District 25 · Woodlands · OCR
Northoaks
Woodlands Crescent · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$901
-25.6% vs district median
Gross yield
4.3%
median rent $4,100/mo
3-year gain
6.5%
Transactions · 5y
139
27 in last 12 months
Nearest MRT
Sembawang Mrt Station · 1,638.477m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+70% premium
HDB median $529 psf
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Riverside Primary School 515m · Phase 2C 1.5× balloted · Mercu Student Care Centre @ Riverside Primary School 515m · Shg Student Care (Greenwood Primary School) 622m · Greenwood Primary School 637m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Admiralty Secondary School · 431m
Food
Kampung Admiralty Hawker Centre · 881m
Green
Park At Sembawang Alley · 1.5km
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.9km
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 $889 psf - 1% above units on floors 1–5 ($878 psf).
Price trend average PSF by year
2021
$676
2022
$758
+12.1%
2023
$841
+10.9%
2024
$878
+4.4%
2025
$915
+4.2%
2026
$896
-2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.24 | 4.3% | 24 |
| 3BR | $4,000/mo | $3.20 | 4.3% | 335 |
| 4BR | $3,800/mo | $2.62 | 3.5% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,235,000 | 1,249 | $989 | 11-15 |
| Jun 2026 | $1,190,000 | 1,249 | $953 | 11-15 |
| Jun 2026 | $1,100,000 | 1,292 | $852 | 01-05 |
| May 2026 | $2,125,000 | 2,486 | $855 | 11-15 |
| May 2026 | $1,860,000 | 2,271 | $819 | 11-15 |
| May 2026 | $1,115,000 | 1,216 | $917 | 11-15 |
| Apr 2026 | $1,950,000 | 2,347 | $831 | 11-15 |
| Apr 2026 | $1,050,000 | 1,238 | $848 | 06-10 |
| Mar 2026 | $1,200,000 | 1,292 | $929 | 06-10 |
| Mar 2026 | $1,150,000 | 1,249 | $921 | 06-10 |
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More in District 25
The HDB blocks next door
The entry point, measured: what the resale flats around Northoaks actually sell for - this project trades at 1.5× the nearest block’s PSF.