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HDB · 730711

Blk 711 Woodlands Dr 70

Project page · 99-year lease from 1997

Indicative value range
S$538,798 – S$588,676
Indicative mid S$559,461 · S$5,539 psm

Based on 19 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
Sept 2026Blk 71004 TO 06101 sqmS$536,888S$5,316 psm×1.000S$5,316 psm
Sept 2026Blk 71110 TO 12101 sqmS$550,000S$5,446 psm×1.000S$5,446 psm
Sept 2026Blk 71510 TO 12101 sqmS$560,000S$5,545 psm×1.000S$5,545 psm
Jul 2026Blk 71713 TO 15100 sqmS$618,888S$6,189 psm×1.000S$6,189 psm
Jul 2026Blk 71501 TO 03101 sqmS$533,000S$5,277 psm×1.000S$5,277 psm
Jul 2026Blk 71504 TO 06100 sqmS$584,888S$5,849 psm×1.000S$5,849 psm
Jul 2026Blk 70901 TO 0399 sqmS$575,000S$5,808 psm×1.000S$5,808 psm
Jul 2026Blk 70810 TO 1299 sqmS$585,000S$5,909 psm×1.000S$5,909 psm
Jul 2026Blk 70801 TO 03102 sqmS$530,000S$5,196 psm×1.000S$5,196 psm
May 2026Blk 71601 TO 03102 sqmS$565,000S$5,539 psm×1.000S$5,539 psm
May 2026Blk 71507 TO 09100 sqmS$595,000S$5,950 psm×1.000S$5,950 psm
Apr 2026Blk 70801 TO 0399 sqmS$530,000S$5,354 psm×1.000S$5,354 psm
Mar 2026Blk 71004 TO 06102 sqmS$542,888S$5,322 psm×0.997S$5,307 psm
Feb 2026Blk 71101 TO 03100 sqmS$538,000S$5,380 psm×0.997S$5,364 psm
Feb 2026Blk 71710 TO 12100 sqmS$601,000S$6,010 psm×0.997S$5,992 psm
Jan 2026Blk 71201 TO 03100 sqmS$538,000S$5,380 psm×0.997S$5,364 psm
Jan 2026Blk 71204 TO 06102 sqmS$538,000S$5,275 psm×0.997S$5,259 psm
Dec 2025Blk 71410 TO 12100 sqmS$580,000S$5,800 psm×0.996S$5,777 psm
Dec 2025Blk 71704 TO 06101 sqmS$585,000S$5,792 psm×0.996S$5,769 psm

How accurate is this estimate for Woodlands Dr 70?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 34 sales in Woodlands Dr 70 since.

Median error
4.3%

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.

6.43% gross yield

S$36,000 of rent a year against the estimate above · 0.26 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 10 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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
Aug 20267084 ROOMS$3,000
Jun 20267114 ROOMS$3,000
Apr 20267114 ROOMS$3,000
Apr 20267114 ROOMS$2,500
Feb 20267114 ROOMS$2,000
Jan 2026717B4 ROOMS$3,200
Jan 20267174 ROOMS$2,600
Nov 20257084 ROOMS$3,150

median of 10 HDB rental approvals for 4 ROOM on Woodlands Dr 70 since 2025-10.

Buying or selling at S$559,461?

Buying: Stamp duty on S$559,461 · Cash and CPF needed on S$559,461 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$559,461.

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

Primary schools near 711 Woodlands Dr 70

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
Sept 2026
Blk 711 · 4 ROOM · 10 TO 12 · Model A · 70 years left
101 sqmS$550,000S$5,446 psm
Aug 2026
Blk 711 · 5 ROOM · 04 TO 06 · Improved · 70 years left
121 sqmS$636,888S$5,264 psm
Jun 2026
Blk 711 · 5 ROOM · 07 TO 09 · Improved · 70 years left
121 sqmS$670,000S$5,537 psm
Apr 2026
Blk 711 · 5 ROOM · 04 TO 06 · Improved · 70 years left
119 sqmS$630,000S$5,294 psm
Feb 2026
Blk 711 · 4 ROOM · 01 TO 03 · Model A · 70 years left
100 sqmS$538,000S$5,380 psm
Oct 2025
Blk 711 · 4 ROOM · 01 TO 03 · Model A · 71 years left
101 sqmS$530,000S$5,248 psm
Apr 2025
Blk 711 · 4 ROOM · 04 TO 06 · Model A · 71 years left
102 sqmS$545,000S$5,343 psm
Oct 2024
Blk 711 · 5 ROOM · 07 TO 09 · Improved · 72 years left
118 sqmS$672,000S$5,695 psm
Mar 2024
Blk 711 · 5 ROOM · 04 TO 06 · Improved · 72 years left
121 sqmS$635,000S$5,248 psm
Nov 2023
Blk 711 · 5 ROOM · 04 TO 06 · Improved · 72 years left
119 sqmS$595,000S$5,000 psm
Nov 2023
Blk 711 · 4 ROOM · 10 TO 12 · Model A · 72 years left
101 sqmS$510,000S$5,050 psm
Aug 2023
Blk 711 · 5 ROOM · 07 TO 09 · Improved · 73 years left
119 sqmS$640,888S$5,386 psm
Jul 2023
Blk 711 · 4 ROOM · 04 TO 06 · Model A · 73 years left
101 sqmS$525,000S$5,198 psm
Apr 2023
Blk 711 · 4 ROOM · 10 TO 12 · Model A · 73 years left
102 sqmS$512,000S$5,020 psm
Apr 2022
Blk 711 · 5 ROOM · 07 TO 09 · Improved · 74 years left
121 sqmS$568,888S$4,702 psm
Jan 2022
Blk 711 · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$425,000S$4,208 psm
Nov 2021
Blk 711 · 4 ROOM · 07 TO 09 · Model A · 74 years left
101 sqmS$435,888S$4,316 psm
See more

Showing 17 of 68.

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 years64 yearsS$541,994S$598,405S$648,084S$659,418
10 years59 yearsS$522,913S$637,428S$747,658S$774,039
20 years49 yearsS$474,026S$704,378S$969,060S$1,038,650

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.