Woodlands is trading about 5% below the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Woodlands in July 2026, with 189 resale transactions compared to 162 in June. Month-on-month, the town median PSF softened 1.2% to $516 — giving buyers a softer entry point. The town sits below the regional median of $541 psf (-4.5%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026
Woodlands median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Woodlands |
|---|---|---|
| Woodlands | $516 | — |
| North Region | $541 | +4.8% |
| Island Wide | $594 | +15.0% |
Woodlands ranks #3 of 3 North region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Woodlands Dr 62 | 3 transactions | $721 |
| Marsiling Lane | 3 transactions | $517 |
| Woodlands St 13 | 3 transactions | $732 |
| Woodlands Dr 14 | 3 transactions | $508 |
| Woodlands St 13 | 2 transactions | $547 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 189 | $538,888 | $605,000 | $665,000 | $516 |
| 2-Room | 2 | $305,166 | $327,444 | $349,722 | $660 |
| 3-Room | 18 | $363,500 | $398,500 | $483,750 | $529 |
| 4-Room | 82 | $530,000 | $550,000 | $597,500 | $528 |
| 5-Room | 69 | $615,000 | $645,000 | $690,000 | $501 |
| Executive | 18 | $858,500 | $914,000 | $981,166 | $539 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $516 median PSF represents a 1.2% dip against June's $523. Transaction count rose 17% from 162 to 189. Both sides should anchor to recent comparables.
Woodlands Dr 62 led with 3 transactions (2% of all town resale) at a median $721 psf — 40% above the town median. Marsiling Lane followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 82 of 189 transactions (43%) at a median $528 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 830 Woodlands St 83 | Executive | 04 TO 06 | 2,034 | $1,250,000 | $614 | 67 years 03 months |
| 805 Woodlands St 81 | Executive | 10 TO 12 | 2,034 | $1,200,000 | $590 | 66 years 07 months |
| 308 Woodlands Ave 1 | Executive | 07 TO 09 | 2,067 | $1,070,000 | $518 | 66 years 07 months |
| 331 Woodlands Ave 1 | Executive | 04 TO 06 | 1,894 | $1,020,000 | $538 | 66 years 08 months |
| 405 Woodlands St 41 | Executive | 10 TO 12 | 1,905 | $983,888 | $516 | 68 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 694D Woodlands Dr 62 | 2-Room | 07 TO 09 | 506 | $372,000 | $735 | 91 years 02 months |
| 16 Marsiling Lane | 2-Room | 07 TO 09 | 484 | $282,888 | $584 | 57 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 717A Woodlands Dr 70 | 3-Room | 07 TO 09 | 764 | $538,888 | $705 | 90 years 06 months |
| 694D Woodlands Dr 62 | 3-Room | 10 TO 12 | 732 | $528,000 | $721 | 91 years 03 months |
| 694C Woodlands Dr 62 | 3-Room | 07 TO 09 | 732 | $515,000 | $704 | 91 years 03 months |
| 574A Woodlands Dr 16 | 3-Room | 07 TO 09 | 732 | $500,000 | $683 | 90 years 11 months |
| 780A Woodlands Cres | 3-Room | 04 TO 06 | 721 | $495,000 | $686 | 88 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 184A Woodlands St 13 | 4-Room | 19 TO 21 | 1,001 | $732,888 | $732 | 92 years 04 months |
| 183A Woodlands St 13 | 4-Room | 16 TO 18 | 1,001 | $705,000 | $704 | 92 years 03 months |
| 886A Woodlands Dr 50 | 4-Room | 10 TO 12 | 990 | $668,000 | $675 | 87 years 08 months |
| 886C Woodlands Dr 50 | 4-Room | 07 TO 09 | 990 | $648,888 | $655 | 87 years 08 months |
| 785D Woodlands Rise | 4-Room | 13 TO 15 | 1,001 | $645,000 | $644 | 91 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 184A Woodlands St 13 | 5-Room | 28 TO 30 | 1,216 | $895,000 | $736 | 92 years 03 months |
| 184A Woodlands St 13 | 5-Room | 16 TO 18 | 1,216 | $808,000 | $664 | 92 years 04 months |
| 367 Woodlands Ave 5 | 5-Room | 10 TO 12 | 1,335 | $790,000 | $592 | 69 years |
| 889D Woodlands Dr 50 | 5-Room | 04 TO 06 | 1,216 | $770,000 | $633 | 90 years 01 month |
| 368 Woodlands Ave 1 | 5-Room | 04 TO 06 | 1,302 | $760,000 | $584 | 69 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 830 Woodlands St 83 | Executive | 04 TO 06 | 2,034 | $1,250,000 | $614 | 67 years 03 months |
| 805 Woodlands St 81 | Executive | 10 TO 12 | 2,034 | $1,200,000 | $590 | 66 years 07 months |
| 308 Woodlands Ave 1 | Executive | 07 TO 09 | 2,067 | $1,070,000 | $518 | 66 years 07 months |
| 331 Woodlands Ave 1 | Executive | 04 TO 06 | 1,894 | $1,020,000 | $538 | 66 years 08 months |
