Type

Units

Min Area

Price Range

Other

120 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 5 min (410 m) from NS8 Marsiling 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.

173 Woodlands Street 13: A Mature HDB Neighbourhood in Woodlands

173 Woodlands Street 13 is an established Housing and Development Board (HDB) development located in one of Singapore's most mature and established residential precincts. Situated in the Woodlands planning area, this property offers residents access to a fully developed neighbourhood infrastructure with established amenities, transport connections, and community facilities that have evolved over decades of consistent urban planning.

The development enjoys a strategic position within the wider Woodlands estate, benefiting from the neighbourhood's institutional maturity and stability. Woodlands itself has become synonymous with reliable residential living, attracting diverse buyer and tenant profiles ranging from young professionals to established families seeking affordable, accessible accommodation. The area's long history as a public housing hub means that surrounding services—hawker centres, wet markets, retail outlets, and community spaces—are well-established and deeply integrated into daily life.

Transport Connectivity and Accessibility

One of the key distinguishing features of 173 Woodlands Street 13 is its proximity to Marsiling MRT Station (NS8), situated approximately 410 metres or a five-minute walk away. This proximity to the North-South Line represents a significant asset for residents commuting to employment centres across the island. The North-South Line provides comprehensive coverage to central business districts, educational institutions, and major commercial hubs, making the development attractive to professionals and students alike.

The walking distance to Marsiling Station is particularly valuable in the context of Singapore's transport landscape, where MRT accessibility directly influences property demand, rental yields, and long-term capital appreciation potential. Residents benefit from rapid transit options without requiring private vehicle ownership, a factor that resonates strongly with environmentally conscious buyers and cost-conscious investors managing multiple properties.

Housing Typology and Space Efficiency

The units at 173 Woodlands Street 13 reflect the design characteristics typical of HDB flats from their era of construction. Compact floor plates averaging around 120 square feet represent an efficient use of urban space, typical of public housing developments built to maximise housing supply within constrained land resources. These modest dimensions suit diverse buyer profiles: first-time purchasers entering the property market, working professionals managing solo or couple living arrangements, and strategic investors building portfolios of high-turnover rental assets.

The tight spatial planning of older HDB stock carries both advantages and trade-offs. On the positive side, lower absolute prices and attractive rental yields per dollar invested appeal to buy-to-let investors. However, prospective owner-occupiers should carefully assess whether the floor area aligns with lifestyle requirements, particularly if family expansion is anticipated within the medium term. The compact nature of these units also means that furnishing and interior design choices significantly impact the perception of space and comfort.

Tenure, Lease Duration, and Long-Term Ownership Considerations

As an HDB property, 173 Woodlands Street 13 operates under the standard 99-year leasehold model typical of public housing developments. This lease structure has profound implications for long-term ownership strategy and resale value trajectory. Understanding lease decay—the gradual reduction in property value as the lease term contracts—becomes essential for buyers planning to hold the asset beyond 10–15 years or those considering intergenerational wealth transfer.

The 99-year tenure means that properties at this development will experience accelerating lease decay roughly 20–25 years from the date of individual unit completion, and substantially more acute depreciation pressures beyond the 60-year mark. Prudent buyers should incorporate lease trajectory modelling into their investment thesis, particularly if financing the purchase through mortgage products that carry loan tenures of 25–30 years. The Housing and Development Board's lease buyback scheme and potential future policy interventions remain relevant considerations, but should not be relied upon as certainties in financial planning.

Investment Yield and Rental Market Dynamics

For investors evaluating 173 Woodlands Street 13 as a rental asset, the development presents a compelling case study in high-volume rental markets. Woodlands, as a mature estate with strong housing density and a demographic mix spanning young families, students, working professionals, and elderly residents downsizing from larger properties, sustains robust tenant demand year-round. The entry price point of rental properties at this location attracts first-time landlords and portfolio investors alike, creating consistent leasing competition and healthy turnover.

Rental yields in the Woodlands precinct have historically outperformed those of newer developments in peripheral areas, partly because tenant demand is anchored by local employment, educational facilities, and the established social infrastructure of the estate. However, prospective landlords must factor in maintenance costs, property management overheads, and the fact that older HDB stock occasionally requires more frequent repairs and upgrades to remain competitive in the rental market.

