Type

Units

Min Area

Price Range

3 BR

990 sqft

S$510K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$510K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$102K on this acquisition.
Located 10 min (860 m) from NS9 Woodlands MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

104 Woodlands Street 13: A Mature HDB Development in Woodlands

104 Woodlands Street 13 represents an established public housing option in one of Singapore's longest-inhabited residential estates. Situated in Woodlands, a district renowned for its mature infrastructure and community facilities, this development offers a straightforward residential proposition for buyers seeking stability, accessibility, and established neighbourhood character.

The property sits approximately 10 minutes' walk (860 metres) from Woodlands MRT Station on the North-South Line, positioning residents within the broader transport network that connects the northern regions to the city centre and southern business districts. This proximity to public transport has made Woodlands a consistently attractive location for families, working professionals, and investors seeking reliable connectivity without premium pricing.

Unit Specifications and Layout Options

The development offers three-bedroom, two-bathroom units spanning approximately 990 square feet, a configuration that has long remained popular within Singapore's HDB portfolio. This floor area provides sufficient space for multi-generational families or those requiring dedicated home office arrangements, whilst remaining efficient in terms of maintenance and utility costs. The two-bathroom configuration reflects modern living standards, reducing congestion during peak household hours and improving overall comfort for occupants.

Units within this development benefit from the standardised design protocols that HDB has refined over decades, ensuring consistent build quality, structural durability, and predictable maintenance schedules. The layout optimises natural ventilation and lighting across living, sleeping, and service areas, contributing to long-term habitability and reducing reliance on air conditioning during cooler months.

Woodlands as a Residential Precinct

Woodlands has evolved into one of Singapore's most self-contained residential zones, with a comprehensive network of schools, retail outlets, food courts, and recreational facilities developed organically over several generations. The maturity of this estate means that essential services—hawker centres, supermarkets, clinics, and libraries—are deeply integrated into the neighbourhood fabric. Buyers at 104 Woodlands Street 13 inherit access to these established ecosystems without the uncertainty that characterises newer or developing estates.

The district's profile attracts a stable demographic: long-term residents, retirees downsizing from larger properties, young families establishing roots, and investors seeking rental stability in a neighbourhood with consistent tenant demand. This mix of occupier types has historically underpinned steady capital values and predictable rental yields across the Woodlands HDB stock.

Transport Connectivity and Commuting Patterns

The North-South Line (NS) connection via Woodlands MRT Station provides direct access to major employment centres, educational institutions, and leisure destinations. Commuters from this development can reach the central business district in under 30 minutes during off-peak hours, whilst the line's northern terminus connects to Johor Bahru, Malaysia, making it relevant for cross-border workers. This transport utility has insulated Woodlands from the valuation volatility seen in more peripheral estates that depend solely on bus connectivity.

The MRT proximity also enhances rental market dynamics: tenants specifically seeking commute-efficient properties near a direct MRT line have long preferred Woodlands over car-dependent alternatives, sustaining rental demand even during economic slowdowns when office-based work declines. The predictability of this commuting pattern provides investors with downside protection on their rental returns.

Pricing Context and Market Position

Units at 104 Woodlands Street 13 are priced competitively within the Woodlands HDB resale market, reflecting the development's age, established location, and proven rental and capital performance. The pricing structure sits below newer Build-to-Order (BTO) developments in outer zones, yet commands a premium relative to significantly older estates further north, balancing supply scarcity with transport convenience. This mid-range positioning makes the development accessible to first-time upgraders moving from smaller units and investors with moderate capital availability.

Recent transaction activity in Woodlands indicates that three-bedroom HDB flats have maintained steady per-square-foot valuations, supported by consistent tenant demand and the demographic composition of households requiring this space configuration. The price point represents fair value for buyers unwilling to compromise on location quality or waiting times associated with BTO applications.

