homequant
HDB · 730828

Blk 828 Woodlands St 81

Project page · 99-year lease from 1989

Indicative value range
S$873,021 – S$959,891
Indicative mid S$896,041 · S$6,014 psm

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

This block has no sales of its own yet, so the flat types and sizes come from the street.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 80410 TO 12149 sqmS$850,000S$5,705 psm×1.000S$5,705 psm
May 2026Blk 80310 TO 12147 sqmS$1,010,000S$6,871 psm×1.000S$6,871 psm
Apr 2026Blk 80404 TO 06146 sqmS$878,000S$6,014 psm×1.000S$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.

5.42% gross yield

S$48,600 of rent a year against the estimate above · 0.72 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

ApprovedBlockFlatRent a month
Sept 2026805EXECUTIVES$4,200
Sept 2026828EXECUTIVES$3,480
Aug 2026805EXECUTIVES$4,200
Mar 2026803EXECUTIVES$5,000
Mar 2026804EXECUTIVES$3,600
Jan 2026807EXECUTIVES$2,600
Nov 2025804EXECUTIVES$3,900
Oct 2025807EXECUTIVES$5,400

median of 8 HDB rental approvals for EXECUTIVE on Woodlands St 81 since 2025-10.

Buying or selling at S$896,041?

Buying: Stamp duty on S$896,041 · Cash and CPF needed on S$896,041 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$896,041.

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

Primary schools near 828 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 5.

Sale prices as filed in caveats.

Where the lease takes this

About 61 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 years56 yearsS$864,496S$954,474S$1,033,713S$1,051,792
10 years51 yearsS$825,245S$1,005,969S$1,179,932S$1,221,564
20 years41 yearsS$738,024S$1,096,664S$1,508,754S$1,617,100

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.