Blk 807 Woodlands St 81
Project page · 99-year lease from 1994
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 808 | 04 TO 06 | 189 sqm | S$1,080,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Apr 2026 | Blk 805 | 10 TO 12 | 189 sqm | S$1,180,000 | S$6,243 psm | ×1.000 | S$6,243 psm |
| Jan 2026 | Blk 807 | 04 TO 06 | 192 sqm | S$1,090,000 | S$5,677 psm | ×0.997 | S$5,660 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.
4.43% gross yield
S$48,600 of rent a year against the estimate above · 0.27 points below 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$1,097,144?
Buying: Stamp duty on S$1,097,144 · Cash and CPF needed on S$1,097,144 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,097,144.
Each opens with this figure filled in; change anything there.
Primary schools near 807 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 · 24 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 682 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 730 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Admiralty Primary School · 1,334 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Ring Primary School · 1,339 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,430 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,561 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marsiling Primary School · 1,701 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,831 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 807 · EXECUTIVE · 07 TO 09 · Apartment · 67 years left excluded: outlier | 192 sqm | S$1,250,000 | S$6,510 psm |
| Jan 2026 | Blk 807 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 192 sqm | S$1,090,000 | S$5,677 psm |
| Apr 2025 | Blk 807 · 3 ROOM · 01 TO 03 · Model A · 68 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Dec 2024 | Blk 807 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left | 189 sqm | S$1,052,000 | S$5,566 psm |
| Dec 2023 | Blk 807 · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 192 sqm | S$1,038,000 | S$5,406 psm |
| Feb 2023 | Blk 807 · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 192 sqm | S$1,050,000 | S$5,469 psm |
| Feb 2023 | Blk 807 · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 189 sqm | S$1,010,000 | S$5,344 psm |
| Dec 2022 | Blk 807 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 192 sqm | S$1,016,800 | S$5,296 psm |
| Nov 2022 | Blk 807 · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 192 sqm | S$1,020,000 | S$5,313 psm |
| Nov 2022 | Blk 807 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 192 sqm | S$960,000 | S$5,000 psm |
| Sept 2022 | Blk 807 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 192 sqm | S$955,000 | S$4,974 psm |
| Apr 2022 | Blk 807 · EXECUTIVE · 04 TO 06 · Apartment · 71 years left | 189 sqm | S$895,000 | S$4,735 psm |
| Oct 2021 | Blk 807 · 3 ROOM · 01 TO 03 · Model A · 71 years left | 73 sqm | S$335,000 | S$4,589 psm |
Showing 13 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 807 · 4 ROOM | S$2,100 | — |
| Jan 2026 | Blk 807 · EXECUTIVE | S$2,600 | — |
| Oct 2025 | Blk 807 · EXECUTIVE | S$5,400 | — |
| Feb 2024 | Blk 807 · EXECUTIVE | S$1,600 | — |
| Jan 2024 | Blk 807 · 4 ROOM | S$1,700 | — |
| Oct 2023 | Blk 807 · EXECUTIVE | S$3,800 | — |
| Aug 2023 | Blk 807 · EXECUTIVE | S$4,800 | — |
| Feb 2023 | Blk 807 · EXECUTIVE | S$1,400 | — |
| Mar 2022 | Blk 807 · 4 ROOM | S$1,700 | — |
| Oct 2021 | Blk 807 · EXECUTIVE | S$3,100 | — |
| Sept 2021 | Blk 807 · EXECUTIVE | S$2,800 | — |
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 66 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 | 61 years | S$1,062,889 | S$1,173,515 | S$1,270,939 | S$1,293,167 |
| 10 years | 56 years | S$1,025,469 | S$1,250,042 | S$1,466,212 | S$1,517,945 |
| 20 years | 46 years | S$929,600 | S$1,381,337 | S$1,900,396 | S$2,036,868 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.