Blk 185C Woodlands St 13
Project page · 99-year lease from 2019
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 185B | 04 TO 06 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,647 psm |
| Jun 2026 | Blk 185B | 28 TO 30 | 68 sqm | S$548,000 | S$8,059 psm | ×1.000 | S$8,059 psm |
| Jun 2026 | Blk 182A | 19 TO 21 | 68 sqm | S$560,000 | S$8,235 psm | ×1.000 | S$8,235 psm |
| May 2026 | Blk 185B | 16 TO 18 | 68 sqm | S$545,000 | S$8,015 psm | ×1.000 | S$8,015 psm |
| Jan 2026 | Blk 185C | 19 TO 21 | 68 sqm | S$550,000 | S$8,088 psm | ×0.997 | S$8,064 psm |
| Dec 2025 | Blk 182A | 04 TO 06 | 68 sqm | S$530,000 | S$7,794 psm | ×0.996 | S$7,764 psm |
| Nov 2025 | Blk 185B | 19 TO 21 | 68 sqm | S$556,000 | S$8,176 psm | ×0.996 | S$8,144 psm |
| Nov 2025 | Blk 185C | 13 TO 15 | 68 sqm | S$528,000 | S$7,765 psm | ×0.996 | S$7,734 psm |
How accurate is this estimate for Woodlands St 13?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 128 sales in Woodlands St 13 since.
- Median error
- 3.8%
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.
5.93% gross yield
S$32,400 of rent a year against the estimate above · 0.01 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 39 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 158 | 3 ROOM | S$2,800 |
| Sept 2026 | 152 | 3 ROOM | S$2,800 |
| Sept 2026 | 101 | 3 ROOM | S$2,700 |
| Sept 2026 | 101 | 3 ROOM | S$2,700 |
| Sept 2026 | 145 | 3 ROOM | S$2,500 |
| Aug 2026 | 159 | 3 ROOM | S$2,800 |
| Aug 2026 | 146 | 3 ROOM | S$2,500 |
| Jul 2026 | 159 | 3 ROOM | S$3,150 |
median of 39 HDB rental approvals for 3 ROOM on Woodlands St 13 since 2025-10.
Buying or selling at S$546,500?
Buying: Stamp duty on S$546,500 · Cash and CPF needed on S$546,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$546,500.
Each opens with this figure filled in; change anything there.
Primary schools near 185c Woodlands St 13
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
- Marsiling Primary School · 299 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 504 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,297 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,502 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,606 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,633 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 185C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jan 2026 | Blk 185C · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Nov 2025 | Blk 185C · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Jun 2025 | Blk 185C · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$520,000 | S$7,647 psm |
| May 2025 | Blk 185C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| May 2025 | Blk 185C · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Nov 2024 | Blk 185C · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Oct 2024 | Blk 185C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2024 | Blk 185C · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$506,000 | S$7,441 psm |
| Jul 2024 | Blk 185C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Jul 2024 | Blk 185C · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Jun 2024 | Blk 185C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$623,000 | S$6,699 psm |
| Jun 2024 | Blk 185C · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| May 2024 | Blk 185C · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| May 2024 | Blk 185C · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$457,000 | S$6,721 psm |
| Mar 2024 | Blk 185C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jan 2024 | Blk 185C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$624,000 | S$6,710 psm |
| Dec 2023 | Blk 185C · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$442,000 | S$6,500 psm |
| Nov 2023 | Blk 185C · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Nov 2023 | Blk 185C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Oct 2023 | Blk 185C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Oct 2023 | Blk 185C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Sept 2023 | Blk 185C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$614,688 | S$6,610 psm |
| Sept 2023 | Blk 185C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$583,000 | S$6,269 psm |
| Sept 2023 | Blk 185C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Aug 2023 | Blk 185C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Aug 2023 | Blk 185C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$438,500 | S$6,449 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 185C · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 185C · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 185C · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 185C · 3 ROOM | S$3,000 | — |
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 91 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 | 86 years | S$519,558 | S$573,634 | S$621,256 | S$632,122 |
| 10 years | 81 years | S$487,824 | S$594,654 | S$697,488 | S$722,098 |
| 20 years | 71 years | S$430,303 | S$639,408 | S$879,676 | S$942,848 |
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.