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HDB · 730776

Blk 776 Woodlands Cres

Project page · 99-year lease from 1998

Indicative value range
S$518,676 – S$557,835
Indicative mid S$537,581 · S$5,323 psm

Based on 11 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 77407 TO 0993 sqmS$495,000S$5,323 psm×1.000S$5,323 psm
Sept 2026Blk 787B13 TO 15101 sqmS$518,888S$5,138 psm×1.000S$5,138 psm
May 2026Blk 787B13 TO 15100 sqmS$545,800S$5,458 psm×1.000S$5,458 psm
May 2026Blk 787B10 TO 12102 sqmS$570,000S$5,588 psm×1.000S$5,588 psm
May 2026Blk 787E04 TO 06102 sqmS$515,000S$5,049 psm×1.000S$5,049 psm
Apr 2026Blk 77913 TO 15100 sqmS$510,000S$5,100 psm×1.000S$5,100 psm
Feb 2026Blk 77610 TO 12101 sqmS$520,000S$5,149 psm×0.997S$5,133 psm
Feb 2026Blk 787E10 TO 12101 sqmS$545,000S$5,396 psm×0.997S$5,380 psm
Feb 2026Blk 77701 TO 03102 sqmS$540,000S$5,294 psm×0.997S$5,279 psm
Feb 2026Blk 787B10 TO 12101 sqmS$570,000S$5,644 psm×0.997S$5,627 psm
Jan 2026Blk 77407 TO 0991 sqmS$512,888S$5,636 psm×0.997S$5,620 psm

How accurate is this estimate for Woodlands Cres?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 90 sales in Woodlands Cres since.

Median error
3.0%

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.

6.70% gross yield

S$36,000 of rent a year against the estimate above · 0.04 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 21 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 20267774 ROOMS$3,000
Jul 2026787B4 ROOMS$3,400
Jun 2026782C4 ROOMS$3,400
Jun 2026787C4 ROOMS$3,200
Jun 20267744 ROOMS$3,100
May 2026782E4 ROOMS$2,800
May 20267744 ROOMS$2,700
May 20267754 ROOMS$2,500

median of 21 HDB rental approvals for 4 ROOM on Woodlands Cres since 2025-10.

Buying or selling at S$537,581?

Buying: Stamp duty on S$537,581 · Cash and CPF needed on S$537,581 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$537,581.

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

Primary schools near 776 Woodlands Cres

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
Jul 2026
Blk 776 · 5 ROOM · 04 TO 06 · Improved · 71 years left
124 sqmS$600,000S$4,839 psm
Feb 2026
Blk 776 · 4 ROOM · 10 TO 12 · Model A · 71 years left
101 sqmS$520,000S$5,149 psm
May 2025
Blk 776 · 5 ROOM · 07 TO 09 · Improved · 72 years left
121 sqmS$660,000S$5,455 psm
May 2025
Blk 776 · 5 ROOM · 04 TO 06 · Improved · 72 years left
121 sqmS$652,000S$5,388 psm
May 2025
Blk 776 · 4 ROOM · 01 TO 03 · Model A · 72 years left
102 sqmS$540,000S$5,294 psm
Mar 2025
Blk 776 · 4 ROOM · 10 TO 12 · Model A · 72 years left
101 sqmS$559,000S$5,535 psm
Feb 2025
Blk 776 · 4 ROOM · 01 TO 03 · Model A · 72 years left
103 sqmS$535,000S$5,194 psm
Jan 2025
Blk 776 · 4 ROOM · 04 TO 06 · Model A · 72 years left
101 sqmS$500,000S$4,951 psm
Nov 2024
Blk 776 · 5 ROOM · 07 TO 09 · Improved · 72 years left
121 sqmS$650,000S$5,372 psm
Nov 2024
Blk 776 · 4 ROOM · 10 TO 12 · Model A · 72 years left
101 sqmS$545,000S$5,396 psm
Jul 2024
Blk 776 · 5 ROOM · 10 TO 12 · Improved · 73 years left
121 sqmS$655,000S$5,413 psm
Jul 2024
Blk 776 · 4 ROOM · 01 TO 03 · Model A · 73 years left
102 sqmS$500,000S$4,902 psm
Apr 2024
Blk 776 · 4 ROOM · 10 TO 12 · Model A · 73 years left
excluded: outlier
101 sqmS$450,000S$4,455 psm
Feb 2024
Blk 776 · 4 ROOM · 07 TO 09 · Model A · 73 years left
101 sqmS$500,000S$4,951 psm
Aug 2023
Blk 776 · 4 ROOM · 01 TO 03 · Model A · 74 years left
103 sqmS$460,000S$4,466 psm
Mar 2023
Blk 776 · 5 ROOM · 10 TO 12 · Improved · 74 years left
121 sqmS$578,000S$4,777 psm
Jan 2023
Blk 776 · 4 ROOM · 07 TO 09 · Model A · 74 years left
101 sqmS$456,000S$4,515 psm
Mar 2022
Blk 776 · 4 ROOM · 01 TO 03 · Model A · 75 years left
101 sqmS$430,000S$4,257 psm
See more

Showing 18 of 80.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years65 yearsS$515,705S$569,380S$616,650S$627,434
10 years60 yearsS$499,604S$609,014S$714,331S$739,536
20 years50 yearsS$460,130S$683,729S$940,651S$1,008,201

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.