Blk 840 Woodlands St 82
Project page · 99-year lease from 1994
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 840 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| May 2026 | Blk 840 | 01 TO 03 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Dec 2025 | Blk 840 | 10 TO 12 | 84 sqm | S$525,000 | S$6,250 psm | ×0.996 | S$6,225 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.
7.83% gross yield
S$37,200 of rent a year against the estimate above · 1.14 points above 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$475,000?
Buying: Stamp duty on S$475,000 · Cash and CPF needed on S$475,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$475,000.
Each opens with this figure filled in; change anything there.
Primary schools near 840 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 · 164 m · no 2025 Phase 2C ballot
- Qihua Primary School · 422 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 707 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 794 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,044 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Woodlands Ring Primary School · 1,099 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Woodgrove Primary School · 1,126 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,327 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,333 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,554 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 840 · 4 ROOM · 07 TO 09 · Model A · 67 years left | 104 sqm | S$548,000 | S$5,269 psm |
| Aug 2026 | Blk 840 · 4 ROOM · 04 TO 06 · Simplified · 67 years left | 84 sqm | S$475,000 | S$5,655 psm |
| May 2026 | Blk 840 · 4 ROOM · 01 TO 03 · Simplified · 67 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Dec 2025 | Blk 840 · 4 ROOM · 10 TO 12 · Simplified · 68 years left | 84 sqm | S$525,000 | S$6,250 psm |
| Jul 2025 | Blk 840 · 4 ROOM · 01 TO 03 · Simplified · 68 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Jun 2025 | Blk 840 · 4 ROOM · 10 TO 12 · Model A · 68 years left | 104 sqm | S$585,000 | S$5,625 psm |
| Aug 2024 | Blk 840 · 4 ROOM · 10 TO 12 · Simplified · 69 years left | 84 sqm | S$463,000 | S$5,512 psm |
| Apr 2023 | Blk 840 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 104 sqm | S$468,000 | S$4,500 psm |
| Feb 2023 | Blk 840 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 104 sqm | S$468,000 | S$4,500 psm |
| Dec 2022 | Blk 840 · 4 ROOM · 01 TO 03 · Simplified · 71 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Aug 2022 | Blk 840 · 4 ROOM · 10 TO 12 · Simplified · 71 years left | 84 sqm | S$420,000 | S$5,000 psm |
| May 2022 | Blk 840 · 4 ROOM · 07 TO 09 · Simplified · 71 years left | 84 sqm | S$400,000 | S$4,762 psm |
| Jan 2022 | Blk 840 · 4 ROOM · 10 TO 12 · Simplified · 72 years left | 84 sqm | S$380,000 | S$4,524 psm |
Showing 13 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 840 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 840 · 4 ROOM | S$2,200 | — |
| Jul 2024 | Blk 840 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 840 · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 840 · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 840 · 4 ROOM | S$2,800 | — |
| Jul 2022 | Blk 840 · 4 ROOM | S$2,450 | — |
| Oct 2021 | Blk 840 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 840 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 840 · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 840 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 840 · 4 ROOM | S$1,500 | — |
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$460,169 | S$508,064 | S$550,243 | S$559,866 |
| 10 years | 56 years | S$443,969 | S$541,196 | S$634,785 | S$657,183 |
| 20 years | 46 years | S$402,463 | S$598,039 | S$822,762 | S$881,846 |
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.