| 405 Woodlands St 41 | Executive | 10 TO 12 | 1,905 | $983,888 | $516 | 68 years 02 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Woodlands show a real lease-decay gap — units with 90+ years remaining trade at $609 psf against $429 psf for the under-60 band, a 30% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2312-mo avg · 23 transactions | $380,000 | $751 |
| 80-89 years | 1212-mo avg · 12 transactions | $369,444 | $730 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 2 | Last transacted: Jul 2026 · $584 psf | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3312-mo avg · 33 transactions | $520,000 | $710 |
| 80-89 years | 3112-mo avg · 31 transactions | $501,000 | $700 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 3012-mo avg · 30 transactions | $446,500 | $575 |
| under-60 years | 11 | $368,000 | $504 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $641,000 | $643 |
| 80-89 years | 9 | $610,000 | $616 |
| 70-79 years | 47 | $545,000 | $515 |
| 60-69 years | 14 | $547,500 | $525 |
| under-60 years | 8312-mo avg · 83 transactions | $460,000 | $455 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $741,000 | $609 |
| 80-89 years | 2012-mo avg · 20 transactions | $709,000 | $588 |
| 70-79 years | 41 | $635,000 | $501 |
| 60-69 years | 18 | $652,500 | $486 |
| under-60 years | 3412-mo avg · 34 transactions | $572,500 | $429 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 7 | $852,000 | $554 |
| 60-69 years | 11 | $973,000 | $520 |
| under-60 years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents firming (+4.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Woodlands St 13 | 2 | $2,650/mo |
| Marsiling Cres | 1 | $2,650/mo |
| Marsiling Cres | 1 | $1,700/mo |
Rents firming (+5.8% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Woodlands Ave 1 | 2 | $3,150/mo |
| Woodlands Dr 75 | 2 | $3,350/mo |
| Marsiling Dr | 1 | $3,400/mo |
Rents firming (+3.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Marsiling Rise | 2 | $3,100/mo |
| Marsiling Lane | 1 | $2,650/mo |
| Woodlands Ave 4 | 1 | $3,100/mo |
Rents softening (-11.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Marsiling Rise | 1 | $3,800/mo |
| Marsiling Rise | 1 | $3,000/mo |
| Woodlands Ave 6 | 1 | $3,500/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Woodlands held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 30% 5-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
65 leases over the trailing 12 months (12-mo avg · 65 leases) — this month's count is too thin for a MoM read. Currently +38.8% vs the region median.
Get a Free ValuationSoftening (-4.6% MoM) — buyers may push back on this flat type.
Rental strong, +4.0% MoM — supports pricing (16 leases last month). Currently -2.2% vs the region median.
Get a Free ValuationFlat (+1.9% MoM) — anchor to recent comparables.
Rental strong, +5.8% MoM — supports pricing (52 leases last month). Currently -2.5% vs the region median.
Get a Free ValuationSoftening (-2.7% MoM) — buyers may push back on this flat type.
Rental strong, +3.0% MoM — supports pricing (35 leases last month). Currently -7.5% vs the region median.
Get a Free ValuationFlat (-1.9% MoM) — anchor to recent comparables.
Rental softening, -11.0% MoM — price with that in mind (6 leases last month). Currently -0.3% vs the region median.
Get a Free Valuation12-mo avg · 65 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+4.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Woodlands St 13 | 2 | $2,650/mo |
| Marsiling Cres | 1 | $2,650/mo |
| Marsiling Cres | 1 | $1,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+5.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Woodlands Ave 1 | 2 | $3,150/mo |
| Woodlands Dr 75 | 2 | $3,350/mo |
| Marsiling Dr | 1 | $3,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Marsiling Rise | 2 | $3,100/mo |
| Marsiling Lane | 1 | $2,650/mo |
| Woodlands Ave 4 | 1 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-11.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Marsiling Rise | 1 | $3,800/mo |
| Marsiling Rise | 1 | $3,000/mo |
| Woodlands Ave 6 | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
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