Blk 839 Woodlands St 82
Project page · 99-year lease from 1996
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 840 | 07 TO 09 | 104 sqm | S$548,000 | S$5,269 psm | ×1.000 | S$5,269 psm |
| Aug 2026 | Blk 841 | 01 TO 03 | 101 sqm | S$523,000 | S$5,178 psm | ×1.000 | S$5,178 psm |
| Aug 2026 | Blk 874 | 01 TO 03 | 111 sqm | S$560,000 | S$5,045 psm | ×1.000 | S$5,045 psm |
| Jun 2026 | Blk 874 | 07 TO 09 | 111 sqm | S$592,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| May 2026 | Blk 874 | 10 TO 12 | 111 sqm | S$595,000 | S$5,360 psm | ×1.000 | S$5,360 psm |
| Mar 2026 | Blk 874 | 10 TO 12 | 108 sqm | S$590,000 | S$5,463 psm | ×0.997 | S$5,447 psm |
| Feb 2026 | Blk 843 | 10 TO 12 | 104 sqm | S$552,000 | S$5,308 psm | ×0.997 | S$5,292 psm |
| Feb 2026 | Blk 839 | 07 TO 09 | 105 sqm | S$575,000 | S$5,476 psm | ×0.997 | S$5,460 psm |
| Jan 2026 | Blk 880 | 01 TO 03 | 105 sqm | S$520,000 | S$4,952 psm | ×0.997 | S$4,938 psm |
| Jan 2026 | Blk 874 | 10 TO 12 | 108 sqm | S$568,000 | S$5,259 psm | ×0.997 | S$5,244 psm |
| Jan 2026 | Blk 843 | 10 TO 12 | 104 sqm | S$575,000 | S$5,529 psm | ×0.997 | S$5,513 psm |
| Dec 2025 | Blk 845 | 10 TO 12 | 104 sqm | S$590,000 | S$5,673 psm | ×0.996 | S$5,651 psm |
| Nov 2025 | Blk 875 | 01 TO 03 | 111 sqm | S$588,000 | S$5,297 psm | ×0.996 | S$5,276 psm |
| Nov 2025 | Blk 875 | 07 TO 09 | 108 sqm | S$580,000 | S$5,370 psm | ×0.996 | S$5,349 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.
6.61% gross yield
S$37,200 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 874 | 4 ROOM | S$3,100 |
| Jul 2026 | 874 | 4 ROOM | S$3,400 |
| Jul 2026 | 840 | 4 ROOM | S$3,300 |
| Jul 2026 | 842 | 4 ROOM | S$2,600 |
| Jun 2026 | 843 | 4 ROOM | S$3,200 |
| Jun 2026 | 880 | 4 ROOM | S$2,200 |
| May 2026 | 879 | 4 ROOM | S$2,500 |
| Mar 2026 | 842 | 4 ROOM | S$3,400 |
median of 19 HDB rental approvals for 4 ROOM on Woodlands St 82 since 2025-10.
Buying or selling at S$563,144?
Buying: Stamp duty on S$563,144 · Cash and CPF needed on S$563,144 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$563,144.
Each opens with this figure filled in; change anything there.
Primary schools near 839 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
- Evergreen Primary School · 271 m · no 2025 Phase 2C ballot
- Qihua Primary School · 310 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 589 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 865 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodgrove Primary School · 994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodlands Ring Primary School · 1,041 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Riverside Primary School · 1,161 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Si Ling Primary School · 1,185 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,375 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,429 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 839 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 105 sqm | S$575,000 | S$5,476 psm |
| Oct 2025 | Blk 839 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 124 sqm | S$630,000 | S$5,081 psm |
| Sept 2025 | Blk 839 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 106 sqm | S$578,000 | S$5,453 psm |
| May 2025 | Blk 839 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$555,000 | S$5,187 psm |
| Jun 2023 | Blk 839 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 106 sqm | S$475,000 | S$4,481 psm |
| May 2023 | Blk 839 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 105 sqm | S$475,000 | S$4,524 psm |
| Apr 2023 | Blk 839 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 124 sqm | S$575,888 | S$4,644 psm |
| Jun 2022 | Blk 839 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 105 sqm | S$500,000 | S$4,762 psm |
| Dec 2021 | Blk 839 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 124 sqm | S$500,000 | S$4,032 psm |
| Oct 2021 | Blk 839 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 124 sqm | S$490,000 | S$3,952 psm |
Showing 10 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 839 · 5 ROOM | S$3,400 | — |
| Mar 2026 | Blk 839 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 839 · 5 ROOM | S$3,400 | — |
| Mar 2025 | Blk 839 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 839 · 5 ROOM | S$1,500 | — |
| Jun 2024 | Blk 839 · 5 ROOM | S$3,200 | — |
| Jun 2023 | Blk 839 · 5 ROOM | S$2,600 | — |
| Feb 2023 | Blk 839 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 839 · 4 ROOM | S$2,000 | — |
| Jun 2022 | Blk 839 · 5 ROOM | S$1,780 | — |
| Jun 2022 | Blk 839 · 5 ROOM | S$1,500 | — |
| Jan 2022 | Blk 839 · 4 ROOM | S$1,900 | — |
| Jun 2021 | Blk 839 · 5 ROOM | S$1,780 | — |
| Mar 2021 | Blk 839 · 4 ROOM | S$1,750 | — |
| Jan 2021 | Blk 839 · 4 ROOM | S$1,900 | — |
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 68 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 | 63 years | S$545,562 | S$602,344 | S$652,350 | S$663,759 |
| 10 years | 58 years | S$526,355 | S$641,624 | S$752,580 | S$779,134 |
| 20 years | 48 years | S$477,147 | S$709,015 | S$975,439 | S$1,045,488 |
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.