Blk 654 Woodlands Ring Rd
Project page · 99-year lease from 1998
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 646 | 10 TO 12 | 141 sqm | S$910,000 | S$6,454 psm | ×1.000 | S$6,454 psm |
| Oct 2026 | Blk 646 | 07 TO 09 | 143 sqm | S$898,000 | S$6,280 psm | ×1.000 | S$6,280 psm |
| Sept 2026 | Blk 656 | 04 TO 06 | 143 sqm | S$858,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Sept 2026 | Blk 656 | 04 TO 06 | 143 sqm | S$870,000 | S$6,084 psm | ×1.000 | S$6,084 psm |
| Sept 2026 | Blk 635 | 07 TO 09 | 141 sqm | S$900,000 | S$6,383 psm | ×1.000 | S$6,383 psm |
| Sept 2026 | Blk 648 | 01 TO 03 | 143 sqm | S$830,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| Sept 2026 | Blk 658 | 04 TO 06 | 144 sqm | S$875,000 | S$6,076 psm | ×1.000 | S$6,076 psm |
| Sept 2026 | Blk 635 | 07 TO 09 | 142 sqm | S$880,000 | S$6,197 psm | ×1.000 | S$6,197 psm |
| Aug 2026 | Blk 658 | 10 TO 12 | 144 sqm | S$872,000 | S$6,056 psm | ×1.000 | S$6,056 psm |
| Aug 2026 | Blk 658 | 04 TO 06 | 144 sqm | S$865,000 | S$6,007 psm | ×1.000 | S$6,007 psm |
| Jul 2026 | Blk 656 | 04 TO 06 | 144 sqm | S$880,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Jul 2026 | Blk 658 | 07 TO 09 | 143 sqm | S$852,000 | S$5,958 psm | ×1.000 | S$5,958 psm |
| Jul 2026 | Blk 647 | 10 TO 12 | 144 sqm | S$878,000 | S$6,097 psm | ×1.000 | S$6,097 psm |
| May 2026 | Blk 652 | 10 TO 12 | 144 sqm | S$938,000 | S$6,514 psm | ×1.000 | S$6,514 psm |
| May 2026 | Blk 650 | 10 TO 12 | 141 sqm | S$895,000 | S$6,348 psm | ×1.000 | S$6,348 psm |
| May 2026 | Blk 656 | 04 TO 06 | 144 sqm | S$855,000 | S$5,938 psm | ×1.000 | S$5,938 psm |
| Apr 2026 | Blk 658 | 01 TO 03 | 144 sqm | S$820,000 | S$5,694 psm | ×1.000 | S$5,694 psm |
| Apr 2026 | Blk 650 | 04 TO 06 | 144 sqm | S$890,000 | S$6,181 psm | ×1.000 | S$6,181 psm |
| Feb 2026 | Blk 635 | 07 TO 09 | 141 sqm | S$900,000 | S$6,383 psm | ×0.997 | S$6,364 psm |
| Feb 2026 | Blk 636 | 07 TO 09 | 142 sqm | S$938,000 | S$6,606 psm | ×0.997 | S$6,586 psm |
| Jan 2026 | Blk 652 | 04 TO 06 | 144 sqm | S$885,000 | S$6,146 psm | ×0.997 | S$6,128 psm |
| Jan 2026 | Blk 658 | 01 TO 03 | 143 sqm | S$820,000 | S$5,734 psm | ×0.997 | S$5,717 psm |
| Jan 2026 | Blk 648 | 04 TO 06 | 143 sqm | S$920,000 | S$6,434 psm | ×0.997 | S$6,415 psm |
| Jan 2026 | Blk 648 | 04 TO 06 | 144 sqm | S$840,000 | S$5,833 psm | ×0.997 | S$5,816 psm |
| Dec 2025 | Blk 647 | 04 TO 06 | 144 sqm | S$970,000 | S$6,736 psm | ×0.996 | S$6,710 psm |
| Dec 2025 | Blk 636 | 01 TO 03 | 141 sqm | S$860,000 | S$6,099 psm | ×0.996 | S$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.
5.02% gross yield
S$43,200 of rent a year against the estimate above · 0.08 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 658 | EXECUTIVE | S$3,950 |
| Jul 2026 | 656 | EXECUTIVE | S$3,000 |
| Jun 2026 | 652 | EXECUTIVE | S$3,900 |
| Jun 2026 | 648 | EXECUTIVE | S$3,800 |
| Jun 2026 | 635 | EXECUTIVE | S$3,400 |
| Jun 2026 | 646 | EXECUTIVE | S$3,100 |
| May 2026 | 636 | EXECUTIVE | S$3,400 |
| Apr 2026 | 658 | EXECUTIVE | S$1,900 |
median of 20 HDB rental approvals for EXECUTIVE on Woodlands Ring Rd since 2025-10.
Buying or selling at S$860,687?
Buying: Stamp duty on S$860,687 · Cash and CPF needed on S$860,687 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$860,687.
Each opens with this figure filled in; change anything there.
Primary schools near 654 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
- Woodlands Ring Primary School · 308 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 590 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 763 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 777 m · no 2025 Phase 2C ballot
1 to 2 km
- Riverside Primary School · 1,012 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Woodgrove Primary School · 1,023 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Qihua Primary School · 1,179 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,236 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,540 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 654 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 141 sqm | S$905,000 | S$6,418 psm |
| May 2023 | Blk 654 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left | 141 sqm | S$788,000 | S$5,589 psm |
| Oct 2022 | Blk 654 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left | 141 sqm | S$758,000 | S$5,376 psm |
| Dec 2021 | Blk 654 · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 141 sqm | S$708,000 | S$5,021 psm |
| Oct 2021 | Blk 654 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 141 sqm | S$698,000 | S$4,950 psm |
Showing 5 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 654 · EXECUTIVE | S$3,400 | — |
| Feb 2025 | Blk 654 · EXECUTIVE | S$3,500 | — |
| Apr 2023 | Blk 654 · EXECUTIVE | S$3,600 | — |
| Jul 2022 | Blk 654 · EXECUTIVE | S$2,200 | — |
| Mar 2021 | Blk 654 · EXECUTIVE | S$2,300 | — |
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$825,664 | S$911,599 | S$987,279 | S$1,004,546 |
| 10 years | 60 years | S$799,884 | S$975,054 | S$1,143,671 | S$1,184,024 |
| 20 years | 50 years | S$736,685 | S$1,094,675 | S$1,506,017 | S$1,614,167 |
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.