Blk 736 Woodlands Circle
Project page · 99-year lease from 1998
Based on 28 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 764 | 10 TO 12 | 111 sqm | S$636,000 | S$5,730 psm | ×1.000 | S$5,730 psm |
| Oct 2026 | Blk 764A | 04 TO 06 | 110 sqm | S$575,000 | S$5,227 psm | ×1.000 | S$5,227 psm |
| Sept 2026 | Blk 764A | 04 TO 06 | 111 sqm | S$590,000 | S$5,315 psm | ×1.000 | S$5,315 psm |
| Aug 2026 | Blk 741 | 04 TO 06 | 122 sqm | S$650,000 | S$5,328 psm | ×1.000 | S$5,328 psm |
| Aug 2026 | Blk 751 | 04 TO 06 | 121 sqm | S$628,000 | S$5,190 psm | ×1.000 | S$5,190 psm |
| Jul 2026 | Blk 740 | 07 TO 09 | 122 sqm | S$600,000 | S$4,918 psm | ×1.000 | S$4,918 psm |
| Jul 2026 | Blk 753 | 04 TO 06 | 122 sqm | S$620,000 | S$5,082 psm | ×1.000 | S$5,082 psm |
| Jul 2026 | Blk 753 | 07 TO 09 | 122 sqm | S$675,000 | S$5,533 psm | ×1.000 | S$5,533 psm |
| Jul 2026 | Blk 766 | 07 TO 09 | 111 sqm | S$635,000 | S$5,721 psm | ×1.000 | S$5,721 psm |
| Jul 2026 | Blk 746 | 01 TO 03 | 121 sqm | S$580,000 | S$4,793 psm | ×1.000 | S$4,793 psm |
| Jul 2026 | Blk 735 | 01 TO 03 | 122 sqm | S$585,000 | S$4,795 psm | ×1.000 | S$4,795 psm |
| Jun 2026 | Blk 752 | 07 TO 09 | 121 sqm | S$655,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| May 2026 | Blk 754 | 01 TO 03 | 122 sqm | S$627,000 | S$5,139 psm | ×1.000 | S$5,139 psm |
| May 2026 | Blk 727 | 07 TO 09 | 122 sqm | S$707,000 | S$5,795 psm | ×1.000 | S$5,795 psm |
| May 2026 | Blk 734 | 01 TO 03 | 122 sqm | S$600,000 | S$4,918 psm | ×1.000 | S$4,918 psm |
| May 2026 | Blk 754 | 10 TO 12 | 122 sqm | S$675,000 | S$5,533 psm | ×1.000 | S$5,533 psm |
| May 2026 | Blk 740 | 01 TO 03 | 123 sqm | S$620,000 | S$5,041 psm | ×1.000 | S$5,041 psm |
| Mar 2026 | Blk 731 | 10 TO 12 | 122 sqm | S$633,999 | S$5,197 psm | ×0.997 | S$5,181 psm |
| Jan 2026 | Blk 753 | 07 TO 09 | 121 sqm | S$685,000 | S$5,661 psm | ×0.997 | S$5,644 psm |
| Jan 2026 | Blk 766 | 07 TO 09 | 111 sqm | S$608,000 | S$5,477 psm | ×0.997 | S$5,461 psm |
| Jan 2026 | Blk 741 | 04 TO 06 | 122 sqm | S$640,000 | S$5,246 psm | ×0.997 | S$5,230 psm |
| Jan 2026 | Blk 736 | 10 TO 12 | 122 sqm | S$675,000 | S$5,533 psm | ×0.997 | S$5,516 psm |
| Jan 2026 | Blk 766 | 10 TO 12 | 111 sqm | S$635,888 | S$5,729 psm | ×0.997 | S$5,712 psm |
| Jan 2026 | Blk 747 | 04 TO 06 | 122 sqm | S$700,000 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Jan 2026 | Blk 742 | 07 TO 09 | 122 sqm | S$648,888 | S$5,319 psm | ×0.997 | S$5,303 psm |
| Nov 2025 | Blk 753 | 10 TO 12 | 121 sqm | S$668,000 | S$5,521 psm | ×0.996 | S$5,499 psm |
| Nov 2025 | Blk 727 | 10 TO 12 | 121 sqm | S$685,000 | S$5,661 psm | ×0.996 | S$5,639 psm |
| Nov 2025 | Blk 731 | 10 TO 12 | 122 sqm | S$670,000 | S$5,492 psm | ×0.996 | S$5,470 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.
