Blk 877 Woodlands Ave 9
Project page · 99-year lease from 1996
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 876 | 07 TO 09 | 121 sqm | S$615,000 | S$5,083 psm | ×1.000 | S$5,083 psm |
| Jul 2026 | Blk 877 | 07 TO 09 | 126 sqm | S$650,000 | S$5,159 psm | ×1.000 | S$5,159 psm |
| Apr 2025 | Blk 876 | 04 TO 06 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,369 psm |
| Jan 2025 | Blk 878 | 04 TO 06 | 121 sqm | S$643,000 | S$5,314 psm | ×1.009 | S$5,362 psm |
How accurate is this estimate for Woodlands Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Woodlands Ave 9 since.
- Median error
- 9.0%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 4 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.66% gross yield
S$36,600 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 6 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 | 877 | 5 ROOM | S$2,850 |
| Aug 2026 | 877 | 5 ROOM | S$3,450 |
| Jul 2026 | 877 | 5 ROOM | S$3,600 |
| Jan 2026 | 876 | 5 ROOM | S$1,800 |
| Nov 2025 | 877 | 5 ROOM | S$2,850 |
| Oct 2025 | 877 | 5 ROOM | S$3,250 |
median of 6 HDB rental approvals for 5 ROOM on Woodlands Ave 9 since 2025-10.
Buying or selling at S$647,002?
Buying: Stamp duty on S$647,002 · Cash and CPF needed on S$647,002 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$647,002.
Each opens with this figure filled in; change anything there.
Primary schools near 877 Woodlands Ave 9
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
- Qihua Primary School · 398 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 858 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Riverside Primary School · 1,111 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodgrove Primary School · 1,254 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,287 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,395 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,494 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,694 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 877 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 105 sqm | S$475,000 | S$4,524 psm |
| Jul 2026 | Blk 877 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 126 sqm | S$650,000 | S$5,159 psm |
| Jan 2026 | Blk 877 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 105 sqm | S$525,000 | S$5,000 psm |
| Apr 2023 | Blk 877 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 123 sqm | S$583,000 | S$4,740 psm |
| Jul 2022 | Blk 877 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$542,000 | S$4,479 psm |
| May 2022 | Blk 877 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 123 sqm | S$495,000 | S$4,024 psm |
| Mar 2022 | Blk 877 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 126 sqm | S$545,000 | S$4,325 psm |
| Feb 2022 | Blk 877 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 105 sqm | S$435,000 | S$4,143 psm |
Showing 8 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 877 · 5 ROOM | S$2,850 | — |
| Aug 2026 | Blk 877 · 5 ROOM | S$3,450 | — |
| Jul 2026 | Blk 877 · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 877 · 5 ROOM | S$2,850 | — |
| Oct 2025 | Blk 877 · 5 ROOM | S$3,250 | — |
| Aug 2025 | Blk 877 · 5 ROOM | S$3,450 | — |
| May 2025 | Blk 877 · 4 ROOM | S$2,000 | — |
| Nov 2024 | Blk 877 · 5 ROOM | S$1,000 | — |
| Sept 2024 | Blk 877 · 5 ROOM | S$3,450 | — |
| Sept 2024 | Blk 877 · 5 ROOM | S$3,200 | — |
| Apr 2024 | Blk 877 · 5 ROOM | S$3,800 | — |
| Jan 2024 | Blk 877 · 5 ROOM | S$2,800 | — |
| Sept 2023 | Blk 877 · 5 ROOM | S$2,800 | — |
| Jul 2023 | Blk 877 · 5 ROOM | S$2,800 | — |
| Jun 2023 | Blk 877 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 877 · 5 ROOM | S$2,800 | — |
| Sept 2022 | Blk 877 · 5 ROOM | S$3,300 | — |
| Nov 2021 | Blk 877 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 877 · 5 ROOM | S$2,400 | — |
| Aug 2021 | Blk 877 · 5 ROOM | S$2,000 | — |
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$626,801 | S$692,039 | S$749,492 | S$762,600 |
| 10 years | 58 years | S$604,735 | S$737,168 | S$864,647 | S$895,155 |
| 20 years | 48 years | S$548,199 | S$814,595 | S$1,120,692 | S$1,201,172 |
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.