Type

Units

Min Area

Price Range

3 BR (5-Room HDB)

1195 sqft

S$650K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$650K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$130K on this acquisition.
Located 12 min (1.01 km) from NS10 Admiralty 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

Average resale price for 5 ROOM flats in Woodlands over the last 6 months: S$664K.

Based on HDB resale and rental transactions from data.gov.sg for 5 ROOM flats in Woodlands. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

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764 Woodlands Circle: An Established HDB Development in North Singapore

764 Woodlands Circle represents a well-established public housing enclave in the Woodlands division of Singapore's northern region. Situated within the Admiralty planning precinct, this development has matured into a sought-after residential destination for households prioritising convenient transport links, community infrastructure, and urban amenities without the premium pricing of central Singapore. The project comprises HDB flats across multiple configurations, with three-bedroom units available from approximately S$650,000, positioning the development competitively within the resale market for the North planning area.

Strategic Location and Transport Connectivity

The defining advantage of 764 Woodlands Circle is its proximity to Admiralty MRT Station on the North-South Line, positioned just over one kilometre away—roughly a 12-minute walk or a brief public transport ride. This accessibility transforms daily commuting, particularly for professionals working along the NSL corridor or requiring onward connections to the city centre. The station serves as a gateway to the entire MRT network, enabling residents to reach business districts, retail hubs, and leisure destinations across Singapore efficiently. Beyond rail connectivity, the location offers rapid motorway access via the Bukit Timah Expressway (BKE) and the Seletar Expressway (SLE), facilitating quick egress for vehicle owners heading northward towards Johor or eastward towards Changi.

Amenities and Lifestyle Infrastructure

Immediately adjacent to Admiralty MRT Station lies Kampung Admiralty, a modern integrated development housing retail outlets, food and beverage establishments, and essential services. A short walk further south reveals Admiralty Place, offering additional shopping and dining variety. Woodlands Mart, situated within one to two minutes on foot, consolidates supermarket choice through Giant and Prime Supermarket, casual dining via Koufu and Fork and Spoon food courts, fast food options including McDonald's, and healthcare access through on-site clinics. This density of everyday facilities minimises reliance on private transport for routine shopping and dining, enhancing quality of life for residents, particularly families and young professionals who value walkability and convenience.

Education and Family Appeal

The neighbourhood is distinguished by strong primary school provision, with six government primary schools located within one kilometre: Admiralty Primary, Evergreen Primary, Greenwood Primary, Qihua Primary, Riverside Primary, and Woodlands Primary. This breadth of choice provides flexibility for families with school-age children and typically supports long-term owner-occupier demand and resale stability. The presence of multiple institutions within walkable distance reduces dependency on school transport and reinforces the area's appeal to multigenerational family households seeking stable, family-oriented communities.

Recreation and Parks

Recreational amenities frame the development's outdoor lifestyle proposition. Circle Green Park and Woodlands Crescent Park are positioned within a ten-minute walk, offering green space for jogging, picnicking, and informal sports. These parks serve as social gathering points and contribute to the neighbourhood's wellness profile, particularly attractive to health-conscious residents and families with young children. The proximity to established parkland also insulates residents from over-densification and provides psychological relief valued highly in urban Singapore.

Unit Characteristics and Space Efficiency

Three-bedroom units at 764 Woodlands Circle typically feature floor areas around 1,195 square feet, a configuration that delivers practical living space whilst maintaining the efficient design philosophy characteristic of Singapore's public housing sector. Many units showcase minimal corridor wastage, maximising usable living and sleeping zones. Higher-floor units with east-facing aspects and unblocked views command particular appeal, offering natural morning light and psychological benefits associated with elevation and outlook. Buyers evaluating units within the development should prioritise stack position and orientation when assessing personal suitability and future rental competitiveness.