6.04% gross yield
S$39,600 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 30 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 746 | 5 ROOM | S$3,500 |
| Sept 2026 | 732 | 5 ROOM | S$3,300 |
| Sept 2026 | 754 | 5 ROOM | S$3,150 |
| Sept 2026 | 736 | 5 ROOM | S$2,500 |
| Aug 2026 | 738 | 5 ROOM | S$3,700 |
| Aug 2026 | 749 | 5 ROOM | S$3,400 |
| Aug 2026 | 744 | 5 ROOM | S$3,400 |
| Aug 2026 | 736 | 5 ROOM | S$3,200 |
median of 30 HDB rental approvals for 5 ROOM on Woodlands Circle since 2025-10.
Buying or selling at S$655,206?
Buying: Stamp duty on S$655,206 · Cash and CPF needed on S$655,206 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,206.
Each opens with this figure filled in; change anything there.
Primary schools near 736 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
- Evergreen Primary School · 175 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 663 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Primary School · 780 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 832 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 833 m · no 2025 Phase 2C ballot
- Qihua Primary School · 867 m · no 2025 Phase 2C ballot
1 to 2 km
- Woodgrove Primary School · 1,206 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,566 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,575 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 736 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 103 sqm | S$578,000 | S$5,612 psm |
| Jan 2026 | Blk 736 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 122 sqm | S$675,000 | S$5,533 psm |
| Dec 2025 | Blk 736 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 103 sqm | S$570,000 | S$5,534 psm |
| Nov 2025 | Blk 736 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 101 sqm | S$520,000 | S$5,149 psm |
| Nov 2025 | Blk 736 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 102 sqm | S$565,000 | S$5,539 psm |
| Jun 2025 | Blk 736 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 121 sqm | S$690,000 | S$5,702 psm |
| May 2025 | Blk 736 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$640,000 | S$5,246 psm |
| Oct 2024 | Blk 736 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 122 sqm | S$615,000 | S$5,041 psm |
| Apr 2024 | Blk 736 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 121 sqm | S$580,000 | S$4,793 psm |
| Oct 2023 | Blk 736 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 121 sqm | S$600,000 | S$4,959 psm |
| Oct 2023 | Blk 736 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 103 sqm | S$470,000 | S$4,563 psm |
| May 2023 | Blk 736 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 122 sqm | S$585,000 | S$4,795 psm |
| May 2023 | Blk 736 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$572,000 | S$4,689 psm |
| Apr 2023 | Blk 736 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 121 sqm | S$574,000 | S$4,744 psm |
| Feb 2023 | Blk 736 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 101 sqm | S$510,000 | S$5,050 psm |
| Jan 2023 | Blk 736 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$580,000 | S$4,754 psm |
| Oct 2022 | Blk 736 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 122 sqm | S$570,000 | S$4,672 psm |
| Sept 2022 | Blk 736 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 102 sqm | S$455,000 | S$4,461 psm |
| May 2022 | Blk 736 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 103 sqm | S$430,000 | S$4,175 psm |
| Feb 2022 | Blk 736 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 121 sqm | S$523,888 | S$4,330 psm |
| Feb 2022 | Blk 736 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 122 sqm | S$516,000 | S$4,230 psm |
Showing 21 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 736 · 5 ROOM | S$2,500 | — |
| Aug 2026 | Blk 736 · 5 ROOM | S$3,200 | — |
| Aug 2026 | Blk 736 · 4 ROOM | S$3,100 | — |
| Dec 2025 | Blk 736 · 4 ROOM | S$2,500 | — |
| Sept 2025 | Blk 736 · 4 ROOM | S$3,100 | — |
| Aug 2025 | Blk 736 · 5 ROOM | S$3,300 | — |
| Aug 2025 | Blk 736 · 4 ROOM | S$2,200 | — |
| Jun 2025 | Blk 736 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 736 · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 736 · 5 ROOM | S$3,200 | — |
| Jun 2024 | Blk 736 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 736 · 4 ROOM | S$2,200 | — |
| Aug 2023 | Blk 736 · 5 ROOM | S$2,900 | — |
| Aug 2023 | Blk 736 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 736 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 736 · 5 ROOM | S$2,800 | — |
| Sept 2022 | Blk 736 · 5 ROOM | S$2,350 | — |
| Jul 2022 | Blk 736 · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 736 · 4 ROOM | S$1,700 | — |
| Sept 2021 | Blk 736 · 5 ROOM | S$2,100 | — |
| Aug 2021 | Blk 736 · 4 ROOM | S$1,900 | — |
| Jul 2021 | Blk 736 · 4 ROOM | S$1,500 | — |
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$628,544 | S$693,964 | S$751,576 | S$764,720 |
| 10 years | 60 years | S$608,920 | S$742,269 | S$870,631 | S$901,350 |
| 20 years | 50 years | S$560,808 | S$833,332 | S$1,146,470 | S$1,228,800 |
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.