District 25 · Woodlands · OCR
Forestville
Woodlands Drive 16 · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,216
+0.4% vs district median
Gross yield
3.9%
median rent $4,200/mo
3-year gain
11.4%
Transactions · 5y
212
27 in last 12 months
Nearest MRT
Woodlands Mrt Station · 1,491.243m
NSL,TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+130% premium
HDB median $529 psf
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts 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 352m · Phase 2C 0.5× · Woodlands Primary School 925m · Phase 2C 1.0× · Commit Learning Schoolhouse @ Woodlands Primary School 925m · Woodgrove Primary School 947m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Woodgrove Secondary School · 499m
Food
Kampung Admiralty Hawker Centre · 891m
Green
Woodlands Healing Garden · 1.0km
Health
Woodlands Hospital (hospital) · 917m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,185 psf - 1% above units on floors 1–5 ($1,168 psf).
Price trend average PSF by year
2021
$904
2022
$1,037
+14.7%
2023
$1,107
+6.8%
2024
$1,159
+4.7%
2025
$1,192
+2.8%
2026
$1,233
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $4.00 | 3.9% | 3 |
| 3BR | $4,000/mo | $3.81 | 3.8% | 111 |
| 4BR | $4,300/mo | $3.19 | 3.1% | 40 |
| 5BR | $5,300/mo | $3.66 | 3.6% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,290,000 | 1,033 | $1,248 | 06-10 |
| Apr 2026 | $1,980,000 | 1,722 | $1,150 | 01-05 |
| Apr 2026 | $1,735,000 | 1,550 | $1,119 | 01-05 |
| Apr 2026 | $1,280,000 | 1,087 | $1,177 | 01-05 |
| Mar 2026 | $2,018,000 | 1,496 | $1,349 | 06-10 |
| Mar 2026 | $1,635,000 | 1,292 | $1,266 | 06-10 |
| Mar 2026 | $1,590,000 | 1,206 | $1,319 | 11-15 |
| Mar 2026 | $1,550,000 | 1,249 | $1,241 | 11-15 |
| Jan 2026 | $1,342,000 | 1,066 | $1,259 | 11-15 |
| Jan 2026 | $1,268,000 | 1,055 | $1,202 | 01-05 |
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More in District 25
The HDB blocks next door
The entry point, measured: what the resale flats around Forestville actually sell for - this project trades at 1.5× the nearest block’s PSF.