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HDB · 730765

Blk 765 Woodlands Circle

Project page · 99-year lease from 2003

Indicative value range
S$470,961 – S$501,683
Indicative mid S$480,883 · S$5,343 psm

Based on 78 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
Oct 2026Blk 74107 TO 09102 sqmS$540,000S$5,294 psm×1.000S$5,294 psm
Sept 2026Blk 74604 TO 06103 sqmS$520,000S$5,049 psm×1.000S$5,049 psm
Sept 2026Blk 74104 TO 06100 sqmS$530,000S$5,300 psm×1.000S$5,300 psm
Sept 2026Blk 74307 TO 0991 sqmS$523,000S$5,747 psm×1.000S$5,747 psm
Sept 2026Blk 74004 TO 06102 sqmS$538,000S$5,275 psm×1.000S$5,275 psm
Sept 2026Blk 72904 TO 06100 sqmS$505,000S$5,050 psm×1.000S$5,050 psm
Aug 2026Blk 73810 TO 12103 sqmS$550,000S$5,340 psm×1.000S$5,340 psm
Aug 2026Blk 75110 TO 12103 sqmS$528,000S$5,126 psm×1.000S$5,126 psm
Aug 2026Blk 75201 TO 03101 sqmS$520,000S$5,149 psm×1.000S$5,149 psm
Aug 2026Blk 72101 TO 03101 sqmS$520,000S$5,149 psm×1.000S$5,149 psm
Aug 2026Blk 74810 TO 12103 sqmS$525,000S$5,097 psm×1.000S$5,097 psm
Aug 2026Blk 73710 TO 1291 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jul 2026Blk 73710 TO 1291 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Jul 2026Blk 74304 TO 0691 sqmS$485,000S$5,330 psm×1.000S$5,330 psm
Jul 2026Blk 74004 TO 06102 sqmS$502,000S$4,922 psm×1.000S$4,922 psm
Jul 2026Blk 74507 TO 09102 sqmS$545,000S$5,343 psm×1.000S$5,343 psm
Jul 2026Blk 74710 TO 12103 sqmS$545,000S$5,291 psm×1.000S$5,291 psm
Jul 2026Blk 73507 TO 09102 sqmS$555,000S$5,441 psm×1.000S$5,441 psm
Jul 2026Blk 75407 TO 09103 sqmS$565,000S$5,485 psm×1.000S$5,485 psm
Jul 2026Blk 73904 TO 0691 sqmS$490,000S$5,385 psm×1.000S$5,385 psm
Jul 2026Blk 73410 TO 12103 sqmS$548,000S$5,320 psm×1.000S$5,320 psm
Jul 2026Blk 74707 TO 09103 sqmS$540,000S$5,243 psm×1.000S$5,243 psm
Jul 2026Blk 73301 TO 03103 sqmS$530,000S$5,146 psm×1.000S$5,146 psm
Jun 2026Blk 73104 TO 06102 sqmS$545,000S$5,343 psm×1.000S$5,343 psm
Jun 2026Blk 74804 TO 06101 sqmS$541,000S$5,356 psm×1.000S$5,356 psm
Jun 2026Blk 72801 TO 0391 sqmS$518,888S$5,702 psm×1.000S$5,702 psm
Jun 2026Blk 73107 TO 09103 sqmS$575,000S$5,583 psm×1.000S$5,583 psm
Jun 2026Blk 75410 TO 12101 sqmS$520,000S$5,149 psm×1.000S$5,149 psm
Jun 2026Blk 74810 TO 12103 sqmS$495,000S$4,806 psm×1.000S$4,806 psm
Jun 2026Blk 72807 TO 0991 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jun 2026Blk 74204 TO 06103 sqmS$565,000S$5,485 psm×1.000S$5,485 psm
Jun 2026Blk 73104 TO 06101 sqmS$538,888S$5,336 psm×1.000S$5,336 psm
Jun 2026Blk 72710 TO 12102 sqmS$575,888S$5,646 psm×1.000S$5,646 psm
Jun 2026Blk 72904 TO 0691 sqmS$535,000S$5,879 psm×1.000S$5,879 psm
Jun 2026Blk 72801 TO 0391 sqmS$518,000S$5,692 psm×1.000S$5,692 psm
Jun 2026Blk 74207 TO 09102 sqmS$480,888S$4,715 psm×1.000S$4,715 psm
May 2026Blk 74307 TO 0991 sqmS$490,000S$5,385 psm×1.000S$5,385 psm