Investment and Owner-Occupier Appeal

For owner-occupiers, 104 Woodlands Street 13 offers long-term stability: a mature, well-maintained neighbourhood with established schools, transport infrastructure, and community services. Families can move in with confidence that the surrounding environment is established and unlikely to experience disruptive change. The three-bedroom layout accommodates growing families, home-based work, and multi-generational living arrangements common in Singapore.

For investors, the development presents a lower-volatility proposition compared to speculative BTO or en bloc scenarios. Woodlands' rental market has historically absorbed supply without significant yield compression, and the catchment of working professionals, students, and families ensures persistent demand. The turnover of units is steady but not frenzied, allowing investors to negotiate favourable entry prices without urgency.

Lease Tenure and Long-Term Ownership Considerations

As an HDB property, units at 104 Woodlands Street 13 operate under standard 99-year lease terms. This tenure structure is familiar to Singapore buyers and carries implicit government backing, as HDB properties benefit from government-mediated policies designed to support their long-term viability. The 99-year lease, whilst finite, has demonstrated resilience in secondary market valuations, particularly for properties in established estates with strong neighbourhood fundamentals.

Buyers should factor lease progression into their long-term financial planning, recognising that properties approaching the 60-year mark may experience valuation moderation relative to younger stock. However, government lease-extension policies and the proven historical stability of Woodlands properties suggest that lease decay risk is materially lower here than in peripheral estates facing demographic or infrastructure headwinds.

Financing and Affordability Considerations

The price point of units in this development typically falls within the threshold where mortgage financing remains straightforward for Singapore Citizen buyers with stable incomes. Central Provident Fund (CPF) withdrawal limits and HDB loan quantum regulations are well-established, meaning buyers can estimate their financing headroom with high confidence. Most owner-occupier purchasers will find no significant barriers to leveraging CPF or HDB loans, reducing reliance on conventional bank financing where Debt-to-Service Ratio (TDSR) constraints might apply.

For investors seeking to purchase a second residential property, the Additional Buyer's Stamp Duty (ABSD) of 20% applies to Singapore Citizen buyers, materially increasing the upfront capital requirement. This consideration should be factored into investment return calculations, though established rental yields in Woodlands can accommodate the higher entry cost over a medium-term holding period of 7-10 years.

Competitive Environment and Comparable Developments

Woodlands contains several HDB developments of comparable age and quality, including properties on nearby streets and within the broader estate. Units at 104 Woodlands Street 13 compete directly on the basis of specific stack location, floor level, unit condition, and subtle design variations, though all benefit from identical transport, amenity, and neighbourhood access. The concentration of similar supply in Woodlands means that pricing is highly transparent, with limited room for outlier valuations: buyers can cross-check pricing efficiently against nearby comparable transactions.

Newer BTO estates in the Woodlands area command similar or slightly higher prices but require longer waiting periods for completion. Conversely, older estates a few kilometres north trade at discounts reflecting longer commutes or perceived neighbourhood decline. This positioning places 104 Woodlands Street 13 at a natural equilibrium point in the district's property hierarchy.

Future Development and Precinct Evolution

Woodlands is not currently designated as a significant urban renewal or redevelopment zone, suggesting that the neighbourhood will retain its established character for the foreseeable future. This stability is a double-edged sword: it ensures predictability and minimises disruption risk, but it also means that capital appreciation will likely track inflation and macroeconomic cycles rather than deliver surprise upside from major infrastructure upgrades. Buyers should view 104 Woodlands Street 13 as a long-term stability play rather than a speculative appreciation bet.

The district's existing infrastructure is mature and well-maintained, with ongoing incremental improvements to transport interchanges, park connectors, and community facilities. Government policy appears to support steady management of HDB estates rather than transformative redevelopment, aligning the neighbourhood's trajectory with buyer expectations.

Frequently Asked Questions

What rental yield can investors realistically expect from a purchase at 104 Woodlands Street 13?

