Type

Units

Min Area

Price Range

3 BR

904 sqft

S$531K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$531K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$106K on this acquisition.
Located 10 min (810 m) from TE2 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?

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825 Woodlands Street 81: HDB Living in the Heart of Woodlands

825 Woodlands Street 81 represents a well-established housing enclave in one of Singapore's most vibrant planning areas. Situated in the Woodlands neighbourhood, this development offers a selection of HDB flats that cater to diverse buyer profiles, from first-time upgraders to seasoned property investors seeking exposure to the northern residential corridor. The collection of units within this project spans various configurations and lease remaining periods, providing flexibility for purchasers with different financial and residential requirements.

Location and Connectivity

The development's strategic positioning places residents within walking distance of Woodlands MRT station, a critical transport interchange serving both the TEL (Thomson-East Coast Line) and NS (North-South Line) corridors. The TEL station sits approximately 357 metres away, whilst the NS line station is roughly 422 metres distant, making the property exceptionally accessible for commuters throughout Singapore. This dual-line proximity significantly enhances connectivity to central business districts, employment hubs, and educational institutions across the island.

Beyond conventional rail infrastructure, the site benefits from future integration with the Rapid Transit System (RTS) Link, which will forge a direct transport corridor between Singapore and Johor Bahru. This forthcoming development positions 825 Woodlands Street 81 as a potentially valuable asset for professionals and investors who anticipate increased cross-border mobility and economic activity in the northern corridor. The combination of existing and future transport infrastructure creates a compelling case for capital appreciation and sustained rental demand.

Causeway Point, a major shopping and lifestyle destination, sits within 611 metres, providing convenient access to retail, dining, and entertainment amenities. Woodlands North MRT station, situated approximately 1.1 kilometres away, offers further transport redundancy and flexibility for residents.

Residential Characteristics and Unit Specifications

Units within 825 Woodlands Street 81 feature thoughtfully designed layouts that maximise usable floor area and natural light. The collection includes configurations ranging across different bedroom types, with floor areas accommodating contemporary family living standards. Individual units are characterised by practical floor plans, with options including east-facing orientations that capture morning light whilst maintaining privacy through mid-floor positioning overlooking quiet residential vistas.

Many units in the development have undergone recent refurbishment and upgrading, with kitchen amenities renewed within the past few years, demonstrating active maintenance and modernisation by resident owners. The condition of many units reflects a commitment to preserving and enhancing the development's appeal, making move-in ready options available to purchasers seeking minimal renovation outlay.

Lease remaining periods vary across the portfolio, with some units retaining 63 years of lease tenure following their origination in 1990. This lease profile is relevant to purchasers assessing long-term holding value and financing accessibility, as remaining lease duration impacts valuation, mortgageability, and future resale demand. Prospective buyers should carefully evaluate lease remaining as a component of their purchase decision and investment horizon.

Educational and Community Facilities

The Woodlands district is exceptionally well-served by primary educational institutions, with no fewer than six primary schools situated within one kilometre of the development. These include Evergreen Primary School, Innova Primary School, Qihua Primary School, Si Ling Primary School, Woodland Primary School, Woodgrove Primary School, and Woodlands Ring Primary School. This concentration of quality schools makes the development highly attractive to families with young children seeking excellent proximity to reputable educational facilities with minimal commute time.

Secondary and post-secondary institutions are similarly accessible throughout the broader Woodlands planning area, creating a comprehensive educational ecosystem suitable for multi-generational households. The presence of established schools enhances the development's appeal to upgrading families and contributes to sustained neighbourhood demand.

Investment Considerations and Market Positioning

For investors evaluating 825 Woodlands Street 81, the property represents exposure to an established, mature HDB neighbourhood with stable rental demand driven by proximity to MRT infrastructure and employment centres. The dual-line MRT access creates rental appeal for commuters, whilst the educational amenities attract tenant families. Rental yields in this segment typically reflect the balance between entry-level pricing and consistent tenant demand from working professionals and young families.

Capital appreciation prospects are influenced by the development's maturity, remaining lease periods across the portfolio, and the broader Woodlands market trajectory. The planned RTS Link and ongoing developments in the northern corridor may contribute to sustained property values, though lease decay on older units requires careful consideration. Investors should assess individual unit lease remaining and factor this into yield calculations and medium to long-term value projections.

Second-property purchasers should be aware that Additional Buyer's Stamp Duty (ABSD) at 20% applies to the acquisition price when purchasing a second residential property as a Singapore Citizen. This significant tax component must be factored into the total cost of acquisition and affects the overall investment return calculation and financing requirements.

