Blk 846 Woodlands Ave 4
Project page · 99-year lease from 1996
Based on 8 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 615 | 01 TO 03 | 122 sqm | S$605,000 | S$4,959 psm | ×1.000 | S$4,959 psm |
| Jul 2026 | Blk 750 | 07 TO 09 | 122 sqm | S$630,000 | S$5,164 psm | ×1.000 | S$5,164 psm |
| Jul 2026 | Blk 616 | 04 TO 06 | 122 sqm | S$620,000 | S$5,082 psm | ×1.000 | S$5,082 psm |
| Jul 2026 | Blk 614 | 04 TO 06 | 122 sqm | S$665,000 | S$5,451 psm | ×1.000 | S$5,451 psm |
| Apr 2026 | Blk 757 | 10 TO 12 | 122 sqm | S$671,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Apr 2026 | Blk 614 | 07 TO 09 | 122 sqm | S$670,000 | S$5,492 psm | ×1.000 | S$5,492 psm |
| Jan 2026 | Blk 757 | 04 TO 06 | 122 sqm | S$640,000 | S$5,246 psm | ×0.997 | S$5,230 psm |
| Dec 2025 | Blk 616 | 04 TO 06 | 121 sqm | S$640,000 | S$5,289 psm | ×0.996 | S$5,268 psm |
How accurate is this estimate for Woodlands Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Woodlands Ave 4 since.
- Median error
- 4.5%
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.
5.82% gross yield
S$40,800 of rent a year against the estimate above · 0.14 points above flats like it
Homes like this rent for about S$3,400 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 5.68%, from 25 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 | 613 | 5 ROOM | S$3,500 |
| Sept 2026 | 610 | 5 ROOM | S$3,000 |
| Aug 2026 | 615 | 5 ROOM | S$3,400 |
| Jul 2026 | 616 | 5 ROOM | S$3,100 |
| Jun 2026 | 613 | 5 ROOM | S$3,350 |
| Jun 2026 | 844 | 5 ROOM | S$3,250 |
| May 2026 | 844 | 5 ROOM | S$3,600 |
| May 2026 | 616 | 5 ROOM | S$3,450 |
median of 19 HDB rental approvals for 5 ROOM on Woodlands Ave 4 since 2025-10.
Buying or selling at S$700,802?
Buying: Stamp duty on S$700,802 · Cash and CPF needed on S$700,802 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$700,802.
Each opens with this figure filled in; change anything there.
Primary schools near 846 Woodlands Ave 4
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 · 56 m · no 2025 Phase 2C ballot
- Qihua Primary School · 532 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 657 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Primary School · 679 m · no 2025 Phase 2C ballot
- Riverside Primary School · 938 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Woodlands Ring Primary School · 997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodgrove Primary School · 1,117 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,191 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,371 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,528 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 846 · 4 ROOM · 07 TO 09 · Model A · 69 years left | 106 sqm | S$545,000 | S$5,142 psm |
| Apr 2025 | Blk 846 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 106 sqm | S$575,000 | S$5,425 psm |
| Feb 2025 | Blk 846 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 125 sqm | S$690,000 | S$5,520 psm |
| Feb 2025 | Blk 846 · 5 ROOM · 04 TO 06 · Model A · 71 years left | 132 sqm | S$695,000 | S$5,265 psm |
| Feb 2025 | Blk 846 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 107 sqm | S$560,000 | S$5,234 psm |
| Aug 2024 | Blk 846 · 5 ROOM · 07 TO 09 · Model A · 71 years left | 132 sqm | S$735,000 | S$5,568 psm |
| Jun 2023 | Blk 846 · 5 ROOM · 04 TO 06 · Model A · 72 years left | 135 sqm | S$620,000 | S$4,593 psm |
| Sept 2022 | Blk 846 · 5 ROOM · 10 TO 12 · Model A · 73 years left | 135 sqm | S$620,888 | S$4,599 psm |
| Mar 2022 | Blk 846 · 5 ROOM · 10 TO 12 · Model A · 73 years left | 132 sqm | S$595,000 | S$4,508 psm |
| Oct 2021 | Blk 846 · 5 ROOM · 04 TO 06 · Model A · 74 years left | 135 sqm | S$555,000 | S$4,111 psm |
Showing 10 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2025 | Blk 846 · 4 ROOM | S$2,800 | — |
| Jun 2023 | Blk 846 · 4 ROOM | S$3,100 | — |
| Jun 2022 | Blk 846 · 4 ROOM | S$2,300 | — |
| Jan 2022 | Blk 846 · 4 ROOM | S$2,200 | — |
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 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$678,921 | S$749,584 | S$811,814 | S$826,011 |
| 10 years | 58 years | S$655,020 | S$798,465 | S$936,544 | S$969,589 |
| 20 years | 48 years | S$593,783 | S$882,330 | S$1,213,880 | S$1,301,051 |
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.