Blk 821 Woodlands St 82
Project page · 99-year lease from 1995
Based on 12 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 820 | 07 TO 09 | 177 sqm | S$1,220,000 | S$6,893 psm | ×1.000 | S$6,893 psm |
| Sept 2026 | Blk 818 | 04 TO 06 | 177 sqm | S$1,170,000 | S$6,610 psm | ×1.000 | S$6,610 psm |
| Aug 2026 | Blk 818 | 07 TO 09 | 179 sqm | S$1,150,000 | S$6,425 psm | ×1.000 | S$6,425 psm |
| Aug 2026 | Blk 816 | 07 TO 09 | 177 sqm | S$1,150,000 | S$6,497 psm | ×1.000 | S$6,497 psm |
| Aug 2026 | Blk 848 | 01 TO 03 | 179 sqm | S$960,000 | S$5,363 psm | ×1.000 | S$5,363 psm |
| Aug 2026 | Blk 820 | 04 TO 06 | 177 sqm | S$1,010,000 | S$5,706 psm | ×1.000 | S$5,706 psm |
| Apr 2026 | Blk 847 | 04 TO 06 | 161 sqm | S$1,000,000 | S$6,211 psm | ×1.000 | S$6,211 psm |
| Apr 2026 | Blk 837 | 01 TO 03 | 151 sqm | S$920,000 | S$6,093 psm | ×1.000 | S$6,093 psm |
| Mar 2026 | Blk 816 | 04 TO 06 | 177 sqm | S$1,150,000 | S$6,497 psm | ×0.997 | S$6,478 psm |
| Feb 2026 | Blk 818 | 07 TO 09 | 177 sqm | S$1,145,000 | S$6,469 psm | ×0.997 | S$6,450 psm |
| Dec 2025 | Blk 848 | 10 TO 12 | 161 sqm | S$955,000 | S$5,932 psm | ×0.996 | S$5,908 psm |
| Nov 2025 | Blk 820 | 07 TO 09 | 177 sqm | S$1,128,888 | S$6,378 psm | ×0.996 | S$6,353 psm |
How accurate is this estimate for Woodlands St 82?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 55 sales in Woodlands St 82 since.
- Median error
- 3.1%
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.
3.85% gross yield
S$43,500 of rent a year against the estimate above · 0.85 points below flats like it
Homes like this rent for about S$3,625 a month, the middle of 2 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 | 837 | EXECUTIVE | S$3,400 |
| Feb 2026 | 849 | EXECUTIVE | S$3,850 |
median of 2 HDB rental approvals for EXECUTIVE on Woodlands St 82 since 2025-10.
Buying or selling at S$1,130,802?
Buying: Stamp duty on S$1,130,802 · Cash and CPF needed on S$1,130,802 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,130,802.
Each opens with this figure filled in; change anything there.
Primary schools near 821 Woodlands St 82
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 · 120 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 403 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 534 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 773 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodlands Ring Primary School · 1,008 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 1,058 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Innova Primary School · 1,224 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,524 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,657 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 1,904 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 821 · 5 ROOM · 10 TO 12 · Model A · 68 years left | 136 sqm | S$738,000 | S$5,426 psm |
| Sept 2025 | Blk 821 · EXECUTIVE · 01 TO 03 · Apartment · 69 years left | 177 sqm | S$1,070,000 | S$6,045 psm |
| Apr 2025 | Blk 821 · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 177 sqm | S$1,120,000 | S$6,328 psm |
| Mar 2025 | Blk 821 · EXECUTIVE · 01 TO 03 · Apartment · 69 years left | 177 sqm | S$1,030,000 | S$5,819 psm |
| Sept 2024 | Blk 821 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 177 sqm | S$1,100,000 | S$6,215 psm |
| Jul 2023 | Blk 821 · 5 ROOM · 10 TO 12 · Model A · 71 years left | 136 sqm | S$666,000 | S$4,897 psm |
| Mar 2022 | Blk 821 · 5 ROOM · 07 TO 09 · Model A · 72 years left | 136 sqm | S$576,000 | S$4,235 psm |
| Feb 2022 | Blk 821 · 5 ROOM · 04 TO 06 · Model A · 72 years left | 136 sqm | S$552,000 | S$4,059 psm |
| Oct 2021 | Blk 821 · 3 ROOM · 01 TO 03 · New Generation · 73 years left | 69 sqm | S$305,000 | S$4,420 psm |
Showing 9 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 821 · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 821 · 3 ROOM | S$2,600 | — |
| Dec 2025 | Blk 821 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 821 · 5 ROOM | S$3,200 | — |
| Aug 2024 | Blk 821 · 3 ROOM | S$2,000 | — |
| Apr 2024 | Blk 821 · 5 ROOM | S$3,400 | — |
| Nov 2023 | Blk 821 · 3 ROOM | S$2,600 | — |
| Jul 2023 | Blk 821 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 821 · 3 ROOM | S$2,600 | — |
| Aug 2022 | Blk 821 · 3 ROOM | S$2,000 | — |
| Aug 2022 | Blk 821 · 5 ROOM | S$1,800 | — |
| Feb 2022 | Blk 821 · 5 ROOM | S$2,500 | — |
| Nov 2021 | Blk 821 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 821 · 5 ROOM | S$1,800 | — |
| May 2021 | Blk 821 · 3 ROOM | S$1,600 | — |
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 67 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 | 62 years | S$1,095,496 | S$1,209,516 | S$1,309,929 | S$1,332,838 |
| 10 years | 57 years | S$1,056,929 | S$1,288,390 | S$1,511,192 | S$1,564,513 |
| 20 years | 47 years | S$958,118 | S$1,423,713 | S$1,958,696 | S$2,099,355 |
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.