Market Position and Buyer Profiles

764 Woodlands Circle attracts diverse buyer cohorts: first-time purchasers seeking affordable entry into HDB ownership; upgraders transitioning from smaller family flats to three-bedroom configurations; investors targeting stable rental yields in established neighbourhoods; and owner-occupiers prioritising transport convenience and community amenities over prime district prestige. The development's maturity—reflected in robust surrounding infrastructure—underpins confidence in capital stability and rental demand, making it particularly suited to medium- to long-term ownership horizons rather than speculative trading. Rental yield expectations typically align with wider Woodlands market norms, generally ranging from 2.5 to 3.5 per annum, depending on unit specification and tenant profile.

Neighbourhood Market Context

Recent transactions within the Woodlands MRT vicinity have established price-per-square-foot benchmarks in the S$545 to S$575 range for comparable three-bedroom HDB resales. 764 Woodlands Circle, priced from S$650,000 across available stock, typically translates to approximately S$544 per square foot at the lower end of current market pricing, positioning it competitively relative to nearby alternatives. This valuation reflects the development's mature infrastructure, established tenant pool, and reliable Admiralty MRT accessibility, factors that sustain consistent demand and moderate appreciation cycles aligned with broader HDB market trends in the North planning area.

Investment and Ownership Considerations

Prospective purchasers should evaluate their individual financial capacity relative to prevailing market interest rates and debt servicing thresholds. For buyers acquiring 764 Woodlands Circle as a second residential property, Singapore Citizens incur Additional Buyer's Stamp Duty at 20% of the purchase price, a material cost that materially affects total acquisition outlay and return-on-investment calculations for investor-oriented purchases. First-time owner-occupiers benefit from concessional ABSD treatment and should explore this avenue if purchase timing permits. Financing headroom at the S$650,000 price point typically remains accessible to households with stable employment and existing debt-servicing buffers, though individual eligibility depends on personal income, existing commitments, and Central Provident Fund (CPF) resources. Engaging a financial advisor prior to offer submission is prudent practice.

Forward Planning and Area Supply Pipeline

The Woodlands and Admiralty precincts are mature, largely built-out divisions of Singapore's public housing landscape, with limited new HDB supply anticipated in the immediate term. This supply constraint, combined with steady demand from first-time buyers and upgraders, typically moderates downside risk and supports gradual, steady appreciation in line with broader market cycles. Residents benefit from stable neighbourhood character and established community infrastructure, though appreciation potential is generally modest relative to emerging estates or prime districts experiencing active intensification or new transport connections.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at 764 Woodlands Circle as an investment property?

Three-bedroom units at 764 Woodlands Circle typically generate rental yields between 2.5 and 3.5 per annum, depending on unit orientation, floor level, and specific tenant profile sought. A unit purchased at S$650,000 and let at monthly rent around S$1,450 to S$1,700—realistic figures for quality three-bedroom HDB stock in the Admiralty catchment—would deliver annual gross rental income in the range of S$17,400 to S$20,400, translating to the yield percentages cited. Investors should factor Additional Buyer's Stamp Duty (ABSD) at 20% for second property acquisitions, material financing costs, and property maintenance reserves when calculating net returns; the Admiralty MRT proximity typically sustains consistent tenant demand from young professionals and small families, underpinning stability in this yield range over medium-term holding periods.

How does the price per square foot at 764 Woodlands Circle compare to recent HDB sales in the Woodlands area?

Recent resale transactions for comparable three-bedroom HDB flats in the broader Woodlands and Admiralty precincts have established price-per-square-foot benchmarks ranging from approximately S$545 to S$575. At the quoted entry price of S$650,000 for a 1,195-square-foot unit, 764 Woodlands Circle sits at roughly S$544 per square foot, positioning it competitively—essentially at or fractionally below the prevailing market midpoint. This valuation reflects the development's maturity, reliable Admiralty MRT connectivity, and established amenity infrastructure; comparable newer HDB developments further from MRT stations or in less mature precincts often command lower price-per-square-foot metrics, whereas premium-positioned stock in highly serviced neighbourhoods may trade at the higher end of the range or beyond.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second residential property at 764 Woodlands Circle?

