Blk 540 Woodlands Dr 16
Completed 1998 · 12 storeys · 112 flats · 73 years 02 months remaining · 23 resale transactions on record · median household income in Woodlands: $8,500/mo
12 storeys · completed 1998
What the record shows
A 5-room here sold for $690,000 in Jun 2026. The same flat type in this block averaged $512,963 in 2021 - a gain of $177,037 - about $97 a day while the owner slept.
In this block, 5-room flats from floor 8 up have sold for a median of $690,000 - $160,000 more than floors 4 and below, same flat type, same block.
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 | $2,200/mo | $2,200–$2,200 | $3,100/mo | - | 1 |
| 5-ROOM | $3,700/mo | $3,700–$3,700 | $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 · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 23
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 10 to 12 | 121 | $690,000 | $530 | 73y 02m |
| May 2026 | 4 ROOM | 10 to 12 | 100 | $618,000 | $574 | 73y 02m |
| May 2026 | 4 ROOM | 04 to 06 | 100 | $580,000 | $539 | 73y 02m |
| Oct 2025 | 5 ROOM | 04 to 06 | 120 | $700,000 | $542 | 73y 10m |
| Feb 2025 | 5 ROOM | 10 to 12 | 115 | $700,000 | $565 | 74y 05m |
| Jan 2025 | 5 ROOM | 07 to 09 | 120 | $750,800 | $581 | 74y 07m |
| Apr 2024 | 5 ROOM | 10 to 12 | 121 | $658,000 | $505 | 75y 05m |
| Dec 2023 | 5 ROOM | 07 to 09 | 115 | $605,000 | $489 | 75y 08m |
| Jan 2023 | 4 ROOM | 04 to 06 | 100 | $465,000 | $432 | 76y 07m |
| Aug 2022 | 5 ROOM | 01 to 03 | 120 | $530,000 | $410 | 77y |
| Mar 2022 | 5 ROOM | 04 to 06 | 115 | $550,000 | $444 | 77y 05m |
| Sept 2021 | 5 ROOM | 04 to 06 | 115 | $488,888 | $395 | 77y 11m |
| Aug 2021 | 4 ROOM | 01 to 03 | 100 | $430,000 | $399 | 78y |
| Jul 2021 | 5 ROOM | 04 to 06 | 120 | $500,000 | $387 | 78y 01m |
| Oct 2020 | 4 ROOM | 07 to 09 | 100 | $410,000 | $381 | 78y 10m |
| Jul 2019 | 5 ROOM | 04 to 06 | 120 | $410,000 | $317 | 80y 01m |
| May 2019 | 5 ROOM | 07 to 09 | 120 | $408,000 | $316 | 80y 02m |
| Jan 2019 | 5 ROOM | 10 to 12 | 121 | $420,000 | $322 | 80y 06m |
| Jun 2018 | 5 ROOM | 10 to 12 | 115 | $410,000 | $331 | 81y 02m |
| Feb 2018 | 5 ROOM | 07 to 09 | 115 | $430,000 | $347 | 81y 05m |
| Jul 2017 | 4 ROOM | 10 to 12 | 100 | $362,000 | $336 | 82y |
| Apr 2017 | 4 ROOM | 04 to 06 | 100 | $360,000 | $334 | 82y 03m |
| Jan 2017 | 4 ROOM | 07 to 09 | 101 | $360,000 | $331 | 82y 06m |
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
built 1998 · same generation
5-room median $68k below this block · 6 vs 4 sales
5-room median $35k below this block · 7 vs 4 sales
5-room median $10k below this block · 5 vs 4 sales
built 2024 · 26 more lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 3.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.