Blk 777 Woodlands Cres
Project page · 99-year lease from 1998
Based on 10 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 777 | 13 TO 15 | 120 sqm | S$605,000 | S$5,042 psm | ×1.000 | S$5,042 psm |
| Oct 2026 | Blk 787E | 13 TO 15 | 120 sqm | S$640,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| Aug 2026 | Blk 787D | 01 TO 03 | 122 sqm | S$630,000 | S$5,164 psm | ×1.000 | S$5,164 psm |
| Jul 2026 | Blk 776 | 04 TO 06 | 124 sqm | S$600,000 | S$4,839 psm | ×1.000 | S$4,839 psm |
| Jul 2026 | Blk 787C | 01 TO 03 | 122 sqm | S$650,000 | S$5,328 psm | ×1.000 | S$5,328 psm |
| Jun 2026 | Blk 779 | 07 TO 09 | 121 sqm | S$615,888 | S$5,090 psm | ×1.000 | S$5,090 psm |
| May 2026 | Blk 787D | 04 TO 06 | 122 sqm | S$660,000 | S$5,410 psm | ×1.000 | S$5,410 psm |
| May 2026 | Blk 787D | 07 TO 09 | 122 sqm | S$672,888 | S$5,515 psm | ×1.000 | S$5,515 psm |
| Dec 2025 | Blk 787C | 07 TO 09 | 122 sqm | S$690,000 | S$5,656 psm | ×0.996 | S$5,634 psm |
| Nov 2025 | Blk 777 | 04 TO 06 | 121 sqm | S$625,000 | S$5,165 psm | ×0.996 | S$5,145 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.
6.05% gross yield
S$38,400 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 17 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 | 787D | 5 ROOM | S$3,050 |
| Jul 2026 | 787D | 5 ROOM | S$3,500 |
| Apr 2026 | 782A | 5 ROOM | S$3,350 |
| Apr 2026 | 787E | 5 ROOM | S$3,200 |
| Apr 2026 | 776 | 5 ROOM | S$3,100 |
| Apr 2026 | 787D | 5 ROOM | S$3,050 |
| Mar 2026 | 787C | 5 ROOM | S$3,800 |
| Mar 2026 | 782B | 5 ROOM | S$3,200 |
median of 17 HDB rental approvals for 5 ROOM on Woodlands Cres since 2025-10.
Buying or selling at S$634,754?
Buying: Stamp duty on S$634,754 · Cash and CPF needed on S$634,754 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$634,754.
Each opens with this figure filled in; change anything there.
Primary schools near 777 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
- Riverside Primary School · 189 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 587 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,310 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,393 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,398 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,759 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodgrove Primary School · 1,825 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 777 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 120 sqm | S$605,000 | S$5,042 psm |
| Feb 2026 | Blk 777 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 102 sqm | S$540,000 | S$5,294 psm |
| Nov 2025 | Blk 777 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 121 sqm | S$625,000 | S$5,165 psm |
| Aug 2024 | Blk 777 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 120 sqm | S$570,000 | S$4,750 psm |
| Jun 2024 | Blk 777 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Jan 2024 | Blk 777 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 123 sqm | S$565,000 | S$4,594 psm |
| Oct 2023 | Blk 777 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 123 sqm | S$550,000 | S$4,472 psm |
| Aug 2023 | Blk 777 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 121 sqm | S$562,000 | S$4,645 psm |
| Jul 2023 | Blk 777 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 123 sqm | S$565,000 | S$4,594 psm |
| Jul 2023 | Blk 777 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 120 sqm | S$562,000 | S$4,683 psm |
| Jul 2023 | Blk 777 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 102 sqm | S$475,000 | S$4,657 psm |
| Jun 2023 | Blk 777 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 121 sqm | S$575,000 | S$4,752 psm |
| Feb 2023 | Blk 777 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 123 sqm | S$555,000 | S$4,512 psm |
| May 2022 | Blk 777 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 100 sqm | S$455,000 | S$4,550 psm |
| Feb 2022 | Blk 777 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$440,000 | S$4,356 psm |
Showing 15 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 777 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 777 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 777 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 777 · 5 ROOM | S$3,200 | — |
| Aug 2024 | Blk 777 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 777 · 4 ROOM | S$3,000 | — |
| Jan 2023 | Blk 777 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 777 · 4 ROOM | S$1,850 | — |
| Sept 2021 | Blk 777 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 777 · 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 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$608,924 | S$672,302 | S$728,116 | S$740,850 |
| 10 years | 60 years | S$589,912 | S$719,100 | S$843,454 | S$873,214 |
| 20 years | 50 years | S$543,303 | S$807,320 | S$1,110,683 | S$1,190,444 |
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.