Blk 835 Woodlands St 83
Project page · 99-year lease from 1994
Based on 6 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 830 | 04 TO 06 | 189 sqm | S$1,250,000 | S$6,614 psm | ×1.000 | S$6,614 psm |
| Oct 2025 | Blk 834 | 04 TO 06 | 189 sqm | S$1,235,000 | S$6,534 psm | ×0.996 | S$6,509 psm |
| Sept 2025 | Blk 832 | 07 TO 09 | 192 sqm | S$1,120,000 | S$5,833 psm | ×0.996 | S$5,808 psm |
| Jun 2025 | Blk 832 | 10 TO 12 | 189 sqm | S$1,125,000 | S$5,952 psm | ×1.000 | S$5,949 psm |
| Jan 2025 | Blk 830 | 10 TO 12 | 192 sqm | S$1,150,000 | S$5,990 psm | ×1.009 | S$6,043 psm |
| Nov 2024 | Blk 830 | 07 TO 09 | 189 sqm | S$1,030,000 | S$5,450 psm | ×1.025 | S$5,585 psm |
How accurate is this estimate for Woodlands St 83?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Woodlands St 83 since.
- Median error
- 2.6%
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.
3.18% gross yield
S$36,000 of rent a year against the estimate above · 1.52 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 6 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 |
|---|---|---|---|
| Aug 2026 | 868 | EXECUTIVE | S$3,900 |
| Apr 2026 | 830 | EXECUTIVE | S$2,000 |
| Mar 2026 | 868 | EXECUTIVE | S$3,700 |
| Mar 2026 | 867 | EXECUTIVE | S$3,200 |
| Feb 2026 | 835 | EXECUTIVE | S$2,800 |
| Nov 2025 | 830 | EXECUTIVE | S$2,600 |
median of 6 HDB rental approvals for EXECUTIVE on Woodlands St 83 since 2025-10.
Buying or selling at S$1,133,308?
Buying: Stamp duty on S$1,133,308 · Cash and CPF needed on S$1,133,308 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,133,308.
Each opens with this figure filled in; change anything there.
Primary schools near 835 Woodlands St 83
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 · 227 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 345 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 490 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 737 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Si Ling Primary School · 938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Innova Primary School · 1,178 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,341 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,424 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,711 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 835 · 3 ROOM · 01 TO 03 · Model A · 67 years left | 73 sqm | S$475,000 | S$6,507 psm |
| Jul 2025 | Blk 835 · 4 ROOM · 01 TO 03 · Model A · 68 years left | 103 sqm | S$530,000 | S$5,146 psm |
| Feb 2025 | Blk 835 · 3 ROOM · 01 TO 03 · Model A · 68 years left | 73 sqm | S$441,000 | S$6,041 psm |
| Mar 2024 | Blk 835 · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 189 sqm | S$980,000 | S$5,185 psm |
| Jan 2024 | Blk 835 · EXECUTIVE · 10 TO 12 · Apartment · 69 years left | 176 sqm | S$978,000 | S$5,557 psm |
| Nov 2023 | Blk 835 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 176 sqm | S$975,000 | S$5,540 psm |
| Sept 2023 | Blk 835 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 189 sqm | S$1,005,000 | S$5,317 psm |
| Aug 2023 | Blk 835 · 3 ROOM · 01 TO 03 · Model A · 70 years left | 73 sqm | S$398,000 | S$5,452 psm |
| Feb 2022 | Blk 835 · EXECUTIVE · 04 TO 06 · Apartment · 71 years left | 176 sqm | S$820,000 | S$4,659 psm |
| Dec 2021 | Blk 835 · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 192 sqm | S$883,000 | S$4,599 psm |
Showing 10 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 835 · EXECUTIVE | S$2,800 | — |
| Apr 2025 | Blk 835 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 835 · EXECUTIVE | S$2,700 | — |
| Apr 2023 | Blk 835 · 4 ROOM | S$3,200 | — |
| Oct 2022 | Blk 835 · EXECUTIVE | S$3,550 | — |
| Jun 2022 | Blk 835 · EXECUTIVE | S$2,600 | — |
| Apr 2022 | Blk 835 · 4 ROOM | S$3,200 | — |
| May 2021 | Blk 835 · 3 ROOM | S$1,200 | — |
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$1,097,924 | S$1,212,197 | S$1,312,833 | S$1,335,793 |
| 10 years | 56 years | S$1,059,272 | S$1,291,246 | S$1,514,542 | S$1,567,981 |
| 20 years | 46 years | S$960,242 | S$1,426,869 | S$1,963,038 | S$2,104,008 |
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.