Blk 780E 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 780E | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Apr 2026 | Blk 780E | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Feb 2026 | Blk 780E | 07 TO 09 | 92 sqm | S$568,777 | S$6,182 psm | ×0.997 | S$6,164 psm |
| Nov 2025 | Blk 780E | 10 TO 12 | 92 sqm | S$592,000 | S$6,435 psm | ×0.996 | S$6,410 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.
6.30% gross yield
S$36,000 of rent a year against the estimate above · 0.73 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 777 | 4 ROOM | S$3,000 |
| Jul 2026 | 787B | 4 ROOM | S$3,400 |
| Jun 2026 | 782C | 4 ROOM | S$3,400 |
| Jun 2026 | 787C | 4 ROOM | S$3,200 |
| Jun 2026 | 774 | 4 ROOM | S$3,100 |
| May 2026 | 782E | 4 ROOM | S$2,800 |
| May 2026 | 774 | 4 ROOM | S$2,700 |
| May 2026 | 775 | 4 ROOM | S$2,500 |
median of 21 HDB rental approvals for 4 ROOM on Woodlands Cres since 2025-10.
Buying or selling at S$571,050?
Buying: Stamp duty on S$571,050 · Cash and CPF needed on S$571,050 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$571,050.
Each opens with this figure filled in; change anything there.
Primary schools near 780e 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 · 11 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 471 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Evergreen Primary School · 814 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- Woodlands Ring Primary School · 1,474 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,506 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 1,531 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,555 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,567 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,805 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 780E · 4 ROOM · 01 TO 03 · Model A · 88 years left excluded: outlier | 92 sqm | S$512,000 | S$5,565 psm |
| Apr 2026 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Apr 2026 | Blk 780E · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Feb 2026 | Blk 780E · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$568,777 | S$6,182 psm |
| Nov 2025 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$592,000 | S$6,435 psm |
| Sept 2025 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Mar 2025 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Dec 2024 | Blk 780E · 4 ROOM · 16 TO 18 · Model A · 90 years left | 92 sqm | S$603,888 | S$6,564 psm |
| Nov 2024 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Jul 2024 | Blk 780E · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Jan 2024 | Blk 780E · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$518,000 | S$5,630 psm |
| Sept 2023 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Jul 2023 | Blk 780E · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$518,000 | S$5,630 psm |
| May 2023 | Blk 780E · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$517,000 | S$5,620 psm |
| May 2023 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Apr 2023 | Blk 780E · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Sept 2022 | Blk 780E · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Sept 2022 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$460,000 | S$5,000 psm |
| Aug 2022 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Aug 2022 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Feb 2022 | Blk 780E · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Jan 2022 | Blk 780E · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Jan 2022 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$461,000 | S$5,011 psm |
| Nov 2021 | Blk 780E · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$445,000 | S$4,837 psm |
Showing 24 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2021 | Blk 780E · 4 ROOM | S$2,650 | — |
| Jul 2021 | Blk 780E · 4 ROOM | S$2,650 | — |
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$536,170 | S$591,975 | S$641,121 | S$652,333 |
| 10 years | 77 years | S$501,140 | S$610,887 | S$716,528 | S$741,810 |
| 20 years | 67 years | S$453,705 | S$674,181 | S$927,516 | S$994,123 |
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.