Type

Units

Min Area

Price Range

3 BR

1292 sqft

S$649K – S$680K

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$649K to S$680K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$130K on this acquisition.
Located 10 min (810 m) 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

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.

787E Woodlands Crescent: An Established HDB Development in North Singapore

787E Woodlands Crescent represents a mature residential offering in one of Singapore's longest-established public housing estates. Located in Woodlands, this HDB development continues to attract owner-occupiers and investors seeking practical, well-connected living arrangements in a district renowned for its stability and community infrastructure.

The development sits approximately 810 metres from NS10 Admiralty MRT Station, positioning residents within a convenient 10-minute walk to excellent public transport connectivity. This proximity to the North–South Line is a defining advantage, enabling commuters to reach the city centre, major employment nodes, and educational institutions with minimal travel friction. The reliability of Singapore's MRT network has historically driven sustained demand for properties near major stations, and Woodlands' proximity to Admiralty supports both capital stability and rental appeal for investment-minded purchasers.

Unit Configuration and Space

The development offers multiple configurations to accommodate different household sizes and living preferences. Three-bedroom, two-bathroom units spanning approximately 1,292 square feet represent the core offering, providing ample space for families and those prioritising living comfort. Such configurations are particularly suited to multigenerational households or families with children, where dedicated bedrooms and dual bathroom access become practical essentials rather than luxuries.

The floor area of around 1,292 square feet translates to approximately 120 square metres, positioning these units within the upper range of standard HDB offerings. This scale affords residents flexibility in furniture arrangement, home office setup, and entertaining, while maintaining the operational efficiency expected of well-designed public housing. The architectural design reflects mature HDB standards, with layouts optimised for natural ventilation, daylighting, and practical traffic flow between living, sleeping, and service areas.

Pricing and Market Position

Current pricing begins from S$648,888, reflecting competitive valuations within the Woodlands HDB market. This price point positions 787E Woodlands Crescent within the mid-tier spectrum for mature estates, where secondary market dynamics increasingly reflect rarity value, remaining lease tenure, and proximity to transport nodes. Prospective buyers evaluating this development should assess pricing against recent comparable transactions in the same estate, as per-square-foot rates vary depending on floor level, unit orientation, and remaining lease duration.

For first-time buyers, this price range typically aligns with mortgage eligibility thresholds that allow access to Central Provident Fund (CPF) housing grants and favourable financing terms. The development's maturity means accumulated resale transactions provide a robust data foundation for understanding price trends and capital appreciation patterns over the medium to long term.

Woodlands as a Residential Destination

Woodlands has evolved into one of Singapore's most self-sufficient residential districts, with mature amenities spanning education, retail, dining, and leisure. The estate's established character provides residents with immediate access to shopping malls, food centres, community centres, and sports facilities without requiring travel to outlying areas. This convenience factor has historically supported both rental demand and owner-occupancy rates in the district.

The neighbourhood's demographic profile skews toward established families and mature households, creating a stable community dynamic. Schools, medical clinics, and recreational facilities are integrated throughout the estate, minimising the need for long commutes to access essential services. This accessibility makes Woodlands particularly attractive to families prioritising convenience and community stability over cutting-edge newness.

Transport and Connectivity

The 10-minute walk to Admiralty MRT Station is a material advantage for daily commuters. The North–South Line has established itself as one of Singapore's busiest and most reliable corridors, connecting Woodlands to Marina South, Orchard, and City Hall with high frequency and minimal disruption. This connectivity reduces commuting unpredictability and enhances the development's appeal to working professionals across all sectors.

Beyond the MRT, Woodlands benefits from comprehensive bus coverage, with multiple services connecting residents to adjacent districts and regional hubs. The integration of public transport modes provides flexibility for those with variable commuting patterns or multi-destination journeys. Over time, transport infrastructure investments in the North Region have historically supported property value retention and gradual appreciation in mature estates like Woodlands.

