Blk 784B Woodlands Rise
Project page · 99-year lease from 2018
Based on 18 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 783A | 13 TO 15 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Oct 2026 | Blk 785C | 04 TO 06 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Aug 2026 | Blk 784C | 13 TO 15 | 93 sqm | S$608,000 | S$6,538 psm | ×1.000 | S$6,538 psm |
| Jul 2026 | Blk 785D | 13 TO 15 | 93 sqm | S$645,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Jun 2026 | Blk 785C | 07 TO 09 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| May 2026 | Blk 783A | 04 TO 06 | 93 sqm | S$585,000 | S$6,290 psm | ×1.000 | S$6,290 psm |
| Apr 2026 | Blk 785B | 07 TO 09 | 93 sqm | S$610,888 | S$6,569 psm | ×1.000 | S$6,569 psm |
| Mar 2026 | Blk 783B | 13 TO 15 | 93 sqm | S$615,000 | S$6,613 psm | ×0.997 | S$6,593 psm |
| Feb 2026 | Blk 783A | 07 TO 09 | 93 sqm | S$620,000 | S$6,667 psm | ×0.997 | S$6,647 psm |
| Jan 2026 | Blk 783D | 04 TO 06 | 93 sqm | S$585,000 | S$6,290 psm | ×0.997 | S$6,272 psm |
| Dec 2025 | Blk 783D | 04 TO 06 | 93 sqm | S$578,000 | S$6,215 psm | ×0.996 | S$6,191 psm |
| Dec 2025 | Blk 783C | 04 TO 06 | 93 sqm | S$610,000 | S$6,559 psm | ×0.996 | S$6,533 psm |
| Dec 2025 | Blk 784C | 13 TO 15 | 93 sqm | S$610,000 | S$6,559 psm | ×0.996 | S$6,533 psm |
| Nov 2025 | Blk 784B | 13 TO 15 | 93 sqm | S$620,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
| Nov 2025 | Blk 783C | 10 TO 12 | 93 sqm | S$625,000 | S$6,720 psm | ×0.996 | S$6,694 psm |
| Nov 2025 | Blk 783A | 07 TO 09 | 93 sqm | S$597,000 | S$6,419 psm | ×0.996 | S$6,394 psm |
| Nov 2025 | Blk 785C | 04 TO 06 | 93 sqm | S$585,000 | S$6,290 psm | ×0.996 | S$6,266 psm |
| Nov 2025 | Blk 785B | 13 TO 15 | 93 sqm | S$619,999 | S$6,667 psm | ×0.996 | S$6,640 psm |
How accurate is this estimate for Woodlands Rise?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 34 sales in Woodlands Rise since.
- Median error
- 1.8%
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.
6.22% gross yield
S$37,800 of rent a year against the estimate above · 0.89 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Aug 2026 | 783A | 4 ROOM | S$3,200 |
| Aug 2026 | 783C | 4 ROOM | S$3,000 |
| Aug 2026 | 785B | 4 ROOM | S$3,000 |
| Jul 2026 | 784A | 4 ROOM | S$3,150 |
| Jan 2026 | 785B | 4 ROOM | S$3,200 |
median of 5 HDB rental approvals for 4 ROOM on Woodlands Rise since 2025-10.
Buying or selling at S$607,603?
Buying: Stamp duty on S$607,603 · Cash and CPF needed on S$607,603 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$607,603.
Each opens with this figure filled in; change anything there.
Primary schools near 784b Woodlands Rise
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 · 293 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 531 m · no 2025 Phase 2C ballot
1 to 2 km
- Evergreen Primary School · 1,055 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Canberra Primary School · 1,271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Ring Primary School · 1,358 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,472 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,616 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,657 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 1,727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qihua Primary School · 1,802 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 784B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Nov 2025 | Blk 784B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 784B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Nov 2024 | Blk 784B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Oct 2024 | Blk 784B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Oct 2024 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$573,000 | S$6,161 psm |
| Sept 2024 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Sept 2024 | Blk 784B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jul 2024 | Blk 784B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jun 2024 | Blk 784B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$460,000 | S$6,765 psm |
| May 2024 | Blk 784B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Apr 2024 | Blk 784B · 3 ROOM · 13 TO 15 · Model A · 93 years left excluded: outlier | 68 sqm | S$480,000 | S$7,059 psm |
| Feb 2024 | Blk 784B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Jan 2024 | Blk 784B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$438,888 | S$6,454 psm |
| Dec 2023 | Blk 784B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Nov 2023 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jul 2023 | Blk 784B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$565,888 | S$6,085 psm |
| Jun 2023 | Blk 784B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jun 2023 | Blk 784B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Apr 2023 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Apr 2023 | Blk 784B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$515,888 | S$5,547 psm |
| Mar 2023 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Feb 2023 | Blk 784B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Jan 2023 | Blk 784B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Jan 2023 | Blk 784B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Dec 2022 | Blk 784B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Dec 2022 | Blk 784B · 3 ROOM · 13 TO 15 · Model A · 95 years left excluded: outlier | 68 sqm | S$445,000 | S$6,544 psm |
| Nov 2022 | Blk 784B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Nov 2022 | Blk 784B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$416,000 | S$6,118 psm |
| Oct 2022 | Blk 784B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Sept 2022 | Blk 784B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Sept 2022 | Blk 784B · 3 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 68 sqm | S$398,000 | S$5,853 psm |
| Aug 2022 | Blk 784B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Aug 2022 | Blk 784B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Aug 2022 | Blk 784B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$412,000 | S$6,059 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 784B · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 784B · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 784B · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 784B · 3 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 90 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 | 85 years | S$577,649 | S$637,771 | S$690,719 | S$702,799 |
| 10 years | 80 years | S$542,367 | S$661,142 | S$775,474 | S$802,835 |
| 20 years | 70 years | S$478,415 | S$710,900 | S$978,032 | S$1,048,267 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.