Blk 856 Woodlands St 83
Project page · 99-year lease from 1996
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 859 | 04 TO 06 | 106 sqm | S$535,000 | S$5,047 psm | ×1.000 | S$5,047 psm |
| Feb 2026 | Blk 856 | 10 TO 12 | 106 sqm | S$560,000 | S$5,283 psm | ×0.997 | S$5,267 psm |
| Oct 2025 | Blk 856 | 04 TO 06 | 106 sqm | S$540,000 | S$5,094 psm | ×0.996 | S$5,074 psm |
| Oct 2025 | Blk 860 | 01 TO 03 | 106 sqm | S$557,000 | S$5,255 psm | ×0.996 | S$5,234 psm |
| Aug 2025 | Blk 854 | 01 TO 03 | 104 sqm | S$528,888 | S$5,085 psm | ×0.996 | S$5,063 psm |
| Aug 2025 | Blk 858 | 04 TO 06 | 103 sqm | S$542,000 | S$5,262 psm | ×0.996 | S$5,239 psm |
| Jul 2025 | Blk 835 | 01 TO 03 | 103 sqm | S$530,000 | S$5,146 psm | ×0.996 | S$5,123 psm |
| Feb 2025 | Blk 853 | 01 TO 03 | 104 sqm | S$530,000 | S$5,096 psm | ×1.009 | S$5,142 psm |
| Jan 2025 | Blk 860 | 07 TO 09 | 106 sqm | S$545,000 | S$5,142 psm | ×1.009 | S$5,188 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.
6.61% gross yield
S$36,000 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 15 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 | 855 | 4 ROOM | S$3,100 |
| Sept 2026 | 855 | 4 ROOM | S$3,000 |
| Jul 2026 | 853 | 4 ROOM | S$3,200 |
| Jun 2026 | 855 | 4 ROOM | S$2,700 |
| May 2026 | 855 | 4 ROOM | S$3,300 |
| May 2026 | 853 | 4 ROOM | S$3,000 |
| May 2026 | 856 | 4 ROOM | S$2,300 |
| Apr 2026 | 836 | 4 ROOM | S$3,600 |
median of 15 HDB rental approvals for 4 ROOM on Woodlands St 83 since 2025-10.
Buying or selling at S$545,030?
Buying: Stamp duty on S$545,030 · Cash and CPF needed on S$545,030 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$545,030.
Each opens with this figure filled in; change anything there.
Primary schools near 856 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
- Evergreen Primary School · 348 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 357 m · no 2025 Phase 2C ballot
- Qihua Primary School · 469 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 730 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Ring Primary School · 741 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 797 m · no 2025 Phase 2C ballot
1 to 2 km
- Si Ling Primary School · 1,109 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,132 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,176 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,203 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 856 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 126 sqm | S$660,000 | S$5,238 psm |
| Feb 2026 | Blk 856 · 4 ROOM · 10 TO 12 · Model A · 69 years left | 106 sqm | S$560,000 | S$5,283 psm |
| Oct 2025 | Blk 856 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 106 sqm | S$540,000 | S$5,094 psm |
| Mar 2025 | Blk 856 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 126 sqm | S$675,000 | S$5,357 psm |
| Sept 2024 | Blk 856 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 106 sqm | S$525,000 | S$4,953 psm |
| May 2024 | Blk 856 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 106 sqm | S$508,000 | S$4,792 psm |
| Nov 2023 | Blk 856 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 106 sqm | S$478,000 | S$4,509 psm |
| May 2023 | Blk 856 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 106 sqm | S$480,000 | S$4,528 psm |
| Jan 2023 | Blk 856 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 106 sqm | S$480,000 | S$4,528 psm |
| Apr 2022 | Blk 856 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 126 sqm | S$566,000 | S$4,492 psm |
| Nov 2021 | Blk 856 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 106 sqm | S$445,000 | S$4,198 psm |
| Nov 2021 | Blk 856 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 106 sqm | S$425,000 | S$4,009 psm |
Showing 12 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 856 · 4 ROOM | S$2,300 | — |
| May 2024 | Blk 856 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 856 · 4 ROOM | S$1,800 | — |
| Jun 2022 | Blk 856 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 856 · 4 ROOM | S$1,600 | — |
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$528,013 | S$582,969 | S$631,366 | S$642,408 |
| 10 years | 58 years | S$509,424 | S$620,985 | S$728,372 | S$754,072 |
| 20 years | 48 years | S$461,799 | S$686,209 | S$944,063 | S$1,011,858 |
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.