May 2026Blk 72807 TO 09101 sqmS$578,000S$5,723 psm×1.000S$5,723 psm
May 2026Blk 72910 TO 12101 sqmS$540,000S$5,347 psm×1.000S$5,347 psm
May 2026Blk 72904 TO 0691 sqmS$538,000S$5,912 psm×1.000S$5,912 psm
May 2026Blk 73910 TO 1291 sqmS$498,000S$5,473 psm×1.000S$5,473 psm
Apr 2026Blk 74307 TO 0991 sqmS$540,000S$5,934 psm×1.000S$5,934 psm
Apr 2026Blk 73804 TO 06102 sqmS$538,000S$5,275 psm×1.000S$5,275 psm
Apr 2026Blk 73104 TO 06101 sqmS$555,000S$5,495 psm×1.000S$5,495 psm
Apr 2026Blk 73804 TO 06102 sqmS$545,000S$5,343 psm×1.000S$5,343 psm
Apr 2026Blk 74310 TO 1291 sqmS$505,000S$5,549 psm×1.000S$5,549 psm
Apr 2026Blk 75301 TO 03103 sqmS$550,000S$5,340 psm×1.000S$5,340 psm
Apr 2026Blk 75101 TO 03102 sqmS$512,888S$5,028 psm×1.000S$5,028 psm
Apr 2026Blk 73504 TO 06102 sqmS$530,000S$5,196 psm×1.000S$5,196 psm
Mar 2026Blk 74507 TO 09102 sqmS$538,888S$5,283 psm×0.997S$5,268 psm
Mar 2026Blk 74010 TO 12102 sqmS$538,000S$5,275 psm×0.997S$5,259 psm
Mar 2026Blk 764A04 TO 0690 sqmS$538,000S$5,978 psm×0.997S$5,960 psm
Mar 2026Blk 74304 TO 06100 sqmS$520,000S$5,200 psm×0.997S$5,185 psm
Mar 2026Blk 72804 TO 0691 sqmS$525,000S$5,769 psm×0.997S$5,752 psm
Mar 2026Blk 74310 TO 12100 sqmS$545,000S$5,450 psm×0.997S$5,434 psm
Feb 2026Blk 73607 TO 09103 sqmS$578,000S$5,612 psm×0.997S$5,595 psm
Feb 2026Blk 73807 TO 09101 sqmS$540,000S$5,347 psm×0.997S$5,331 psm
Feb 2026Blk 72810 TO 1291 sqmS$536,888S$5,900 psm×0.997S$5,882 psm
Feb 2026Blk 74501 TO 03102 sqmS$535,000S$5,245 psm×0.997S$5,230 psm
Jan 2026Blk 73501 TO 03102 sqmS$530,000S$5,196 psm×0.997S$5,181 psm
Jan 2026Blk 73404 TO 06101 sqmS$558,000S$5,525 psm×0.997S$5,508 psm
Jan 2026Blk 74410 TO 12102 sqmS$550,000S$5,392 psm×0.997S$5,376 psm
Jan 2026Blk 73701 TO 0391 sqmS$520,000S$5,714 psm×0.997S$5,697 psm
Jan 2026Blk 76610 TO 1290 sqmS$545,000S$6,056 psm×0.997S$6,038 psm
Jan 2026Blk 76401 TO 0391 sqmS$503,000S$5,527 psm×0.997S$5,511 psm
Jan 2026Blk 74610 TO 12103 sqmS$540,000S$5,243 psm×0.997S$5,227 psm
Dec 2025Blk 73710 TO 12100 sqmS$540,000S$5,400 psm×0.996S$5,379 psm
Dec 2025Blk 75301 TO 03102 sqmS$538,000S$5,275 psm×0.996S$5,254 psm
Dec 2025Blk 74407 TO 09102 sqmS$545,800S$5,351 psm×0.996S$5,330 psm
Dec 2025Blk 76607 TO 0990 sqmS$535,000S$5,944 psm×0.996S$5,921 psm
Dec 2025Blk 73610 TO 12103 sqmS$570,000S$5,534 psm×0.996S$5,512 psm
Dec 2025Blk 75401 TO 03101 sqmS$515,000S$5,099 psm×0.996S$5,079 psm
Dec 2025Blk 73010 TO 12100 sqmS$538,000S$5,380 psm×0.996S$5,359 psm
Nov 2025Blk 72710 TO 12102 sqmS$582,888S$5,715 psm×0.996S$5,692 psm
Nov 2025Blk 73610 TO 12102 sqmS$565,000S$5,539 psm×0.996S$5,517 psm
Nov 2025Blk 75407 TO 09103 sqmS$545,000S$5,291 psm×0.996S$5,270 psm
Nov 2025Blk 74604 TO 06102 sqmS$525,000S$5,147 psm×0.996S$5,127 psm
Nov 2025Blk 73601 TO 03101 sqmS$520,000S$5,149 psm×0.996S$5,128 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.

