Blk 788E Woodlands Cres
Project page · 99-year lease from 1999
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 788B | 04 TO 06 | 143 sqm | S$853,000 | S$5,965 psm | ×1.000 | S$5,965 psm |
| Sept 2026 | Blk 788D | 10 TO 12 | 143 sqm | S$850,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Aug 2026 | Blk 788C | 04 TO 06 | 143 sqm | S$828,000 | S$5,790 psm | ×1.000 | S$5,790 psm |
| Jul 2026 | Blk 788C | 10 TO 12 | 141 sqm | S$880,000 | S$6,241 psm | ×1.000 | S$6,241 psm |
| Jun 2026 | Blk 788C | 10 TO 12 | 143 sqm | S$870,000 | S$6,084 psm | ×1.000 | S$6,084 psm |
| Jun 2026 | Blk 788C | 04 TO 06 | 143 sqm | S$845,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| May 2026 | Blk 788C | 04 TO 06 | 141 sqm | S$845,000 | S$5,993 psm | ×1.000 | S$5,993 psm |
| Dec 2025 | Blk 788E | 04 TO 06 | 141 sqm | S$790,000 | S$5,603 psm | ×0.996 | S$5,581 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.
5.07% gross yield
S$42,600 of rent a year against the estimate above · 0.13 points above flats like it
Homes like this rent for about S$3,550 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 788E | EXECUTIVE | S$3,700 |
| Aug 2026 | 788D | EXECUTIVE | S$3,400 |
| Jun 2026 | 788D | EXECUTIVE | S$3,600 |
| May 2026 | 788B | EXECUTIVE | S$3,600 |
| May 2026 | 788D | EXECUTIVE | S$3,000 |
| Nov 2025 | 788D | EXECUTIVE | S$3,500 |
median of 6 HDB rental approvals for EXECUTIVE on Woodlands Cres since 2025-10.
Buying or selling at S$839,590?
Buying: Stamp duty on S$839,590 · Cash and CPF needed on S$839,590 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$839,590.
Each opens with this figure filled in; change anything there.
Primary schools near 788e 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
- Admiralty Primary School · 194 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 254 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 486 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 760 m · no 2025 Phase 2C ballot
1 to 2 km
- Woodlands Ring Primary School · 1,122 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,356 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,502 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Woodgrove Primary School · 1,739 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,745 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 788E · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 141 sqm | S$790,000 | S$5,603 psm |
| Jan 2023 | Blk 788E · EXECUTIVE · 04 TO 06 · Maisonette · 75 years left | 143 sqm | S$732,000 | S$5,119 psm |
| Nov 2022 | Blk 788E · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 141 sqm | S$720,000 | S$5,106 psm |
| Sept 2022 | Blk 788E · EXECUTIVE · 10 TO 12 · Maisonette · 76 years left | 143 sqm | S$750,000 | S$5,245 psm |
| Jun 2022 | Blk 788E · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 141 sqm | S$720,000 | S$5,106 psm |
Showing 5 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 788E · EXECUTIVE | S$3,700 | — |
| Mar 2025 | Blk 788E · EXECUTIVE | S$3,800 | — |
| Jul 2024 | Blk 788E · EXECUTIVE | S$3,100 | — |
| Feb 2024 | Blk 788E · EXECUTIVE | S$2,280 | — |
| Dec 2022 | Blk 788E · EXECUTIVE | S$2,200 | — |
| Oct 2021 | Blk 788E · EXECUTIVE | 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 71 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 | 66 years | S$805,426 | S$889,255 | S$963,080 | S$979,923 |
| 10 years | 61 years | S$780,278 | S$951,155 | S$1,115,638 | S$1,155,002 |
| 20 years | 51 years | S$718,628 | S$1,067,843 | S$1,469,103 | S$1,574,602 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.