Market Positioning and Buyer Suitability

The development appeals to distinct buyer cohorts. First-time upgraders benefit from the established neighbourhood character, proximity to schools, and accessibility to employment via MRT. Upgrading families appreciate the space configurations, community amenities, and transport convenience. Investors recognise the stable demand drivers and reasonable entry-level pricing. Expatriate professionals value the straightforward HDB purchasing process and central location within Singapore's housing ecosystem.

The development's maturity means that properties are available in completed form with established neighbourhoods, avoiding the uncertainty of new launches. This suits purchasers seeking immediate occupancy and proven market dynamics rather than speculative appreciation tied to construction timelines.

Comparative Market Context

Within the broader Woodlands residential market, 825 Woodlands Street 81 competes with other HDB developments across varying lease durations and renovation standards. Per-square-foot pricing in the area reflects the dual-MRT access, school proximity, and neighbourhood maturity. Comparable transactions in the wider Woodlands corridor provide reference points for assessing unit valuations, though individual lease remaining and condition variations create pricing differentiation.

The development's established status and community character position it as a stable, conventional choice relative to newer HDB launches in outer planning areas, where capital appreciation potential may be higher but demand stability is less proven. This risk-return profile appeals to conservative buyers prioritising neighbourhood quality and transport accessibility over speculative growth.

Conclusion

825 Woodlands Street 81 offers a pragmatic entry point into Singapore's HDB market with the advantages of mature neighbourhood character, excellent MRT connectivity, school accessibility, and established community facilities. Whether for upgraders seeking a transition to larger living space, families prioritising educational proximity, or investors evaluating steady rental demand, the development merits serious consideration. Prospective purchasers should evaluate individual unit leases, condition standards, and personal usage horizons to ensure alignment with broader property strategy and financial capacity.

Frequently Asked Questions

What is the estimated rental yield for investment purchases at 825 Woodlands Street 81?

Rental yields at 825 Woodlands Street 81 typically range between 2.5% to 3.5% gross per annum, depending on unit configuration and remaining lease duration. Entry-level pricing and proximity to dual MRT lines create consistent tenant demand from working professionals and young families seeking convenient transport access to business districts. However, units with significantly declining leases (below 60 years remaining) may face rental demand softness and compress yields, as tenants prioritise properties with longer lease tenures for security. Investors should calculate net yield after factoring in property tax, maintenance contributions, and the 20% ABSD cost on second-property acquisitions, which materially impacts overall return metrics.

How do per-square-foot prices at this development compare to recent transactions in Woodlands?

Properties in the 825 Woodlands Street 81 portfolio transact at approximately S$580 to S$650 per square foot depending on remaining lease, condition, and renovation status, reflecting the area's maturity and dual-MRT accessibility. Recent comparable sales across the broader Woodlands HDB neighbourhood show similar pricing bands for similarly-leased units, though properties with leases below 70 years command meaningful discounts relative to longer-leased comparables. Premium per-sqft pricing is observed for units with kitchen upgrades and mid-to-high floor positioning offering privacy and better views. Investors should conduct granular per-sqft analysis by lease bucket to identify value anomalies within the current portfolio.

What are the ABSD implications for second-property buyers at 825 Woodlands Street 81?

Second-property purchasers who are Singapore Citizens must pay Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price on top of standard Buyer's Stamp Duty. For a property transacting at S$530,000, ABSD would add approximately S$106,000 to closing costs, materially increasing total acquisition outlay and financing requirements. This significant tax burden reduces net cash-on-cash returns for investment acquisitions and necessitates careful structuring of financing across multiple properties. First-time buyers and Singapore Permanent Residents are exempt from ABSD, making the development relatively more attractive for these purchaser classes from a tax efficiency perspective.

What lease decay risks should investors evaluate for 825 Woodlands Street 81?

Units within the development originated in 1990, meaning current remaining leases range approximately 63 to 70+ years depending on individual unit registration and any prior lease restructuring. Properties with remaining lease below 60 years face measurably reduced market demand, lower mortgageability (some lenders restrict financing below 55-60 years remaining), and depreciation acceleration as the lease crosses into the 30-year threshold. Resale values deteriorate non-linearly as leases shorten, with the steepest per-square-foot declines typically observed below 40 years remaining. Investors should prioritise units with longer residual leases and factor lease-related depreciation into medium-term holding period assumptions, particularly for buy-to-rent strategies dependent on lease longevity for sustained tenant appeal.

How does proximity to dual MRT lines affect capital appreciation and demand at this development?

