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,530 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 96 sqm | S$528,888 | S$5,509 psm |
| Feb 2026 | Blk 618 · 4 ROOM · 01 TO 03 · Model A2 · 71 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Jan 2026 | Blk 618 · 4 ROOM · 04 TO 06 · Model A2 · 72 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Oct 2025 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jul 2025 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left | 96 sqm | S$570,000 | S$5,938 psm |
| Nov 2024 | Blk 618 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 95 sqm | S$530,000 | S$5,579 psm |
| May 2024 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 91 sqm | S$510,000 | S$5,604 psm |
| Jan 2024 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 91 sqm | S$470,000 | S$5,165 psm |
| Dec 2023 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 74 years left excluded: outlier | 91 sqm | S$480,000 | S$5,275 psm |
| Nov 2023 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 92 sqm | S$465,888 | S$5,064 psm |
| May 2023 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left excluded: outlier | 91 sqm | S$465,888 | S$5,120 psm |
| Oct 2022 | Blk 618 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 96 sqm | S$460,000 | S$4,792 psm |
| Sept 2022 | Blk 618 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left excluded: outlier | 96 sqm | S$485,000 | S$5,052 psm |
| Aug 2022 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 96 sqm | S$455,000 | S$4,740 psm |
| Aug 2022 | Blk 618 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 92 sqm | S$420,000 | S$4,565 psm |
| Mar 2022 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 96 sqm | S$408,000 | S$4,250 psm |
| Jan 2022 | Blk 618 · 4 ROOM · 07 TO 09 · Model A2 · 76 years left | 92 sqm | S$390,000 | S$4,239 psm |
| Nov 2021 | Blk 618 · 4 ROOM · 04 TO 06 · Model A2 · 76 years left | 91 sqm | S$395,000 | S$4,341 psm |
Showing 18 of 76.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 618 · 4 ROOM | S$3,000 | — |
| Aug 2026 | Blk 618 · 4 ROOM | S$2,300 | — |
| Jun 2026 | Blk 618 · 4 ROOM | S$2,900 | — |
| Apr 2026 | Blk 618 · 4 ROOM | S$2,000 | — |
| Feb 2026 | Blk 618 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 618 · 4 ROOM | S$3,075 | — |
| Aug 2025 | Blk 618 · 4 ROOM | S$3,100 | — |
| Feb 2025 | Blk 618 · 4 ROOM | S$2,900 | — |
| Oct 2024 | Blk 618 · 4 ROOM | S$2,100 | — |
| Jun 2024 | Blk 618 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 618 · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 618 · 4 ROOM | S$2,900 | — |
| Jan 2024 | Blk 618 · 4 ROOM | S$1,500 | — |
| Sept 2023 | Blk 618 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 618 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 618 · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 618 · 4 ROOM | S$1,850 | — |
| Aug 2022 | Blk 618 · 4 ROOM | S$3,100 | — |
| Jan 2022 | Blk 618 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 618 · 4 ROOM | S$1,500 | — |
| Sept 2021 | Blk 618 · 4 ROOM | S$1,750 | — |
| Jul 2021 | Blk 618 · 4 ROOM | S$2,100 | — |
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$468,990 | S$517,803 | S$560,790 | S$570,598 |
| 10 years | 60 years | S$454,347 | S$553,846 | S$649,623 | S$672,544 |
| 20 years | 50 years | S$418,449 | S$621,792 | S$855,441 | S$916,872 |
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.