Woodlands's median PSF eased 1.2% this month — more room to negotiate.
Volume held broadly steady in Woodlands in June 2026, with 162 resale transactions compared to 158 in May. Month-on-month, the town median PSF softened 1.2% to $523 — giving buyers a softer entry point. The town sits below the regional median of $544 psf (-3.9%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $523 | — |
| North Region | $544 | +4.1% |
| Island Wide | $601 | +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 Circle | 3 transactions | $530 |
| Woodlands Circle | 3 transactions | $496 |
| Woodlands Cres | 2 transactions | $754 |
| Woodlands Dr 16 | 2 transactions | $692 |
| Marsiling Lane | 2 transactions | $487 |
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 | 162 | $507,750 | $600,833 | $675,000 | $523 |
| 2-Room | 3 | $370,500 | $380,000 | $381,250 | $751 |
| 3-Room | 23 | $355,000 | $428,888 | $500,500 | $554 |
| 4-Room | 67 | $502,500 | $545,000 | $591,000 | $518 |
| 5-Room | 51 | $628,500 | $668,000 | $709,000 | $514 |
| Executive | 18 | $846,250 | $899,000 | $947,000 | $550 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $523 median PSF represents a 1.2% dip against May's $529. Transaction count rose 3% from 158 to 162. Both sides should anchor to recent comparables.
Woodlands Circle led with 3 transactions (2% of all town resale) at a median $530 psf — near the town median. Woodlands Circle followed with 3 transactions.
4-Room flats led resale activity in June 2026, accounting for 67 of 162 transactions (41%) at a median $518 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 808 Woodlands St 81 | Executive | 04 TO 06 | 2,034 | $1,080,000 | $531 | 66 years 08 months |
| 419 Woodlands St 41 | Executive | 10 TO 12 | 1,905 | $1,000,000 | $525 | 68 years 05 months |
| 118 Marsiling Rise | Executive | 07 TO 09 | 1,862 | $960,000 | $516 | 67 years 10 months |
| 357 Woodlands Ave 5 | Executive | 10 TO 12 | 1,572 | $950,000 | $605 | 69 years 04 months |
| 142 Marsiling Rd | Executive | 04 TO 06 | 1,894 | $950,000 | $501 | 67 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 780A Woodlands Cres | 2-Room | 04 TO 06 | 506 | $382,500 | $756 | 88 years 02 months |
| 780A Woodlands Cres | 2-Room | 10 TO 12 | 506 | $380,000 | $751 | 88 years 02 months |
| 574A Woodlands Dr 16 | 2-Room | 01 TO 03 | 506 | $361,000 | $714 | 91 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 182A Woodlands St 13 | 3-Room | 19 TO 21 | 732 | $560,000 | $765 | 92 years 05 months |
| 185B Woodlands St 13 | 3-Room | 28 TO 30 | 732 | $548,000 | $749 | 92 years 05 months |
| 886B Woodlands Dr 50 | 3-Room | 04 TO 06 | 721 | $525,000 | $728 | 87 years 08 months |
| 185B Woodlands St 13 | 3-Room | 04 TO 06 | 732 | $520,000 | $710 | 92 years 05 months |
| 780B Woodlands Cres | 3-Room | 07 TO 09 | 721 | $507,000 | $703 | 88 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 183A Woodlands St 13 | 4-Room | 13 TO 15 | 1,001 | $704,000 | $703 | 92 years 05 months |
| 691C Woodlands Dr 73 | 4-Room | 13 TO 15 | 1,001 | $685,000 | $684 | 91 years |
| 887B Woodlands Dr 50 | 4-Room | 13 TO 15 | 990 | $680,000 | $687 | 87 years 09 months |
| 889A Woodlands Dr 50 | 4-Room | 04 TO 06 | 1,001 | $675,000 | $674 | 90 years 02 months |
| 574A Woodlands Dr 16 | 4-Room | 04 TO 06 | 1,001 | $671,000 | $670 | 91 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 182B Woodlands St 13 | 5-Room | 22 TO 24 | 1,216 | $840,000 | $691 | 92 years 05 months |
| 184A Woodlands St 13 | 5-Room | 07 TO 09 | 1,216 | $820,000 | $674 | 92 years 05 months |
| 514 Woodlands Dr 14 | 5-Room | 10 TO 12 | 1,378 | $805,000 | $584 | 71 years 09 months |
| 890B Woodlands Dr 50 | 5-Room | 10 TO 12 | 1,216 | $775,000 | $637 | 90 years 02 months |
| 509 Woodlands Dr 14 | 5-Room | 04 TO 06 | 1,345 | $765,000 | $569 | 71 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 808 Woodlands St 81 | Executive | 04 TO 06 | 2,034 | $1,080,000 | $531 | 66 years 08 months |
| 419 Woodlands St 41 | Executive | 10 TO 12 | 1,905 | $1,000,000 | $525 | 68 years 05 months |
| 118 Marsiling Rise | Executive | 07 TO 09 | 1,862 | $960,000 | $516 | 67 years 10 months |
| 357 Woodlands Ave 5 | Executive | 10 TO 12 | 1,572 | $950,000 | $605 | 69 years 04 months |
| 142 Marsiling Rd | Executive | 04 TO 06 | 1,894 | $950,000 | $501 | 67 years 11 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.
4-Room flats in Woodlands show a real lease-decay gap — units with 90+ years remaining trade at $661 psf against $436 psf for the under-60 band, a 34% 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 | 2212-mo avg · 22 transactions | $380,000 | $751 |
| 80-89 years | 1312-mo avg · 13 transactions | $368,888 | $729 |
| 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 | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3312-mo avg · 33 transactions | $522,888 | $713 |
| 80-89 years | 3412-mo avg · 34 transactions | $503,000 | $703 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 3212-mo avg · 32 transactions | $446,500 | $582 |
| under-60 years | 12 | $355,000 | $487 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 12 | $661,500 | $661 |
| 80-89 years | 5912-mo avg · 59 transactions | $600,000 | $601 |
| 70-79 years | 32 | $539,944 | $513 |
| 60-69 years | 10 | $555,000 | $531 |
| under-60 years | 11 | $460,000 | $436 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 4912-mo avg · 49 transactions | $777,000 | $639 |
| 80-89 years | 2112-mo avg · 21 transactions | $708,000 | $587 |
| 70-79 years | 32 | $656,500 | $509 |
| 60-69 years | 10 | $670,000 | $519 |
| under-60 years | 3312-mo avg · 33 transactions | $570,000 | $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 | 6 | $850,000 | $550 |
| 60-69 years | 12 | $928,000 | $541 |
| 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 June 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 34% 4-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 +38.1% vs the region median.
Get a Free ValuationFlat (-1.7% MoM) — anchor to recent comparables.
Rental strong, +4.0% MoM — supports pricing (16 leases last month). Currently +1.9% 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 -4.9% vs the region median.
Get a Free ValuationFlat (+1.8% MoM) — anchor to recent comparables.
Rental strong, +3.0% MoM — supports pricing (35 leases last month). Currently -5.4% vs the region median.
Get a Free ValuationFlat (-1.8% MoM) — anchor to recent comparables.
Rental softening, -11.0% MoM — price with that in mind (6 leases last month). Currently +1.1% 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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