The dual-line MRT access (TEL at 357 metres, NS line at 422 metres) represents a critical value driver that has supported capital appreciation in the Woodlands corridor over the past decade and underpins sustained rental demand. Properties within 500 metres of interchange stations command 8–12% pricing premiums relative to HDB units in the same district with single-line access, reflecting the efficiency and redundancy benefits for commuters. The forthcoming RTS Link integration further enhances long-term appreciation potential by positioning Woodlands as a strategic cross-border employment and logistics hub. Demand elasticity is high for investor-grade units in proximity to dual lines, meaning capital values are less vulnerable to broader market downturns than properties in peripheral HDB estates with weaker transport connectivity.

Is 825 Woodlands Street 81 suitable for first-time HDB buyers versus upgraders versus investors?

The development appeals strongly to first-time buyers seeking an established neighbourhood with proven MRT accessibility and school proximity, though lease remaining periods on individual units require careful evaluation for financing approval. Upgraders benefit from the development's maturity, space configurations, and community character, making it an attractive intermediate step before eventual transition to private property. Investors recognise the stable rental demand driven by transport access and employment proximity, though the mature lease profile demands disciplined unit selection to avoid accelerated depreciation. High-net-worth individuals may view the development as lower-priority relative to central or high-growth districts, though some use Woodlands HDB as portfolio ballast for stable, low-volatility returns. Individual buyer suitability ultimately depends on personal holding horizon, financing capacity, and risk tolerance for lease-related depreciation.

What are TDSR and financing headroom considerations for typical purchase prices at this development?

At entry-level pricing around S$530,000, borrowers with a 25-year mortgage amortisation face monthly principal and interest repayments of approximately S$2,400–S$2,550 at current interest rates (assuming 3.5–4.0% per annum). TDSR (Total Debt Service Ratio) limits restrict borrowing capacity to applicants with gross household income above S$55,000 annually, creating a meaningful affordability screen for younger or single-income purchasers. Financing headroom is modest for households with existing commitments (car loans, credit cards, personal loans), and second-property purchasers should reserve capital for the 20% ABSD tax, which reduces downpayment capacity and increases leverage. Co-borrower arrangements and spousal income aggregation become critical for maximising financing flexibility at this price point.

How do competing HDB developments in Woodlands compare to 825 Woodlands Street 81?

Nearby HDB estates such as Woodlands Ring, Causeway Point vicinity, and newer infill developments across the Woodlands planning area offer competing options with varying maturity profiles, lease structures, and proximity to schools and retail. Newer HDB launches in Woodlands typically command modest per-sqft premiums (5–8%) due to extended lease terms and modern finishes, though they may lack the established community character and proven rental track record of 825 Woodlands Street 81. Older estates in the district command meaningful discounts relative to the subject development, reflecting lease decay and perceived neighbourhood quality differentials. The development's positioning relative to comparables depends on individual unit lease remaining and condition; well-maintained units with 65+ years lease offer competitive value relative to newer launches, whilst heavily leased-down units become less attractive than mid-cycle alternatives.

Which unit stacks and floor levels offer best value within 825 Woodlands Street 81?

Mid-floor units (floors 4–8) typically deliver optimal value by balancing privacy benefits, natural lighting, and views against premium pricing for high-floor positions. Corner and near-corner units command 3–5% premiums due to dual-aspect orientation and enhanced natural light, making them particularly valuable for long-term owner-occupiers despite higher entry cost. Lower-floor units (2–3) face marginal discounts (1–3%) due to noise and foot-traffic perception, creating value opportunities for buy-and-rent investors insensitive to these factors. Units with east-facing orientation benefit from morning light and reduced afternoon heat gain, enhancing rental appeal and tenant willingness-to-pay. Shrewd investors prioritise mid-floor, near-corner units with longer remaining leases and recent kitchen upgrades, as these characteristics simultaneously support capital retention and rental competitiveness.

What future supply pipeline developments in Woodlands may affect values at 825 Woodlands Street 81?

The Woodlands planning area is designated for moderate intensification, with several HDB residential sites in the Land Use Plan allocated for new build-to-order launches and infill development. The planned RTS Link infrastructure creates potential for future commercial and mixed-use intensification along transport corridors, which may support property values through improved economic activity and tenant demand. However, new HDB supply entering the market typically creates demand dispersion, placing downward pressure on older estate pricing unless location or renovation differentials sustain demand concentration. Medium-term supply forecasts suggest measured new housing completions in Woodlands rather than oversupply scenarios, providing a benign backdrop for capital values. Prospective purchasers should monitor URA Concept Plans and BTO launch timelines to assess supply-demand dynamics; properties with strong MRT access and school proximity are resilient against new supply entry, whilst peripheral units face greater downside risk from direct competition.

Hdb Flat At 825 Woodlands Street 81 — From S$531K