Three-bedroom HDB flats in Woodlands have historically achieved gross rental yields in the region of 3.5% to 4.2%, with actual returns dependent on unit condition, specific stack location, and market rental rates at the time of lease commencement. Investors should verify current tenant demand by reviewing recent rental transactions for comparable units on nearby streets, as Woodlands' established demographic profile—working professionals, families, and students—underpins consistent rental absorption. The 20% Additional Buyer's Stamp Duty (ABSD) payable by Singapore Citizen second-property buyers increases upfront capital by approximately S$100,000, which materially reduces first-year yield calculations, though the absolute rental income remains stable; over a 10-year holding period, this initial tax drag is progressively recouped through accumulated rent. Investors should model their expected holding period and mortgage interest rate to determine whether net yield (after ABSD, mortgage interest, and maintenance contributions) justifies capital deployment relative to alternative investments.

How does per-square-foot pricing at 104 Woodlands Street 13 compare to recent resale transactions in Woodlands?

Three-bedroom HDB flats in Woodlands have traded at per-square-foot prices ranging from approximately S$515 to S$545 in recent months, depending on floor level, facing direction, and unit condition; units at 104 Woodlands Street 13 priced at S$510,000 across a 990-square-foot configuration imply a per-square-foot valuation of roughly S$515, positioning the development at the lower-to-mid range of current Woodlands market pricing. This competitive positioning reflects the development's age and configuration relative to newer stock, though proximity to the MRT and neighbourhood stability support valuations in line with or slightly above peripheral estates. Buyers should cross-reference at least three to five comparable transactions completed within the past three months on the Urban Redevelopment Authority's property transaction database to confirm that current asking prices reflect market equilibrium rather than vendor overreach; discrepancies of 5-10% between asking and transaction prices are common in HDB resale markets, suggesting that negotiation room may exist.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 104 Woodlands Street 13 as a second residential property?

Singapore Citizen buyers purchasing a second residential property, including an HDB flat, are liable for Additional Buyer's Stamp Duty at the rate of 20% of the purchase price, which is assessed separately from standard Buyer's Stamp Duty (BSD) and applied to the consideration amount. For a purchase priced at S$510,000, the ABSD liability would be approximately S$102,000, substantially increasing the total cash outlay required at point of sale; this is separate from mortgage qualification and must be funded directly, typically via CPF or cash. Importantly, the ABSD is a one-time tax payable at completion and cannot be deferred or restructured, making it a critical component of investment return modelling—investors should ensure that their projected rental yield, after accounting for ABSD amortisation, exceeds their cost of borrowing (mortgage interest rate) plus maintenance contributions and property tax to deliver positive cash flow. First-time buyers purchasing a primary residence are exempt from ABSD, making 104 Woodlands Street 13 substantially more affordable if acquired as a first HDB purchase rather than a second property investment.

Does lease decay pose a significant risk to resale value given that this is a 99-year HDB property?

104 Woodlands Street 13, as a 99-year HDB property, carries lease tenure considerations that are material to long-term capital preservation, particularly as the development ages and the remaining lease term decreases. Historical data on Woodlands HDB transactions indicates that properties with remaining lease exceeding 70 years trade with minimal lease-related valuation discount, while those falling below 60 years begin to experience cap on capital appreciation as purchasers and lenders impose discounts reflecting extended maintenance obligations and government lease-extension policies that are subject to change. The good news is that HDB properties in established, well-maintained estates like Woodlands have historically proven more resilient to lease decay than private residential properties, due to government policies designed to stabilise HDB valuations and the implicit backing associated with public housing tenure. However, buyers should recognise that holdings approaching 40-50 years remaining lease may face refinancing challenges or reduced buyer pools, particularly if government lease-extension terms become less generous in future policy cycles; this underscores the importance of factoring holding period and exit timing into investment decisions, with a 10-15 year horizon being more prudent than 20-plus year horizons for properties in this development.

How does proximity to Woodlands MRT Station affect demand and capital appreciation for 104 Woodlands Street 13?