The Buyer Profile: Who Benefits Most from 173 Woodlands Street 13?

First-time buyers entering the property market will find the pricing structure of units at this development accessible relative to newer Housing and Development Board launches or private residential alternatives. The established neighbourhood character, proven transport links, and absence of speculative price volatility associated with new launches offer a degree of stability that appeals to cautious first-time purchasers.

Upgraders seeking a downsizing opportunity will appreciate the efficiency of the spatial design and the maintenance burden reduction compared to larger landed or larger HDB flat options. Working professionals on tight timelines benefit from the proximity to Marsiling MRT, reducing commute friction and travel costs.

Investors deploying capital in high-turnover, yield-focused portfolios will find the entry price point and rental demand profile supportive of yield targets. The lower absolute property value means that each unit's cash flow contribution remains meaningful even at typical HDB rental rate bands.

Neighbourhood Character and Lifestyle Integration

Living at 173 Woodlands Street 13 means embedding yourself within a neighbourhood where urban planning has matured over many decades. Woodlands features multiple hawker centres offering diverse culinary traditions, wet markets catering to residents' daily shopping needs, and a constellation of local retail options that have evolved organically alongside the estate's development.

The estate also benefits from proximity to established educational institutions, making it attractive to families with school-age children. Healthcare facilities, including polyclinics and private clinics, are well-distributed throughout the estate, and recreational spaces, community centres, and recreational grounds provide leisure opportunities for residents of all ages.

Future Market Outlook and District Supply Pipeline

Woodlands, as a mature estate, is unlikely to experience the same level of new residential supply that emerging precincts continue to attract. This supply scarcity, combined with the estate's established amenities and transport infrastructure, provides a degree of insulation against oversupply-induced price deflation. However, the Housing and Development Board's ongoing renewal and upgrading programmes mean that properties here compete with newly refurbished alternatives and Build-to-Order flats in adjacent precincts, which may exert some downward pressure on older stock valuations.

The strategic importance of the North-South Line corridor and Woodlands' positioning as a transit hub within the wider regional planning framework suggest that the estate will remain relevant to Singapore's residential landscape for decades. Renewed infrastructure investments, potential new commercial nodes, and demographic shifts may continue to generate pockets of appreciation, though buyers should view this development as a stable, income-focused holding rather than a speculative capital growth opportunity.

Frequently Asked Questions

What rental yield might I expect from an investment purchase at 173 Woodlands Street 13?

Woodlands is a mature, densely populated estate with sustained tenant demand from working professionals, students, and families, historically supporting gross rental yields of 4–5% at the HDB price points typical of this development. However, actual yield depends heavily on the specific unit's floor level, orientation, condition, and your ability to manage tenant turnover efficiently. Investors should model net yields conservatively by factoring in property tax, maintenance, repairs, and potential vacancy periods, which collectively may reduce net returns to the 2.5–3.5% range depending on your cost structure. The entry price point of 173 Woodlands Street 13 means that even modest rental streams translate into percentage yield terms that can be attractive relative to alternative asset classes, making this development a popular choice among yield-focused portfolio investors building high-turnover rental books.

How does the price-per-square-foot of 173 Woodlands Street 13 compare to recent HDB transactions in Woodlands?

Price per square foot at 173 Woodlands Street 13 reflects the development's vintage and its position within the wider Woodlands estate market hierarchy. Comparable recent HDB transactions in Woodlands typically range between S$3,500–S$4,500 per square foot for resale stock of similar age and floor area, with variations reflecting specific unit conditions, floor levels, facing, and proximity to amenities. Units at 173 Woodlands Street 13 trade within this range, though individual transaction prices fluctuate based on renovation condition, precise distance to Marsiling MRT, and current market cycles. Comparative analysis against Build-to-Order launches or newer resale stock in adjacent Sembawang or Yishun will typically reveal a modest discount per square foot, reflecting the development's established age and smaller floor plates; this discount partly explains the development's appeal to price-sensitive and yield-focused buyers who prioritise cash flow over new-property prestige.

What are the Additional Buyer's Stamp Duty implications if I purchase 173 Woodlands Street 13 as my second residential property?