7.74% gross yield

S$37,200 of rent a year against the estimate above · 1 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.

In Woodlands, flats of this type with 70 to 79 years of lease left yield 6.74%, from 16 blocks.

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
Sept 20267314 ROOMS$3,200
Sept 20267664 ROOMS$2,950
Sept 20267374 ROOMS$2,700
Sept 20267344 ROOMS$2,500
Aug 20267324 ROOMS$3,500
Aug 20267364 ROOMS$3,100
Aug 20267354 ROOMS$3,100
Aug 20267374 ROOMS$3,000

median of 58 HDB rental approvals for 4 ROOM on Woodlands Circle since 2025-10.

Buying or selling at S$480,883?

Buying: Stamp duty on S$480,883 · Cash and CPF needed on S$480,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$480,883.

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

Primary schools near 765 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2025
Blk 765 · 4 ROOM · 13 TO 15 · Model A · 77 years left
90 sqmS$535,000S$5,944 psm
Apr 2025
Blk 765 · 4 ROOM · 07 TO 09 · Model A · 77 years left
90 sqmS$511,722S$5,686 psm
Apr 2025
Blk 765 · 4 ROOM · 01 TO 03 · Model A · 77 years left
90 sqmS$515,000S$5,722 psm
Sept 2024
Blk 765 · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$508,000S$5,644 psm
Jul 2024
Blk 765 · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$526,000S$5,844 psm
Apr 2024
Blk 765 · 4 ROOM · 04 TO 06 · Model A · 78 years left
91 sqmS$505,000S$5,549 psm
Aug 2023
Blk 765 · 4 ROOM · 07 TO 09 · Model A · 79 years left
90 sqmS$485,000S$5,389 psm
Jan 2023
Blk 765 · 4 ROOM · 01 TO 03 · Model A · 80 years left
90 sqmS$435,000S$4,833 psm
Jun 2022
Blk 765 · 4 ROOM · 07 TO 09 · Model A · 80 years left
91 sqmS$425,000S$4,670 psm
May 2022
Blk 765 · 4 ROOM · 04 TO 06 · Model A · 80 years left
90 sqmS$430,000S$4,778 psm
See more

Showing 10 of 68.

Sale prices as filed in caveats.

Where the lease takes this

About 75 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 years70 yearsS$453,832S$501,067S$542,665S$552,156
10 years65 yearsS$435,364S$530,707S$622,482S$644,445
20 years55 yearsS$406,923S$604,666S$831,879S$891,618

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.