Blk 780A Woodlands Cres
Project page · 99-year lease from 2015
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 780A | 10 TO 12 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Jun 2026 | Blk 780A | 04 TO 06 | 47 sqm | S$382,500 | S$8,138 psm | ×1.000 | S$8,138 psm |
| Jun 2026 | Blk 780A | 10 TO 12 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Dec 2025 | Blk 780A | 04 TO 06 | 47 sqm | S$360,000 | S$7,660 psm | ×0.996 | S$7,629 psm |
How accurate is this estimate for Woodlands Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 90 sales in Woodlands Cres 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.
6.32% gross yield
S$24,000 of rent a year against the estimate above · 0.88 points below flats like it
Homes like this rent for about S$2,000 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 | 780A | 2 ROOM | S$2,100 |
| Sept 2026 | 780F | 2 ROOM | S$900 |
| Jun 2026 | 780A | 2 ROOM | S$2,100 |
| Jun 2026 | 780F | 2 ROOM | S$1,580 |
| Mar 2026 | 780A | 2 ROOM | S$2,050 |
| Mar 2026 | 780B | 2 ROOM | S$1,400 |
| Mar 2026 | 780B | 2 ROOM | S$1,200 |
| Feb 2026 | 780A | 2 ROOM | S$1,900 |
median of 17 HDB rental approvals for 2 ROOM on Woodlands Cres since 2025-10.
Buying or selling at S$380,000?
Buying: Stamp duty on S$380,000 · Cash and CPF needed on S$380,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$380,000.
Each opens with this figure filled in; change anything there.
Primary schools near 780a Woodlands Cres
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
- Riverside Primary School · 122 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 532 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 769 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,495 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,517 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,560 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,575 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,591 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 1,878 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 88 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2026 | Blk 780A · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$495,000 | S$7,388 psm |
| Jun 2026 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 88 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jun 2026 | Blk 780A · 2 ROOM · 04 TO 06 · 2-room · 88 years left | 47 sqm | S$382,500 | S$8,138 psm |
| Jan 2026 | Blk 780A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Dec 2025 | Blk 780A · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Aug 2025 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jun 2025 | Blk 780A · 2 ROOM · 01 TO 03 · Model A · 89 years left | 47 sqm | S$360,000 | S$7,660 psm |
| May 2025 | Blk 780A · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Mar 2025 | Blk 780A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Feb 2025 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 90 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Oct 2024 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 90 years left excluded: outlier | 47 sqm | S$315,000 | S$6,702 psm |
| Aug 2024 | Blk 780A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Aug 2024 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 90 years left | 47 sqm | S$338,000 | S$7,191 psm |
| May 2024 | Blk 780A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$430,000 | S$6,418 psm |
| May 2024 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$328,000 | S$6,979 psm |
| Oct 2023 | Blk 780A · 2 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 47 sqm | S$286,666 | S$6,099 psm |
| Aug 2023 | Blk 780A · 3 ROOM · 07 TO 09 · Model A · 91 years left excluded: outlier | 67 sqm | S$398,000 | S$5,940 psm |
| Mar 2023 | Blk 780A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$311,000 | S$6,617 psm |
| Jan 2023 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Jan 2023 | Blk 780A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Dec 2022 | Blk 780A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Dec 2022 | Blk 780A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$307,000 | S$6,532 psm |
| Nov 2022 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$333,000 | S$7,085 psm |
| Nov 2022 | Blk 780A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Oct 2022 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$318,000 | S$6,766 psm |
| Jul 2022 | Blk 780A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Jun 2022 | Blk 780A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Feb 2022 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Jan 2022 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Dec 2021 | Blk 780A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Dec 2021 | Blk 780A · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Oct 2021 | Blk 780A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$298,000 | S$6,340 psm |
| Oct 2021 | Blk 780A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$267,000 | S$5,681 psm |
Showing 34 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 780A · 2 ROOM | S$2,100 | — |
| Jun 2026 | Blk 780A · 2 ROOM | S$2,100 | — |
| Mar 2026 | Blk 780A · 2 ROOM | S$2,050 | — |
| Feb 2026 | Blk 780A · 2 ROOM | S$1,900 | — |
| Jan 2026 | Blk 780A · 2 ROOM | S$2,200 | — |
| Nov 2025 | Blk 780A · 2 ROOM | S$2,000 | — |
| Oct 2025 | Blk 780A · 2 ROOM | S$2,000 | — |
| Aug 2025 | Blk 780A · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 780A · 2 ROOM | S$2,200 | — |
| Mar 2025 | Blk 780A · 2 ROOM | S$2,050 | — |
| Mar 2025 | Blk 780A · 2 ROOM | S$1,600 | — |
| Mar 2025 | Blk 780A · 2 ROOM | S$1,500 | — |
| Sept 2024 | Blk 780A · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 780A · 2 ROOM | S$2,100 | — |
| Apr 2024 | Blk 780A · 2 ROOM | S$1,900 | — |
| Mar 2024 | Blk 780A · 2 ROOM | S$2,200 | — |
| Mar 2024 | Blk 780A · 2 ROOM | S$1,900 | — |
| Dec 2023 | Blk 780A · 2 ROOM | S$2,500 | — |
| Nov 2023 | Blk 780A · 2 ROOM | S$1,200 | — |
| Sept 2023 | Blk 780A · 2 ROOM | S$2,400 | — |
| Sept 2023 | Blk 780A · 2 ROOM | S$1,400 | — |
| Apr 2023 | Blk 780A · 2 ROOM | S$2,200 | — |
| Mar 2023 | Blk 780A · 2 ROOM | S$2,050 | — |
| Mar 2023 | Blk 780A · 2 ROOM | S$1,600 | — |
| Feb 2023 | Blk 780A · 2 ROOM | S$1,500 | — |
| Aug 2022 | Blk 780A · 2 ROOM | S$1,600 | — |
| Apr 2022 | Blk 780A · 2 ROOM | S$1,700 | — |
| Apr 2022 | Blk 780A · 2 ROOM | S$1,550 | — |
| Mar 2022 | Blk 780A · 2 ROOM | S$1,550 | — |
| Mar 2022 | Blk 780A · 2 ROOM | S$1,300 | — |
| Jan 2022 | Blk 780A · 2 ROOM | S$2,200 | — |
| Oct 2021 | Blk 780A · 2 ROOM | S$1,400 | — |
| Sept 2021 | Blk 780A · 2 ROOM | S$1,200 | — |
| Jul 2021 | Blk 780A · 2 ROOM | S$1,600 | — |
| May 2021 | Blk 780A · 2 ROOM | S$1,550 | — |
| Apr 2021 | Blk 780A · 2 ROOM | S$1,550 | — |
| Mar 2021 | Blk 780A · 2 ROOM | S$1,700 | — |
| Mar 2021 | Blk 780A · 2 ROOM | S$1,400 | — |
| Feb 2021 | Blk 780A · 2 ROOM | S$1,400 | — |
| Feb 2021 | Blk 780A · 2 ROOM | S$1,000 | — |
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 87 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 | 82 years | S$356,790 | S$393,925 | S$426,629 | S$434,090 |
| 10 years | 77 years | S$333,479 | S$406,510 | S$476,807 | S$493,631 |
| 20 years | 67 years | S$301,914 | S$448,628 | S$617,208 | S$661,531 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.