If you are a Singapore Citizen purchasing 173 Woodlands Street 13 as a second residential property, you will be liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, payable on top of standard Buyer's Stamp Duty and legal fees. For example, a property purchased at S$450,000 would trigger an ABSD liability of S$90,000, materially raising the total acquisition cost and effectively increasing your entry investment by roughly one-fifth. This ABSD obligation significantly influences the investment case for second-property purchasers, as it compresses cash-on-cash returns and extends the payback horizon before rental income begins generating net positive cash flow. Prospective buyers should factor the 20% ABSD into their purchase affordability calculations and financing structure, as many mortgage lenders will not include ABSD amounts within their loan-to-value computations.

What lease decay risk should I consider for 173 Woodlands Street 13, and how will it affect resale value?

173 Woodlands Street 13 is held on a 99-year HDB leasehold, meaning that lease decay becomes a material consideration for long-term ownership and exit strategy planning. Lease decay accelerates markedly once the remaining tenure drops below 60 years, at which point financing becomes more restrictive and buyer pools narrow considerably. As the lease term shortens, individual unit values depreciate relative to similar units with longer remaining leases, and mortgage products from financial institutions become harder to secure or carry less favourable terms. For a buyer today, the lease decay trajectory means that a 50-year holding period would exhaust most of the lease term, potentially rendering the property difficult or impossible to finance for subsequent buyers and severely limiting resale prospects. This dynamic makes longer-term ownership of 173 Woodlands Street 13 financially challenging unless you intend to occupy the property personally through to its final years; for investors, lease decay should be incorporated into a holding-period assumption of 15–25 years maximum, after which exit becomes prudent to preserve capital.

How does proximity to Marsiling MRT Station affect demand and capital appreciation at 173 Woodlands Street 13?

Proximity to Marsiling MRT Station (NS8), located approximately 410 metres or a five-minute walk from 173 Woodlands Street 13, is a primary demand driver and a material factor in long-term capital appreciation outlook. Properties within five-minute walking distance of MRT stations command a measurable premium relative to those 10+ minutes away, as commuters value the time savings, transport cost reductions, and reduced reliance on private vehicle ownership. The North-South Line's coverage of the Central Business District, major employment hubs, and educational institutions means that tenant demand remains resilient through economic cycles, supporting both rental consistency and owner-occupier appeal. Capital appreciation at 173 Woodlands Street 13 is indirectly supported by this MRT proximity factor, though appreciation potential remains muted compared to newer, growth-oriented developments; the established, mature character of both the estate and the MRT infrastructure suggests that the transport advantage is already fully priced into current valuations, limiting surprise upside appreciation from infrastructure maturation.

Is 173 Woodlands Street 13 suitable for first-time buyers, upgraders, and investors equally, or does it serve specific profiles best?

173 Woodlands Street 13 serves three distinct buyer profiles with varying degrees of suitability. First-time buyers benefit from the accessible entry price point, established neighbourhood character, and predictable resale market with consistent buyer interest; however, the compact floor plates (around 120 square feet) suit solo professionals or couples better than families anticipating children. Upgraders seeking to downsize from larger properties appreciate the efficiency, low maintenance burden, and strong rental tenant pool if they opt for a rental lease; however, upgraders typically expect more generous space standards, so the compact layout may feel restrictive. Yield-focused investors find 173 Woodlands Street 13 most attractive, as the entry price point, Woodlands' demographic diversity, robust tenant demand, and Marsiling MRT proximity create predictable rental economics and acceptable gross yields, outweighing any capital appreciation constraints. In summary, this development is most ideally suited to investors and first-time buyers; upgraders should carefully assess whether the spatial constraints align with their lifestyle expectations.

What are typical TDSR and financing constraints for buyers at 173 Woodlands Street 13?

Total Debt Servicing Ratio (TDSR) limits and mortgage availability at 173 Woodlands Street 13 depend on the borrower's income, existing debt obligations, and the property's valuation. For a notional HDB property at this development priced around S$450,000, standard mortgage offerings from financial institutions typically allow loan amounts up to 75–80% of the property value (or S$337,500–S$360,000), requiring a cash downpayment of S$90,000–S$112,500 plus ABSD (for second-property purchases), legal fees, and stamp duty. TDSR constraints mean that the monthly mortgage repayment, typically 25–30 years in tenure, cannot exceed 60% of the borrower's monthly gross income when combined with all other debt servicing obligations. A buyer with monthly gross income of S$5,000 and minimal existing debt would qualify for a roughly S$3,000 monthly mortgage payment, supporting a loan of approximately S$360,000 over 25 years; buyers with existing car loans, credit card facilities, or personal loans will face tighter constraints and may need to increase cash downpayment or extend the loan tenure. First-time buyers should consult with mortgage brokers early to establish their financing headroom before committing to an offer.