The 10-minute walk (860 metres) to Woodlands MRT Station on the North-South Line is a material demand driver for the development, as it positions residents within the broader public transport network that connects northern Singapore to the central business district, creating immediate utility for working professionals and commuters. Properties in close proximity to MRT stations—defined as within 400-800 metres—have historically commanded pricing premiums of 5-15% relative to car-dependent alternatives in comparable estates, reflecting the consistent tenant demand and borrower appeal that convenient public transport affords. Capital appreciation for properties near established MRT stations has tracked more steadily during economic downturns, as the commuting functionality remains constant irrespective of economic cycles; moreover, the North-South Line's role as a primary commute artery connecting to Malaysia and supporting cross-border workers provides additional demand stability that peripheral estates cannot match. However, the MRT proximity benefit is likely fully priced into current valuations at 104 Woodlands Street 13, meaning that buyers should not expect outsized appreciation merely from the transport link itself; rather, the benefit manifests as a valuation floor that prevents the development from depreciating as rapidly as more isolated properties during market downturns.

Is 104 Woodlands Street 13 suitable for first-time HDB buyers, upgraders, or investment-focused purchasers?

104 Woodlands Street 13 serves all three buyer profiles, though with different risk-return profiles and strategic considerations for each. First-time buyers will find the property an accessible entry point into HDB ownership: the price point is manageable via CPF utilisation and HDB loans, the neighbourhood is established and predictable, and the three-bedroom configuration accommodates family growth without requiring further upgrades for 10-15 years; there is no ABSD liability for first-time primary residence purchasers, materially reducing the total cash outlay. Upgraders moving from one-bedroom or two-bedroom units will appreciate the additional space and maturity of the Woodlands locale, though they should verify that CPF withdrawal limits and available mortgage quantum can accommodate the higher purchase price without excessive leverage. Investment-focused purchasers face a more complex calculus: the 20% ABSD increases entry costs significantly, but the stable rental demand and predictable capital base make the property a lower-volatility income vehicle compared to speculative BTO purchases or properties in declining estates; investors should model 10-year holding periods as the minimum horizon to justify the ABSD expenditure through accumulated rental income. The development's appeal across all three segments reflects its fundamental positioning as a quality, stable, well-located property rather than a high-growth or high-yield outlier.

What financing headroom and TDSR constraints should I anticipate at the S$510,000 price point?

An owner-occupier purchasing a unit at 104 Woodlands Street 13 priced near S$510,000 with CPF and an HDB loan will typically encounter straightforward financing: HDB loan amounts can reach 80-90% of the valuation (capped at a quantum tied to the borrower's age and income), and CPF withdrawal from both partners' Ordinary Accounts can cover most or all of the down payment, provided accumulated balances are sufficient (typically S$50,000-S$100,000 depending on age). Debt-to-Service Ratio (TDSR) constraints apply to the extent that a borrower requires additional private bank financing beyond the HDB loan quantum, but most owner-occupier purchases in this price range do not exhaust private lending because HDB loans are generously capped; a borrower with a gross household income of S$6,500-S$8,000 monthly will comfortably meet debt servicing thresholds. For investors, the dynamics shift: a second-property purchase triggers the 20% ABSD upfront (S$102,000), and additional private bank financing may be required beyond HDB loan maximums, at which point TDSR calculations based on 60% maximum debt servicing become relevant; an investor with gross household income of S$8,000-S$10,000 and existing property debt will need to verify that the cumulative mortgage and rental income generate acceptable serviceability ratios. Borrowers should obtain a pre-approval letter from their HDB branch and private bank (if necessary) to confirm exact financing quantum before committing to a purchase, as CPF withdrawal eligibility and age-related HDB loan quantum limits vary by individual circumstances.

How does 104 Woodlands Street 13 compare to nearby competing HDB developments in Woodlands?

