Blk 656 Woodlands Ring Rd
Project page · 99-year lease from 1998
Based on 4 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 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 |
| Jul 2026 | Blk 656 | 04 TO 06 | 144 sqm | S$880,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| May 2026 | Blk 656 | 04 TO 06 | 144 sqm | S$855,000 | S$5,938 psm | ×1.000 | S$5,938 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.
4.97% gross yield
S$43,200 of rent a year against the estimate above · 0.03 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$870,042?
Buying: Stamp duty on S$870,042 · Cash and CPF needed on S$870,042 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$870,042.
Each opens with this figure filled in; change anything there.
Primary schools near 656 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 · 226 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 630 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 751 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 840 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Riverside Primary School · 1,094 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Innova Primary School · 1,174 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,201 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,512 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 71 years left | 143 sqm | S$858,000 | S$6,000 psm |
| Sept 2026 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 71 years left | 143 sqm | S$870,000 | S$6,084 psm |
| Jul 2026 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 71 years left | 144 sqm | S$880,000 | S$6,111 psm |
| May 2026 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 71 years left | 144 sqm | S$855,000 | S$5,938 psm |
| Jul 2025 | Blk 656 · EXECUTIVE · 07 TO 09 · Maisonette · 72 years left | 144 sqm | S$908,000 | S$6,306 psm |
| Apr 2025 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 72 years left | 144 sqm | S$948,000 | S$6,583 psm |
| Aug 2024 | Blk 656 · EXECUTIVE · 10 TO 12 · Maisonette · 73 years left | 144 sqm | S$835,000 | S$5,799 psm |
| Dec 2023 | Blk 656 · EXECUTIVE · 01 TO 03 · Maisonette · 73 years left | 144 sqm | S$755,000 | S$5,243 psm |
| Jul 2023 | Blk 656 · EXECUTIVE · 10 TO 12 · Maisonette · 74 years left | 143 sqm | S$810,000 | S$5,664 psm |
| Mar 2022 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 75 years left | 144 sqm | S$728,000 | S$5,056 psm |
| Dec 2021 | Blk 656 · EXECUTIVE · 04 TO 06 · Maisonette · 75 years left | 143 sqm | S$730,000 | S$5,105 psm |
Showing 11 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 656 · EXECUTIVE | S$3,000 | — |
| Feb 2025 | Blk 656 · EXECUTIVE | S$2,200 | — |
| Aug 2024 | Blk 656 · EXECUTIVE | S$4,000 | — |
| Jul 2024 | Blk 656 · EXECUTIVE | S$3,000 | — |
| Feb 2023 | Blk 656 · EXECUTIVE | S$3,500 | — |
| Aug 2022 | Blk 656 · EXECUTIVE | S$3,200 | — |
| Nov 2021 | Blk 656 · EXECUTIVE | S$2,300 | — |
| Sept 2021 | Blk 656 · EXECUTIVE | S$2,500 | — |
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$834,638 | S$921,508 | S$998,011 | S$1,015,465 |
| 10 years | 60 years | S$808,579 | S$985,653 | S$1,156,103 | S$1,196,894 |
| 20 years | 50 years | S$744,693 | S$1,106,574 | S$1,522,387 | S$1,631,713 |
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.