Blk 804 Woodlands St 81
Project page · 99-year lease from 1988
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 804 | 10 TO 12 | 149 sqm | S$850,000 | S$5,705 psm | ×1.000 | S$5,705 psm |
| May 2026 | Blk 803 | 10 TO 12 | 147 sqm | S$1,010,000 | S$6,871 psm | ×1.000 | S$6,871 psm |
| Apr 2026 | Blk 804 | 04 TO 06 | 146 sqm | S$878,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
How accurate is this estimate for Woodlands St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Woodlands St 81 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.
5.54% gross yield
S$48,600 of rent a year against the estimate above · 0.84 points above flats like it
Homes like this rent for about S$4,050 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 805 | EXECUTIVE | S$4,200 |
| Sept 2026 | 828 | EXECUTIVE | S$3,480 |
| Aug 2026 | 805 | EXECUTIVE | S$4,200 |
| Mar 2026 | 803 | EXECUTIVE | S$5,000 |
| Mar 2026 | 804 | EXECUTIVE | S$3,600 |
| Jan 2026 | 807 | EXECUTIVE | S$2,600 |
| Nov 2025 | 804 | EXECUTIVE | S$3,900 |
| Oct 2025 | 807 | EXECUTIVE | S$5,400 |
median of 8 HDB rental approvals for EXECUTIVE on Woodlands St 81 since 2025-10.
Buying or selling at S$878,000?
Buying: Stamp duty on S$878,000 · Cash and CPF needed on S$878,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$878,000.
Each opens with this figure filled in; change anything there.
Primary schools near 804 Woodlands St 81
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
- Qihua Primary School · 65 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 477 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 719 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 733 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 805 m · no 2025 Phase 2C ballot
1 to 2 km
- Innova Primary School · 1,177 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,181 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,338 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuchun Primary School · 1,395 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 1,622 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,790 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 804 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 149 sqm | S$850,000 | S$5,705 psm |
| Apr 2026 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$878,000 | S$6,014 psm |
| Jun 2025 | Blk 804 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$885,000 | S$6,062 psm |
| May 2025 | Blk 804 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 149 sqm | S$808,000 | S$5,423 psm |
| Feb 2025 | Blk 804 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 152 sqm | S$895,000 | S$5,888 psm |
| Feb 2025 | Blk 804 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$828,000 | S$5,671 psm |
| Sept 2024 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$815,000 | S$5,582 psm |
| Aug 2024 | Blk 804 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 149 sqm | S$893,000 | S$5,993 psm |
| Aug 2024 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$870,000 | S$5,959 psm |
| Aug 2024 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$860,000 | S$5,890 psm |
| Jul 2024 | Blk 804 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$850,000 | S$5,822 psm |
| Sept 2023 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$830,000 | S$5,685 psm |
| Sept 2023 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$790,000 | S$5,411 psm |
| Jul 2023 | Blk 804 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$750,000 | S$5,137 psm |
| Apr 2023 | Blk 804 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 149 sqm | S$848,000 | S$5,691 psm |
| Apr 2023 | Blk 804 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 146 sqm | S$801,000 | S$5,486 psm |
| Jun 2022 | Blk 804 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 146 sqm | S$725,000 | S$4,966 psm |
| Nov 2021 | Blk 804 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$680,000 | S$4,658 psm |
Showing 18 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 804 · EXECUTIVE | S$3,600 | — |
| Nov 2025 | Blk 804 · EXECUTIVE | S$3,900 | — |
| Aug 2025 | Blk 804 · EXECUTIVE | S$3,800 | — |
| Mar 2025 | Blk 804 · EXECUTIVE | S$3,200 | — |
| Dec 2023 | Blk 804 · EXECUTIVE | S$4,050 | — |
| Nov 2022 | Blk 804 · EXECUTIVE | S$2,100 | — |
| Nov 2021 | Blk 804 · EXECUTIVE | S$2,100 | — |
| Jun 2021 | Blk 804 · EXECUTIVE | S$2,200 | — |
| May 2021 | Blk 804 · EXECUTIVE | S$2,300 | — |
| Apr 2021 | Blk 804 · EXECUTIVE | S$2,150 | — |
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 60 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 | 55 years | S$847,090 | S$935,256 | S$1,012,900 | S$1,030,615 |
| 10 years | 50 years | S$808,629 | S$985,715 | S$1,156,175 | S$1,196,969 |
| 20 years | 40 years | S$723,164 | S$1,074,584 | S$1,478,376 | S$1,584,541 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.