Blk 731 Woodlands Circle
Project page · 99-year lease from 1997
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 731 | 04 TO 06 | 102 sqm | S$545,000 | S$5,343 psm | ×1.000 | S$5,343 psm |
| Jun 2026 | Blk 731 | 07 TO 09 | 103 sqm | S$575,000 | S$5,583 psm | ×1.000 | S$5,583 psm |
| Jun 2026 | Blk 731 | 04 TO 06 | 101 sqm | S$538,888 | S$5,336 psm | ×1.000 | S$5,336 psm |
| Apr 2026 | Blk 731 | 04 TO 06 | 101 sqm | S$555,000 | S$5,495 psm | ×1.000 | S$5,495 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.
6.73% gross yield
S$37,200 of rent a year against the estimate above · 0.04 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$552,748?
Buying: Stamp duty on S$552,748 · Cash and CPF needed on S$552,748 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$552,748.
Each opens with this figure filled in; change anything there.
Primary schools near 731 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 · 191 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 266 m · no 2025 Phase 2C ballot
- Riverside Primary School · 562 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 737 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 855 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 874 m · no 2025 Phase 2C ballot
- Qihua Primary School · 982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodgrove Primary School · 1,291 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,636 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,679 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 731 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 101 sqm | S$538,888 | S$5,336 psm |
| Jun 2026 | Blk 731 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 103 sqm | S$575,000 | S$5,583 psm |
| Jun 2026 | Blk 731 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 102 sqm | S$545,000 | S$5,343 psm |
| Apr 2026 | Blk 731 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 101 sqm | S$555,000 | S$5,495 psm |
| Mar 2026 | Blk 731 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 122 sqm | S$633,999 | S$5,197 psm |
| Nov 2025 | Blk 731 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 122 sqm | S$670,000 | S$5,492 psm |
| Aug 2025 | Blk 731 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 122 sqm | S$658,000 | S$5,393 psm |
| Jun 2025 | Blk 731 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 122 sqm | S$658,000 | S$5,393 psm |
| Jul 2024 | Blk 731 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 122 sqm | S$653,000 | S$5,352 psm |
| Apr 2023 | Blk 731 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 122 sqm | S$560,000 | S$4,590 psm |
| Jan 2022 | Blk 731 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$435,000 | S$4,307 psm |
| Oct 2021 | Blk 731 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 102 sqm | S$410,000 | S$4,020 psm |
Showing 12 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 731 · 4 ROOM | S$3,200 | — |
| Jul 2026 | Blk 731 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 731 · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 731 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 731 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 731 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 731 · 5 ROOM | S$2,200 | — |
| Mar 2025 | Blk 731 · 5 ROOM | S$3,500 | — |
| Mar 2025 | Blk 731 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 731 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 731 · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 731 · 4 ROOM | S$3,600 | — |
| Mar 2024 | Blk 731 · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 731 · 5 ROOM | S$3,500 | — |
| Sept 2023 | Blk 731 · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 731 · 4 ROOM | S$2,900 | — |
| Apr 2023 | Blk 731 · 4 ROOM | S$2,500 | — |
| Apr 2023 | Blk 731 · 5 ROOM | S$1,800 | — |
| Mar 2023 | Blk 731 · 4 ROOM | S$2,900 | — |
| Sept 2022 | Blk 731 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 731 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 731 · 5 ROOM | S$2,600 | — |
| Sept 2021 | Blk 731 · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 731 · 4 ROOM | S$1,950 | — |
| May 2021 | Blk 731 · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 731 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 731 · 5 ROOM | S$1,800 | — |
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$535,490 | S$591,225 | S$640,308 | S$651,506 |
| 10 years | 59 years | S$516,638 | S$629,779 | S$738,687 | S$764,751 |
| 20 years | 49 years | S$468,339 | S$695,926 | S$957,432 | S$1,026,187 |
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.