Blk 863 Woodlands St 83
Project page · 99-year lease from 1996
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 861 | 01 TO 03 | 124 sqm | S$660,000 | S$5,323 psm | ×1.000 | S$5,323 psm |
| Sept 2026 | Blk 858 | 07 TO 09 | 121 sqm | S$640,000 | S$5,289 psm | ×1.000 | S$5,289 psm |
| Sept 2026 | Blk 856 | 01 TO 03 | 126 sqm | S$660,000 | S$5,238 psm | ×1.000 | S$5,238 psm |
| Jun 2026 | Blk 831 | 10 TO 12 | 121 sqm | S$640,000 | S$5,289 psm | ×1.000 | S$5,289 psm |
| May 2026 | Blk 859 | 10 TO 12 | 129 sqm | S$715,000 | S$5,543 psm | ×1.000 | S$5,543 psm |
| May 2026 | Blk 861 | 01 TO 03 | 121 sqm | S$630,000 | S$5,207 psm | ×1.000 | S$5,207 psm |
| May 2026 | Blk 861 | 10 TO 12 | 127 sqm | S$725,000 | S$5,709 psm | ×1.000 | S$5,709 psm |
| Mar 2026 | Blk 857 | 04 TO 06 | 126 sqm | S$640,000 | S$5,079 psm | ×0.997 | S$5,064 psm |
| Mar 2026 | Blk 861 | 07 TO 09 | 124 sqm | S$690,000 | S$5,565 psm | ×0.997 | S$5,548 psm |
| Feb 2026 | Blk 863 | 07 TO 09 | 127 sqm | S$680,000 | S$5,354 psm | ×0.997 | S$5,339 psm |
| Jan 2026 | Blk 862 | 01 TO 03 | 127 sqm | S$655,000 | S$5,157 psm | ×0.997 | S$5,142 psm |
| Dec 2025 | Blk 863 | 01 TO 03 | 127 sqm | S$680,000 | S$5,354 psm | ×0.996 | S$5,333 psm |
| Dec 2025 | Blk 851 | 04 TO 06 | 126 sqm | S$700,000 | S$5,556 psm | ×0.996 | S$5,534 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.
6.04% gross yield
S$40,800 of rent a year against the estimate above · 0.36 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 10 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 | 858 | 5 ROOM | S$3,400 |
| Sept 2026 | 857 | 5 ROOM | S$3,350 |
| Aug 2026 | 851 | 5 ROOM | S$3,400 |
| Jul 2026 | 858 | 5 ROOM | S$2,000 |
| Jun 2026 | 859 | 5 ROOM | S$3,500 |
| Apr 2026 | 860 | 5 ROOM | S$3,600 |
| Apr 2026 | 858 | 5 ROOM | S$3,300 |
| Feb 2026 | 863 | 5 ROOM | S$3,600 |
median of 10 HDB rental approvals for 5 ROOM on Woodlands St 83 since 2025-10.
Buying or selling at S$675,968?
Buying: Stamp duty on S$675,968 · Cash and CPF needed on S$675,968 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,968.
Each opens with this figure filled in; change anything there.
Primary schools near 863 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 · 315 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 445 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 556 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Ring Primary School · 627 m · no 2025 Phase 2C ballot
- Qihua Primary School · 661 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 871 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Riverside Primary School · 992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Innova Primary School · 1,242 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,252 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 863 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 127 sqm | S$680,000 | S$5,354 psm |
| Dec 2025 | Blk 863 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 127 sqm | S$680,000 | S$5,354 psm |
| May 2025 | Blk 863 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 126 sqm | S$700,000 | S$5,556 psm |
| Jun 2024 | Blk 863 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 129 sqm | S$665,000 | S$5,155 psm |
| May 2024 | Blk 863 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 129 sqm | S$656,000 | S$5,085 psm |
| May 2022 | Blk 863 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 124 sqm | S$600,000 | S$4,839 psm |
| Jan 2022 | Blk 863 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 127 sqm | S$525,000 | S$4,134 psm |
| Nov 2021 | Blk 863 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 129 sqm | S$515,000 | S$3,992 psm |
Showing 8 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 863 · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 863 · 5 ROOM | S$3,300 | — |
| Apr 2025 | Blk 863 · 5 ROOM | S$3,000 | — |
| Mar 2024 | Blk 863 · 5 ROOM | S$3,700 | — |
| Mar 2023 | Blk 863 · 5 ROOM | S$2,900 | — |
| Jun 2021 | Blk 863 · 5 ROOM | S$1,700 | — |
| Mar 2021 | Blk 863 · 5 ROOM | S$1,800 | — |
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$654,863 | S$723,021 | S$783,046 | S$796,740 |
| 10 years | 58 years | S$631,808 | S$770,170 | S$903,357 | S$935,230 |
| 20 years | 48 years | S$572,741 | S$851,063 | S$1,170,864 | S$1,254,947 |
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.