District 25 · Woodlands · OCR
Bellewoods
Woodlands Avenue 5 · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,341
+10.7% vs district median
Gross yield
3.5%
median rent $4,300/mo
3-year gain
13.1%
Transactions · 5y
215
25 in last 12 months
Nearest MRT
Woodlands Mrt Station · 1,725.126m
NSL,TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+154% premium
HDB median $529 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Woodlands Ring Primary School 480m · Phase 2C 0.5× · Greenwood Primary School 887m · Phase 2C 0.8× · Shg Student Care (Greenwood Primary School) 898m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Woodlands Ring Secondary School (U/C) · 432m
Food
Kampung Admiralty Hawker Centre · 779m
Green
Woodlands Healing Garden · 1.3km
Health
Woodlands Hospital (hospital) · 1.1km
Who lives in Woodlands
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
255,130
Median age
38 yrs
52% under 40 · getting older
Children 0–9
24,030
▼ 9% since 2015 · future P1 demand
Household size
3.5 avg
Homes
92% HDB
7% condo · 0% landed
Degree holders
22%
residents 15+
Commute
60% transit
15% drive
45 min+ to work
42%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,230 psf - 2% below units on floors 1–5 ($1,260 psf).
Price trend average PSF by year
2021
$933
2022
$1,104
+18.3%
2023
$1,177
+6.6%
2024
$1,238
+5.2%
2025
$1,336
+7.9%
2026
$1,331
-0.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.67 | 4.2% | 12 |
| 3BR | $4,000/mo | $3.81 | 3.4% | 33 |
| 4BR | $4,600/mo | $3.68 | 3.3% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,450,000 | 1,066 | $1,361 | 06-10 |
| Jun 2026 | $1,420,000 | 1,066 | $1,333 | 01-05 |
| Jun 2026 | $1,240,000 | 936 | $1,324 | 01-05 |
| May 2026 | $1,400,000 | 1,066 | $1,314 | 01-05 |
| May 2026 | $1,255,000 | 936 | $1,340 | 01-05 |
| May 2026 | $1,200,000 | 936 | $1,281 | 01-05 |
| Apr 2026 | $1,735,000 | 1,281 | $1,355 | 06-10 |
| Apr 2026 | $1,560,000 | 1,152 | $1,354 | 01-05 |
| Apr 2026 | $1,420,000 | 1,066 | $1,333 | 06-10 |
| Apr 2026 | $1,420,000 | 1,066 | $1,333 | 01-05 |
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More in District 25
The HDB blocks next door
The entry point, measured: what the resale flats around Bellewoods actually sell for - this project trades at 2.6× the nearest block’s PSF.