Singapore Citizens acquiring a second residential property at 764 Woodlands Circle incur Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price, payable on completion. For a unit priced at S$650,000, ABSD liability totals approximately S$130,000—a substantial cost that materially affects total acquisition outlay and must be factored into purchase planning and financing arrangements. First-time owner-occupiers are exempt from ABSD, making this development particularly attractive for households buying their first HDB flat; investors and upgraders purchasing a second or subsequent residential property should consult a conveyancing specialist to understand ABSD liability in relation to their specific circumstances and explore any available reliefs or exemptions that may apply.

Does lease decay present a resale risk for units at 764 Woodlands Circle?

764 Woodlands Circle comprises HDB flats held on 99-year leases, standard across the public housing sector in Singapore; lease decay becomes a material resale consideration as the unexpired lease diminishes below approximately 60 years remaining. The current lease position of units within the development—dependent on the original construction date of individual blocks—will influence future marketability and financing accessibility, as some lenders impose lending restrictions or require enhanced valuations as leases shorten. Prospective buyers should verify the precise unexpired lease of their intended unit before purchase; whilst lease renewal mechanisms exist within the HDB framework, renewal applications typically necessitate a minimum lease remaining at the time of application, and the financial cost of formal lease extension, though historically modest, constitutes a future consideration. Medium-term owner-occupiers (7–15-year holding horizons) are generally insulated from lease decay concerns, whereas purchasers planning multi-decade ownership or viewing the property primarily as an investment should prioritise units with longer lease periods remaining.

How does Admiralty MRT Station proximity affect capital appreciation and tenant demand for 764 Woodlands Circle?

Admiralty MRT Station on the North-South Line remains a primary driver of demand for 764 Woodlands Circle, situated just 1.01 kilometres away and accessible within a 12-minute walk. This connectivity supports both owner-occupier appeal—particularly for commuters working along the NSL or requiring city-centre access—and investor demand from landlords seeking tenants with predictable, long-term employment anchors. Properties proximate to MRT stations historically demonstrate greater appreciation resilience during market downturns and more stable rental demand than peripheral alternatives, as transport accessibility remains a non-negotiable factor for most Singapore households; the Admiralty MRT connection, combined with onward expressway access (BKE/SLE), positions 764 Woodlands Circle advantageously within the North planning area for both capital stability and rental consistency, making it less vulnerable to neighbourhood-level supply shocks or shifting commuter preferences.

Which buyer profiles are best suited to purchasing at 764 Woodlands Circle?

764 Woodlands Circle appeals strongly to first-time HDB buyers seeking affordable entry into public housing ownership with established infrastructure and reliable MRT connectivity; the S$650,000 price point and three-bedroom configuration align well with upgraders transitioning from smaller two-bedroom flats seeking additional family space. Young professional couples and small families prioritising commute convenience over prime-district prestige find the Admiralty location particularly suitable; the development also attracts investor-landlords targeting stable, consistent rental yields rather than speculative capital appreciation, given the mature neighbourhood character and predictable tenant profile. Owner-occupiers with medium- to long-term holding horizons (10+ years) benefit from the area's established community infrastructure, school proximity, and consistent market demand; in contrast, speculative traders or buyers seeking rapid capital appreciation may find stronger opportunities in emerging estates or precincts experiencing active transport or commercial intensification.

What Total Debt Servicing Ratio (TDSR) and financing headroom should buyers anticipate at typical 764 Woodlands Circle price points?

