Blk 785C Woodlands Rise
Project page · 99-year lease from 2018
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 785C | 04 TO 06 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Jun 2026 | Blk 785C | 07 TO 09 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Nov 2025 | Blk 785C | 04 TO 06 | 93 sqm | S$585,000 | S$6,290 psm | ×0.996 | S$6,266 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.
6.49% gross yield
S$37,800 of rent a year against the estimate above · 1.16 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$582,702?
Buying: Stamp duty on S$582,702 · Cash and CPF needed on S$582,702 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$582,702.
Each opens with this figure filled in; change anything there.
Primary schools near 785c 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 · 375 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 586 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 620 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Canberra Primary School · 1,151 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 1,173 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,371 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,456 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,499 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 1,616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodlands Primary School · 1,775 m · no 2025 Phase 2C ballot
- Wellington Primary School · 1,903 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Qihua Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 785C · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jul 2026 | Blk 785C · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$635,000 | S$5,619 psm |
| Jun 2026 | Blk 785C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Feb 2026 | Blk 785C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$728,000 | S$6,442 psm |
| Jan 2026 | Blk 785C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Nov 2025 | Blk 785C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Sept 2025 | Blk 785C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Jul 2025 | Blk 785C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jun 2025 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$689,000 | S$6,097 psm |
| Jun 2025 | Blk 785C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Mar 2025 | Blk 785C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$688,000 | S$6,089 psm |
| Aug 2024 | Blk 785C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jul 2024 | Blk 785C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jun 2024 | Blk 785C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$688,888 | S$6,096 psm |
| Jun 2024 | Blk 785C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Mar 2024 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$658,000 | S$5,823 psm |
| Oct 2023 | Blk 785C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Oct 2023 | Blk 785C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Sept 2023 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$640,000 | S$5,664 psm |
| Aug 2023 | Blk 785C · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$655,000 | S$5,796 psm |
| Aug 2023 | Blk 785C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$548,000 | S$5,892 psm |
| May 2023 | Blk 785C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Apr 2023 | Blk 785C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Apr 2023 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$608,888 | S$5,388 psm |
| Apr 2023 | Blk 785C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2023 | Blk 785C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jan 2023 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$630,000 | S$5,575 psm |
| Oct 2022 | Blk 785C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Oct 2022 | Blk 785C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Oct 2022 | Blk 785C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Sept 2022 | Blk 785C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Aug 2022 | Blk 785C · 5 ROOM · 13 TO 15 · Improved · 95 years left excluded: outlier | 113 sqm | S$688,000 | S$6,089 psm |
| Jun 2022 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Jun 2022 | Blk 785C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$531,000 | S$5,710 psm |
| May 2022 | Blk 785C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$625,888 | S$5,539 psm |
| May 2022 | Blk 785C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$615,000 | S$5,442 psm |
| May 2022 | Blk 785C · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$600,000 | S$5,310 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2024 | Blk 785C · 4 ROOM | S$3,100 | — |
| Jul 2023 | Blk 785C · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 785C · 5 ROOM | S$3,550 | — |
| Apr 2022 | Blk 785C · 5 ROOM | S$2,800 | — |
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$553,975 | S$611,633 | S$662,411 | S$673,995 |
| 10 years | 80 years | S$520,139 | S$634,046 | S$743,692 | S$769,932 |
| 20 years | 70 years | S$458,808 | S$681,765 | S$937,949 | S$1,005,305 |
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.