Blk 785B 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 785b 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 · 318 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 592 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 617 m · no 2025 Phase 2C ballot
1 to 2 km
- Evergreen Primary School · 1,135 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,177 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 1,367 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,462 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,517 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 1,665 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Primary School · 1,756 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,884 m · no 2025 Phase 2C ballot
- Wellington Primary School · 1,933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 93 sqm | S$552,888 | S$5,945 psm |
| May 2026 | Blk 785B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Apr 2026 | Blk 785B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$610,888 | S$6,569 psm |
| Jan 2026 | Blk 785B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Nov 2025 | Blk 785B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$619,999 | S$6,667 psm |
| Mar 2025 | Blk 785B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$476,000 | S$7,000 psm |
| Dec 2024 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Dec 2024 | Blk 785B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$468,888 | S$6,895 psm |
| Jun 2024 | Blk 785B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$470,000 | S$6,912 psm |
| May 2024 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Mar 2024 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$523,000 | S$5,624 psm |
| Feb 2024 | Blk 785B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Dec 2023 | Blk 785B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$551,000 | S$5,925 psm |
| Dec 2023 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Oct 2023 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Aug 2023 | Blk 785B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jul 2023 | Blk 785B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$423,000 | S$6,221 psm |
| Jun 2023 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$535,000 | S$5,753 psm |
| May 2023 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jan 2023 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jan 2023 | Blk 785B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Oct 2022 | Blk 785B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Oct 2022 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Sept 2022 | Blk 785B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Aug 2022 | Blk 785B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jul 2022 | Blk 785B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Jun 2022 | Blk 785B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jun 2022 | Blk 785B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$518,000 | S$5,570 psm |
| Jun 2022 | Blk 785B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Jun 2022 | Blk 785B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$400,000 | S$5,882 psm |
| May 2022 | Blk 785B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Apr 2022 | Blk 785B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$490,000 | S$5,269 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 785B · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 785B · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 785B · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 785B · 3 ROOM | S$2,950 | — |
| Dec 2024 | Blk 785B · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 785B · 3 ROOM | S$2,400 | — |
| Oct 2023 | Blk 785B · 4 ROOM | S$3,400 | — |
| May 2023 | Blk 785B · 4 ROOM | S$3,100 | — |
| Apr 2023 | Blk 785B · 3 ROOM | S$1,300 | — |
| Sept 2022 | Blk 785B · 3 ROOM | S$2,450 | — |
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.