At the quoted entry price of S$650,000, typical HDB mortgage financing involves 80–90% loan-to-value ratios, resulting in loan amounts of S$520,000 to S$585,000. Current mortgage interest rates ranging from 3.5 to 4.5 per annum typically translate to monthly mortgage commitments of S$3,100 to S$3,800 over a 25-year repayment term; the Total Debt Servicing Ratio (TDSR) ceiling of 60% of gross monthly household income means buyers must demonstrate gross monthly income of approximately S$5,200 to S$6,300 to comfortably service this mortgage without breaching TDSR limits. Buyers with existing personal loans, car financing, or credit card commitments will experience reduced approved mortgage capacity; conversely, households with substantial CPF balances and minimal existing debt can often access financing headroom exceeding the standard 80–90% LTV, though this remains subject to individual bank assessment and CPF contribution history. First-time buyers are strongly advised to engage a mortgage broker or bank officer to verify personal financing capacity prior to formal offer submission, as individual circumstances vary significantly and may constrain or expand approved loan amounts.

How does 764 Woodlands Circle compare in pricing and amenity to nearby competing HDB developments?

764 Woodlands Circle competes directly with other mature Woodlands-area HDB resale stock such as Admiralty Green and other Admiralty precinct developments, most of which fall within comparable S$600,000 to S$700,000 price ranges for three-bedroom units. The key differentiation lies in specific unit stack position, floor level, and minor facility variation; 764 Woodlands Circle's immediate Admiralty MRT adjacency and proximity to Kampung Admiralty and Admiralty Place shopping centres position it favourably relative to more peripheral alternatives, typically justifying stable or slightly premium valuation relative to HDB blocks located 15–20-minute walking distances from MRT. Competing developments in the broader Woodlands corridor (such as Woodlands Centre or peripheral blocks further from transport) frequently trade at modest price discounts due to longer commute times or reduced amenity clustering; conversely, any emerging HDB stock in highly strategic new locations (should future supply materialise) might command comparable or higher valuations, but the likelihood of significant new HDB supply within Admiralty is low, insulating 764 Woodlands Circle from near-term competitive pressure.

Which unit stacks or floor levels within 764 Woodlands Circle offer the best value proposition?

Mid-stack to upper-stack units (floors 8–15 approximately) within 764 Woodlands Circle typically offer optimal value, balancing the psychological and rental-appeal benefits of elevation with avoidance of the premium pricing commanded by the highest floors. East-facing units at these levels capture morning sunlight and deliver unblocked views, aesthetically desirable attributes that support rental competitiveness without incurring the significant price uplift applied to penthouse or near-top floors. Lower-floor units (levels 1–5) occasionally trade at modest discounts due to reduced privacy from passing pedestrians and marginal noise from ground-level activities, though they offer faster lift access and appeal to elderly or mobility-restricted residents; investors and owner-occupiers willing to accept these minor trade-offs may identify value opportunities at lower entry prices. Mid-level units with good natural ventilation and clear sightlines—particularly those avoiding east-west direct exposure to intense afternoon sun—strike a balanced value proposition for both owner-occupier comfort and rental yield generation.

What is the outlook for future HDB supply in the Woodlands and Admiralty planning precincts, and how does this affect 764 Woodlands Circle's long-term appreciation?

The Woodlands and Admiralty precincts are mature, substantially built-out divisions of Singapore's public housing landscape, with limited new HDB supply anticipated in the immediate 5–10-year horizon. The Housing and Development Board's recent strategic focus has concentrated new supply in emerging planning areas such as Tengah, Sengkang, and Punggol, leaving Woodlands and Admiralty largely static in terms of fresh housing stock. This supply constraint, coupled with steady demand from first-time buyers seeking affordable entry and upgraders pursuing family-sized configurations, typically moderates downside risk and supports gentle, gradual appreciation aligned with broader HDB market cycles rather than speculative gains. The absence of new competing supply within the immediate precinct insulates 764 Woodlands Circle from the inventory pressure that often constrains pricing in rapidly expanding areas; however, this also implies that capital appreciation will likely remain modest—historically 1–2% annually—and capital gains will accrue primarily through inflation alignment and steady demand maintenance rather than structural supply-constrained upside. Owner-occupiers benefit from stable neighbourhood character and reliable long-term market demand, whilst investors should calibrate expectations toward yield stability rather than capital growth.

Hdb Flat At 764 Woodlands Circle — From S$650K