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HDB · 730652

Blk 652 Woodlands Ring Rd

Project page · 99-year lease from 1998

Indicative value range
S$864,251 – S$915,839
Indicative mid S$878,999 · S$6,104 psm

Based on 26 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 64610 TO 12141 sqmS$910,000S$6,454 psm×1.000S$6,454 psm
Oct 2026Blk 64607 TO 09143 sqmS$898,000S$6,280 psm×1.000S$6,280 psm
Sept 2026Blk 65604 TO 06143 sqmS$858,000S$6,000 psm×1.000S$6,000 psm
Sept 2026Blk 65604 TO 06143 sqmS$870,000S$6,084 psm×1.000S$6,084 psm
Sept 2026Blk 63507 TO 09141 sqmS$900,000S$6,383 psm×1.000S$6,383 psm
Sept 2026Blk 64801 TO 03143 sqmS$830,000S$5,804 psm×1.000S$5,804 psm
Sept 2026Blk 65804 TO 06144 sqmS$875,000S$6,076 psm×1.000S$6,076 psm
Sept 2026Blk 63507 TO 09142 sqmS$880,000S$6,197 psm×1.000S$6,197 psm
Aug 2026Blk 65810 TO 12144 sqmS$872,000S$6,056 psm×1.000S$6,056 psm
Aug 2026Blk 65804 TO 06144 sqmS$865,000S$6,007 psm×1.000S$6,007 psm
Jul 2026Blk 65604 TO 06144 sqmS$880,000S$6,111 psm×1.000S$6,111 psm
Jul 2026Blk 65807 TO 09143 sqmS$852,000S$5,958 psm×1.000S$5,958 psm
Jul 2026Blk 64710 TO 12144 sqmS$878,000S$6,097 psm×1.000S$6,097 psm
May 2026Blk 65210 TO 12144 sqmS$938,000S$6,514 psm×1.000S$6,514 psm
May 2026Blk 65010 TO 12141 sqmS$895,000S$6,348 psm×1.000S$6,348 psm
May 2026Blk 65604 TO 06144 sqmS$855,000S$5,938 psm×1.000S$5,938 psm
Apr 2026Blk 65801 TO 03144 sqmS$820,000S$5,694 psm×1.000S$5,694 psm
Apr 2026Blk 65004 TO 06144 sqmS$890,000S$6,181 psm×1.000S$6,181 psm
Feb 2026Blk 63507 TO 09141 sqmS$900,000S$6,383 psm×0.997S$6,364 psm
Feb 2026Blk 63607 TO 09142 sqmS$938,000S$6,606 psm×0.997S$6,586 psm
Jan 2026Blk 65204 TO 06144 sqmS$885,000S$6,146 psm×0.997S$6,128 psm
Jan 2026Blk 65801 TO 03143 sqmS$820,000S$5,734 psm×0.997S$5,717 psm
Jan 2026Blk 64804 TO 06143 sqmS$920,000S$6,434 psm×0.997S$6,415 psm
Jan 2026Blk 64804 TO 06144 sqmS$840,000S$5,833 psm×0.997S$5,816 psm
Dec 2025Blk 64704 TO 06144 sqmS$970,000S$6,736 psm×0.996S$6,710 psm
Dec 2025Blk 63601 TO 03141 sqmS$860,000S$6,099 psm×0.996S$6,075 psm

How accurate is this estimate for Woodlands Ring Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 126 sales in Woodlands Ring Rd since.

Median error
2.7%

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.

4.91% gross yield

S$43,200 of rent a year against the estimate above · 0.03 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 20 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 2026658EXECUTIVES$3,950
Jul 2026656EXECUTIVES$3,000
Jun 2026652EXECUTIVES$3,900
Jun 2026648EXECUTIVES$3,800
Jun 2026635EXECUTIVES$3,400
Jun 2026646EXECUTIVES$3,100
May 2026636EXECUTIVES$3,400
Apr 2026658EXECUTIVES$1,900

median of 20 HDB rental approvals for EXECUTIVE on Woodlands Ring Rd since 2025-10.

Buying or selling at S$878,999?

Buying: Stamp duty on S$878,999 · Cash and CPF needed on S$878,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$878,999.

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

Primary schools near 652 Woodlands Ring Rd

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 652 · EXECUTIVE · 10 TO 12 · Maisonette · 71 years left
144 sqmS$938,000S$6,514 psm
Jan 2026
Blk 652 · EXECUTIVE · 04 TO 06 · Maisonette · 72 years left
144 sqmS$885,000S$6,146 psm
May 2025
Blk 652 · EXECUTIVE · 07 TO 09 · Maisonette · 72 years left
143 sqmS$888,888S$6,216 psm
Apr 2024
Blk 652 · EXECUTIVE · 01 TO 03 · Maisonette · 73 years left
144 sqmS$790,000S$5,486 psm
Aug 2023
Blk 652 · EXECUTIVE · 07 TO 09 · Maisonette · 74 years left
144 sqmS$820,000S$5,694 psm
Jan 2022
Blk 652 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
141 sqmS$673,000S$4,773 psm
See more

Showing 6 of 56.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years65 yearsS$843,231S$930,995S$1,008,285S$1,025,919
10 years60 yearsS$816,903S$995,800S$1,168,005S$1,209,216
20 years50 yearsS$752,359S$1,117,966S$1,538,060S$1,648,511

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.