Blk 728 Woodlands Circle
Project page · 99-year lease from 1997
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 728 | 01 TO 03 | 91 sqm | S$518,888 | S$5,702 psm | ×1.000 | S$5,702 psm |
| Jun 2026 | Blk 728 | 07 TO 09 | 91 sqm | S$530,000 | S$5,824 psm | ×1.000 | S$5,824 psm |
| Jun 2026 | Blk 728 | 01 TO 03 | 91 sqm | S$518,000 | S$5,692 psm | ×1.000 | S$5,692 psm |
| May 2026 | Blk 728 | 07 TO 09 | 101 sqm | S$578,000 | S$5,723 psm | ×1.000 | S$5,723 psm |
| Mar 2026 | Blk 728 | 04 TO 06 | 91 sqm | S$525,000 | S$5,769 psm | ×0.997 | S$5,752 psm |
| Feb 2026 | Blk 728 | 10 TO 12 | 91 sqm | S$536,888 | S$5,900 psm | ×0.997 | S$5,882 psm |
How accurate is this estimate for Woodlands Circle?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 114 sales in Woodlands Circle since.
- Median error
- 4.8%
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.
7.12% gross yield
S$37,200 of rent a year against the estimate above · 0.43 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 58 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 731 | 4 ROOM | S$3,200 |
| Sept 2026 | 766 | 4 ROOM | S$2,950 |
| Sept 2026 | 737 | 4 ROOM | S$2,700 |
| Sept 2026 | 734 | 4 ROOM | S$2,500 |
| Aug 2026 | 732 | 4 ROOM | S$3,500 |
| Aug 2026 | 736 | 4 ROOM | S$3,100 |
| Aug 2026 | 735 | 4 ROOM | S$3,100 |
| Aug 2026 | 737 | 4 ROOM | S$3,000 |
median of 58 HDB rental approvals for 4 ROOM on Woodlands Circle since 2025-10.
Buying or selling at S$522,112?
Buying: Stamp duty on S$522,112 · Cash and CPF needed on S$522,112 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$522,112.
Each opens with this figure filled in; change anything there.
Primary schools near 728 Woodlands Circle
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
- Admiralty Primary School · 74 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 385 m · no 2025 Phase 2C ballot
- Riverside Primary School · 501 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 622 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 847 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,096 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 1,349 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,674 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,762 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 70 years left | 91 sqm | S$518,000 | S$5,692 psm |
| Jun 2026 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 70 years left | 91 sqm | S$530,000 | S$5,824 psm |
| Jun 2026 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 70 years left | 91 sqm | S$518,888 | S$5,702 psm |
| May 2026 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 70 years left | 101 sqm | S$578,000 | S$5,723 psm |
| Mar 2026 | Blk 728 · 4 ROOM · 04 TO 06 · Model A2 · 71 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Feb 2026 | Blk 728 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 91 sqm | S$536,888 | S$5,900 psm |
| Jul 2025 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 71 years left | 100 sqm | S$578,000 | S$5,780 psm |
| Jun 2025 | Blk 728 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 91 sqm | S$542,000 | S$5,956 psm |
| May 2025 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 71 years left | 91 sqm | S$515,000 | S$5,659 psm |
| Oct 2024 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 72 years left | 101 sqm | S$530,000 | S$5,248 psm |
| May 2024 | Blk 728 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left | 91 sqm | S$515,000 | S$5,659 psm |
| May 2024 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 72 years left | 91 sqm | S$490,000 | S$5,385 psm |
| May 2023 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Feb 2023 | Blk 728 · 4 ROOM · 01 TO 03 · Model A2 · 74 years left | 91 sqm | S$440,000 | S$4,835 psm |
| Dec 2022 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 74 years left | 91 sqm | S$465,888 | S$5,120 psm |
| Nov 2022 | Blk 728 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 100 sqm | S$480,000 | S$4,800 psm |
| Sept 2022 | Blk 728 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 91 sqm | S$433,000 | S$4,758 psm |
| Mar 2022 | Blk 728 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left excluded: outlier | 91 sqm | S$450,000 | S$4,945 psm |
| Feb 2022 | Blk 728 · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 100 sqm | S$443,888 | S$4,439 psm |
Showing 19 of 99.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 728 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 728 · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 728 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 728 · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 728 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 728 · 4 ROOM | S$2,800 | — |
| Dec 2024 | Blk 728 · 4 ROOM | S$2,000 | — |
| Nov 2024 | Blk 728 · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 728 · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 728 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 728 · 4 ROOM | S$3,100 | — |
| Jan 2024 | Blk 728 · 4 ROOM | S$3,150 | — |
| Sept 2023 | Blk 728 · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 728 · 4 ROOM | S$2,700 | — |
| Nov 2022 | Blk 728 · 4 ROOM | S$3,400 | — |
| Sept 2022 | Blk 728 · 4 ROOM | S$2,250 | — |
| Jun 2022 | Blk 728 · 4 ROOM | S$2,900 | — |
| Apr 2022 | Blk 728 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 728 · 4 ROOM | S$1,600 | — |
| Dec 2021 | Blk 728 · 4 ROOM | S$2,200 | — |
| Aug 2021 | Blk 728 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 728 · 4 ROOM | S$2,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 64 years | S$505,810 | S$558,455 | S$604,818 | S$615,395 |
| 10 years | 59 years | S$488,003 | S$594,873 | S$697,745 | S$722,364 |
| 20 years | 49 years | S$442,380 | S$657,354 | S$904,366 | S$969,310 |
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.