How does 173 Woodlands Street 13 compare to competing HDB developments in Woodlands or adjacent Sembawang?

173 Woodlands Street 13 competes primarily against other resale HDB stock in central Woodlands and against newer Build-to-Order developments in peripheral areas of the estate and in adjacent Sembawang. Compared to newer BTO flats (which offer longer lease terms, modern design, and upgraded finishes), 173 Woodlands Street 13 typically trades at a discount per square foot and attracts buyers seeking immediate occupancy and established neighbourhood character rather than new-build prestige. Against other resale HDB stock of similar vintage in Woodlands, pricing at 173 Woodlands Street 13 reflects modest location variation within the estate; units closer to Marsiling MRT or better-maintained may command modest premiums, while those on lower floors or with less favourable orientations may trade at slight discounts. The key competitive advantage of 173 Woodlands Street 13 is its proximity to Marsiling MRT, which reduces buyer comparison competition against slightly lower-priced alternatives further into the estate where walking distance to the station extends beyond ten minutes. Investors comparing yields will find 173 Woodlands Street 13 competitive with similar-tier developments, though newer BTO stock in growth areas may offer longer lease terms and potentially stronger capital appreciation profiles offsetting yield advantages.

Are certain unit stacks or floor levels at 173 Woodlands Street 13 better positioned for value retention and appreciation?

Unit stacks and floor levels at 173 Woodlands Street 13 influence both immediate resale prospects and long-term value retention through multiple mechanisms. Mid-level floors (roughly levels 5–15, depending on the building's total height) typically command modest premiums relative to lower or upper floors, balancing light and ventilation advantages against increased exposure to wind and noise at high levels, and reduced natural light penetration at very low levels proximate to neighbouring structures. Units facing quieter courtyards or facing away from major roads command premium pricing compared to those facing active streets or hawker centres, reflecting tenant demand for tranquillity and reduced ambient noise exposure. For investor-focused purchasers, mid-level units with quiet-facing orientations and higher-floor positioning (above level 3, where privacy and isolation from street activity improve) typically achieve faster tenant turnover and command slightly higher rents, improving gross yield realisation. However, the differential between floor levels at 173 Woodlands Street 13 is modest relative to newer developments, meaning that opportunistic investors focusing purely on absolute yield should prioritise price negotiation over floor-level premiums, accepting slightly less desirable stacks if purchase prices reflect corresponding discounts.

What is the future residential supply pipeline in Woodlands, and how might new developments affect 173 Woodlands Street 13's market position?

Woodlands, as a mature estate, experiences limited new residential supply relative to emerging precincts like Tengah or Pasir Ris, but remains subject to ongoing Housing and Development Board renewal programmes and occasional Build-to-Order launches. Recent and planned BTO releases in Woodlands introduce newer stock with modern finishes, longer lease terms (99 years from launch date), and updated amenities, creating downward pricing pressure on older resale stock like 173 Woodlands Street 13. However, this supply dynamics is partially offset by Woodlands' established transport network (multiple MRT stations, comprehensive bus coverage), mature neighbourhood character, and established amenity ecosystem—factors that sustain steady demand despite new supply. The absence of large-scale new private residential developments in Woodlands (unlike emerging areas attracting multiple new launches) means that 173 Woodlands Street 13 faces limited pricing pressure from high-income buyer flight to prestige developments, protecting it from the sharp valuation resets observed in older housing estates adjacent to major new commercial nodes. Prospective buyers should anticipate modest annual appreciation consistent with inflation rather than exceptional capital growth; the resilient, established character of Woodlands suggests that the estate will maintain relative market position as a stable, predictable asset class rather than a growth play, suiting long-term buy-and-hold investors more than traders seeking rapid appreciation cycles.

[For Rent] Hdb Flat At 173 Woodlands Street 13 — From S$900