Blk 538 Woodlands Dr 16
Completed 1998 · 11 storeys · 100 flats · 73 years 04 months remaining · 20 resale transactions on record · median household income in Woodlands: $8,500/mo
11 storeys · completed 1998
What the record shows
This block crosses 60 years remaining in 2039 - the line where CPF usage rules begin tightening for buyers. In Woodlands over the last two years, flats below that line sold at a median 10% below their younger neighbours' PSF (467 sales).
Across Woodlands, roughly 2,047 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Woodlands median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,000/mo | $3,000–$3,100 | $3,100/mo | - | 3 |
| 5-ROOM | $3,200/mo | $3,200–$3,200 | $3,300/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Woodlands · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 13 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | 04 to 06 | 121 | $660,000 | $507 | 73y 04m |
| Jan 2026 | 4 ROOM | 01 to 03 | 101 | $550,000 | $506 | 73y 06m |
| May 2025 | 4 ROOM | 01 to 03 | 100 | $578,000 | $537 | 74y 02m |
| Apr 2025 | 4 ROOM | 04 to 06 | 100 | $550,000 | $511 | 74y 04m |
| Apr 2025 | 5 ROOM | 07 to 09 | 120 | $675,000 | $523 | 74y 04m |
| Apr 2025 | 4 ROOM | 10 to 12 | 101 | $588,000 | $541 | 74y 04m |
| Jan 2025 | 5 ROOM | 10 to 12 | 115 | $688,000 | $556 | 74y 07m |
| Sept 2024 | 5 ROOM | 10 to 12 | 121 | $668,888 | $514 | 74y 11m |
| Jun 2024 | 5 ROOM | 10 to 12 | 120 | $660,000 | $511 | 75y 02m |
| Jun 2023 | 5 ROOM | 10 to 12 | 120 | $587,000 | $454 | 76y 01m |
| Jul 2022 | 5 ROOM | 07 to 09 | 115 | $561,000 | $453 | 77y 01m |
| Feb 2022 | 4 ROOM | 07 to 09 | 100 | $450,000 | $418 | 77y 05m |
| Dec 2021 | 5 ROOM | 04 to 06 | 115 | $500,000 | $404 | 77y 08m |
| Mar 2020 | 5 ROOM | 01 to 03 | 115 | $407,000 | $329 | 79y 04m |
| Oct 2019 | 4 ROOM | 04 to 06 | 101 | $325,000 | $299 | 79y 10m |
| Jul 2019 | 5 ROOM | 01 to 03 | 120 | $408,000 | $316 | 80y 06m |
| Apr 2019 | 5 ROOM | 10 to 12 | 121 | $435,000 | $334 | 80y 03m |
| Dec 2018 | 4 ROOM | 04 to 06 | 101 | $332,888 | $306 | 80y 07m |
| Jun 2017 | 4 ROOM | 01 to 03 | 100 | $345,000 | $321 | 82y 02m |
| Jan 2017 | 5 ROOM | 10 to 12 | 115 | $445,000 | $359 | 82y 07m |
Who lives in Woodlands
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1998 · same generation
5-room median $39k below this block · 6 vs 4 sales
built 1997 · same generation
4-room median $19k below this block · 4 vs 4 sales
built 1997 · same generation
built 1997 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.