District 25 · Woodlands · OCR
Northwave
Woodlands View · Executive Condominium · 99 yrs lease commencing from 2015
Current PSF
$1,281
+5.8% vs district median
Gross yield
4.0%
median rent $3,800/mo
3-year gain
0.0%
Transactions · 5y
146
33 in last 12 months
Nearest MRT
Sembawang Mrt Station · 1,241.594m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+142% premium
HDB median $529 psf
Area income
$8,500/mo median
residential zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Greenwood Primary School 794m · Phase 2C 0.8× · Shg Student Care (Greenwood Primary School) 801m · Canberra Primary School 999m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 705m
Food
Kampung Admiralty Hawker Centre · 1.2km
Green
Park At Sembawang Alley · 1.1km
Mall
Sembawang Shopping Centre · 1.6km
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.4km
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 $1,306 psf - 7% above units on floors 1–5 ($1,220 psf).
Price trend average PSF by year
2021
$917
2022
$1,041
+13.5%
2024
$1,267
+21.7%
2025
$1,261
-0.5%
2026
$1,299
+3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $4.27 | 4.0% | 25 |
| 3BR | $3,900/mo | $4.11 | 3.8% | 37 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,385,500 | 1,098 | $1,262 | 01-05 |
| Jun 2026 | $1,340,000 | 1,109 | $1,209 | 06-10 |
| Jun 2026 | $1,280,000 | 980 | $1,307 | 06-10 |
| Jun 2026 | $1,275,000 | 980 | $1,302 | 11-15 |
| Jun 2026 | $1,195,000 | 980 | $1,220 | 01-05 |
| May 2026 | $2,450,000 | 1,711 | $1,432 | 16-20 |
| May 2026 | $1,710,000 | 1,259 | $1,358 | 11-15 |
| May 2026 | $1,396,000 | 1,087 | $1,284 | 06-10 |
| May 2026 | $1,230,000 | 969 | $1,270 | 01-05 |
| Apr 2026 | $1,460,000 | 1,109 | $1,317 | 11-15 |
HomeRadar AIlive
Ask anything about NORTHWAVE
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 25
The HDB blocks next door
The entry point, measured: what the resale flats around Northwave actually sell for - this project trades at 2.3× the nearest block’s PSF.