Blk 870 Woodlands St 81
Project page · 99-year lease from 1996
Based on 11 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 871 | 04 TO 06 | 135 sqm | S$708,000 | S$5,244 psm | ×1.000 | S$5,244 psm |
| Sept 2026 | Blk 870 | 07 TO 09 | 133 sqm | S$705,000 | S$5,301 psm | ×1.000 | S$5,301 psm |
| Sept 2026 | Blk 802 | 04 TO 06 | 121 sqm | S$640,000 | S$5,289 psm | ×1.000 | S$5,289 psm |
| Jul 2026 | Blk 826 | 01 TO 03 | 136 sqm | S$740,000 | S$5,441 psm | ×1.000 | S$5,441 psm |
| Jul 2026 | Blk 802 | 04 TO 06 | 121 sqm | S$640,000 | S$5,289 psm | ×1.000 | S$5,289 psm |
| May 2026 | Blk 809 | 04 TO 06 | 124 sqm | S$690,000 | S$5,565 psm | ×1.000 | S$5,565 psm |
| May 2026 | Blk 826 | 01 TO 03 | 136 sqm | S$695,000 | S$5,110 psm | ×1.000 | S$5,110 psm |
| Mar 2026 | Blk 810 | 04 TO 06 | 122 sqm | S$670,000 | S$5,492 psm | ×0.997 | S$5,476 psm |
| Jan 2026 | Blk 824 | 07 TO 09 | 121 sqm | S$660,000 | S$5,455 psm | ×0.997 | S$5,438 psm |
| Jan 2026 | Blk 872 | 07 TO 09 | 136 sqm | S$675,000 | S$4,963 psm | ×0.997 | S$4,949 psm |
| Jan 2026 | Blk 809 | 10 TO 12 | 129 sqm | S$700,000 | S$5,426 psm | ×0.997 | S$5,410 psm |
How accurate is this estimate for Woodlands St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Woodlands St 81 since.
- Median error
- 3.0%
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.
5.62% gross yield
S$37,800 of rent a year against the estimate above · 0.06 points below flats like it
Homes like this rent for about S$3,150 a month, the middle of 11 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 | 825 | 5 ROOM | S$3,650 |
| Sept 2026 | 802 | 5 ROOM | S$3,500 |
| Sept 2026 | 801 | 5 ROOM | S$3,150 |
| May 2026 | 873 | 5 ROOM | S$3,500 |
| May 2026 | 801 | 5 ROOM | S$3,000 |
| Mar 2026 | 809 | 5 ROOM | S$2,600 |
| Jan 2026 | 801 | 5 ROOM | S$3,150 |
| Jan 2026 | 870 | 5 ROOM | S$2,950 |
median of 11 HDB rental approvals for 5 ROOM on Woodlands St 81 since 2025-10.
Buying or selling at S$673,195?
Buying: Stamp duty on S$673,195 · Cash and CPF needed on S$673,195 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$673,195.
Each opens with this figure filled in; change anything there.
Primary schools near 870 Woodlands St 81
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
- Qihua Primary School · 75 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 576 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 724 m · no 2025 Phase 2C ballot
1 to 2 km
- Woodgrove Primary School · 1,069 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Si Ling Primary School · 1,110 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,202 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Ring Primary School · 1,316 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,444 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Innova Primary School · 1,526 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,719 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 1,741 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 1,877 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 870 · 5 ROOM · 07 TO 09 · Model A · 69 years left | 133 sqm | S$705,000 | S$5,301 psm |
| Dec 2024 | Blk 870 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 124 sqm | S$637,000 | S$5,137 psm |
| Dec 2022 | Blk 870 · 5 ROOM · 01 TO 03 · Model A · 72 years left | 133 sqm | S$562,000 | S$4,226 psm |
| Mar 2022 | Blk 870 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 111 sqm | S$485,000 | S$4,369 psm |
| Jan 2022 | Blk 870 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 130 sqm | S$510,000 | S$3,923 psm |
Showing 5 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 870 · 5 ROOM | S$2,950 | — |
| Mar 2025 | Blk 870 · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 870 · 5 ROOM | S$2,800 | — |
| Jan 2024 | Blk 870 · 5 ROOM | S$2,800 | — |
| Mar 2023 | Blk 870 · 5 ROOM | S$2,300 | — |
| Jan 2022 | Blk 870 · 5 ROOM | S$2,900 | — |
| Jan 2022 | Blk 870 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 870 · 5 ROOM | S$1,900 | — |
| Mar 2021 | Blk 870 · 5 ROOM | S$1,800 | — |
| Jan 2021 | Blk 870 · 5 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$652,177 | S$720,056 | S$779,834 | S$793,473 |
| 10 years | 58 years | S$629,217 | S$767,012 | S$899,652 | S$931,395 |
| 20 years | 48 years | S$570,392 | S$847,573 | S$1,166,062 | S$1,249,800 |
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.