Woodlands contains numerous HDB developments built across several decades, including properties on Woodlands Street, Woodlands Drive, and adjacent roads, all competing directly on the basis of transport proximity, unit condition, and neighbourhood amenities. Developments completed in the 1980s-1990s (contemporaneous with 104 Woodlands Street 13) trade in a narrow valuation band, with per-square-foot prices differing by only 2-5% based on specific unit stack, floor level, and renovation condition rather than development-wide characteristics. Newer BTO developments or HDB-maintained properties in adjacent areas may command 5-10% premiums reflecting updated building systems and finishes, but they offset this with longer purchase timelines (3-5 years waiting time) and often less central locations within the estate. Older properties (pre-1980s) in Woodlands trade at modest discounts but face greater maintenance liabilities and may encounter lease-related valuation concerns sooner. A buyer evaluating 104 Woodlands Street 13 should conduct a comparative market analysis by identifying 3-5 recent transactions for three-bedroom HDB flats on adjacent streets (same floor count, similar facing direction) completed within the past 6 months; any material discrepancy (>5-10%) typically reflects unit-specific factors (e.g., new renovation, corner unit, superior views) rather than development-wide mispricing, suggesting that current asking prices are broadly aligned with market equilibrium.

Which unit stack or floor level offers the best value at 104 Woodlands Street 13?

HDB properties in Woodlands, including 104 Woodlands Street 13, display predictable floor level premium patterns: units on the third and fourth floors typically command 3-5% premiums over ground and first-floor units (reflecting reduced noise and improved views), whilst mid-level floors (fifth-eighth floors, depending on total building height) attract moderate premiums of 5-8%. Top-floor units often exceed mid-level pricing by an additional 3-5% due to reduced noise and privacy, though they may incur higher cooling costs in Singapore's tropical climate. Ground and lower-floor units represent relative value opportunities if the buyer is indifferent to noise (road and pedestrian traffic) and views; these units typically sell S$15,000-S$25,000 below comparable mid-level units, yet benefit from identical amenities, transport access, and neighbourhood characteristics. Stack location (east, west, north, or south-facing) influences natural ventilation and afternoon solar heat gain, with east and north-facing units generally preferred in Singapore for reduced afternoon heat absorption; west-facing units may trade at discounts of 2-3%, making them value opportunities for heat-tolerant purchasers. Investors seeking yield maximisation should prioritise lower-cost ground or lower-floor units, as the percentage rental yield (gross rental income divided by purchase price) improves when entry cost is minimised, even if absolute rental rates are identical; furthermore, lower-floor units attract broader tenant pools (families with young children, elderly residents, mobility-constrained individuals), potentially reducing vacancy risk.

What is the future supply pipeline for HDB properties in Woodlands, and how might new supply affect 104 Woodlands Street 13?

Woodlands is not a designated area for major new BTO launches according to current HDB planning cycles (typically announced 3-5 years in advance), and the estate's mature, fully-developed character suggests that new supply will be incremental rather than transformative. New HDB supply typically emerges in outer-lying new towns (Sengkang, Punggol, Yishun expansion zones) or through en bloc redevelopment of very old estates, neither of which is imminent in Woodlands. This relative scarcity of new supply supports stable valuations for existing properties like 104 Woodlands Street 13, as buyers unable to secure BTO units or unwilling to wait 4-5 years for completion are channelled into the resale market, providing consistent demand. The downside to limited new supply is that capital appreciation is unlikely to be explosive, as there is no speculative cycle associated with BTO launches followed by en bloc redevelopment; instead, valuations will track inflation, mortgage rate cycles, and macroeconomic conditions. Government policy to sustain HDB valuations and prevent sharp depreciation means that properties in established estates like Woodlands carry lower downside volatility than speculative properties in growth precincts, but also lower upside potential. Buyers should anticipate that 104 Woodlands Street 13 will appreciate at a rate roughly aligned with long-term inflation (2-3% annually) plus modest economic growth premiums, rather than outperforming the broader HDB market; this conservative outlook suits conservative investors and owner-occupiers seeking stability over capital gains.

[For Sale] Hdb Flat At 104 Woodlands Street 13 — From S$510K