Investment Potential and Rental Considerations

For investors evaluating 787E Woodlands Crescent as a rental asset, several structural factors warrant consideration. The established estate character and proximity to MRT have historically supported rental demand from young professionals, expatriate families, and those preferring mature neighbourhood stability over new-build novelty. Rental yields in Woodlands HDB estates typically range between 2.5% and 3.5% gross, depending on unit configuration, floor level, and market cycles.

The development's maturity means minimal uncertainty around infrastructure completion or future disruption from construction activity. Mature estates often attract tenants seeking move-in-ready accommodation with proven amenities and established community character. However, prospective investor-purchasers should factor lease remaining tenure into their investment horizon, as units with 70–80 years remaining lease command stronger rental appeal than those with significantly shorter terms.

Lease Tenure and Long-Term Value Dynamics

HDB flats in Singapore operate under fixed lease structures, typically 99 years or 999 years from the date of grant. Remaining lease duration materially influences both resale value and financing availability. Purchasers should verify the exact remaining tenure of units under consideration, as flats with lease periods below 60 years face progressively steeper value decay and reduced mortgage eligibility from financial institutions. Banks typically apply stricter lending criteria or lower loan-to-value ratios for properties with limited lease remaining.

For long-term owner-occupiers, remaining lease tenure is less immediately critical, but becomes material if future resale is contemplated. Properties within the same development naturally diverge in value based on lease decay, creating nuanced pricing dynamics across unit generations and grant years. First-time buyers in particular should seek professional advice on lease implications before committing, as this factor significantly influences both affordability and future exit options.

Neighbourhood Dynamics and Community Infrastructure

Woodlands' mature estate infrastructure includes community centres, fitness facilities, playgrounds, and multi-purpose sports courts integrated throughout the neighbourhood. These facilities are typically free or subsidised for residents, reducing the need for private memberships and supporting active, community-oriented living. The estate's established character means schools, medical services, and retail have matured to serve resident needs efficiently.

The demographic stability of mature estates like Woodlands contrasts with newer developments that experience rapid population turnover. This stability can support stronger community cohesion and predictable neighbourhood dynamics, though individual preferences for neighbourhood character vary considerably among buyers. Those valuing established schools, established professional networks, and stable community identity may find Woodlands particularly appealing.

Comparative Market Context

Within the broader North Region HDB market, 787E Woodlands Crescent occupies a competitive position relative to nearby mature estates and newer Build-to-Order (BTO) launches. Established estates like Woodlands typically command resale premiums compared to significantly older housing stock, yet may be priced more accessibly than newly-launched BTO projects in growth areas. This positioning makes the development suitable for purchasers seeking the balance between affordability, convenience, and community maturity rather than cutting-edge architecture or location.

Prospective buyers should contextualise 787E Woodlands Crescent pricing against recent transactions within Woodlands itself, rather than assuming district-wide price ranges. Micro-location variations, remaining lease, floor level, and unit orientation create meaningful price spreads even within single developments.

Frequently Asked Questions

What is the estimated rental yield for units at 787E Woodlands Crescent if purchased as an investment?

Gross rental yields for HDB flats at 787E Woodlands Crescent typically range between 2.5% and 3.5%, depending on unit configuration, floor level, and prevailing market conditions. Three-bedroom units in established estates near MRT stations generally attract consistent tenant demand from young professionals and families, supporting reliable rental income across market cycles. However, the actual yield achieved depends on the purchase price, remaining lease duration, and tenant quality, with properties carrying substantially fewer years remaining on lease commanding lower monthly rents relative to purchase price. Investors should model yields conservatively by researching recent rental transactions within Woodlands and factoring in void periods, agent commissions, and maintenance costs when forecasting net returns.

How does the per-square-foot pricing at 787E Woodlands Crescent compare to recent transactions in Woodlands?

The per-square-foot valuation at 787E Woodlands Crescent sits within the competitive range for mature Woodlands HDB stock, though this varies considerably based on remaining lease tenure, floor level, and unit orientation. Recent resale transactions in Woodlands have ranged between S$500 and S$600 per square foot for well-maintained three-bedroom units with healthy lease remaining, meaning 787E Woodlands Crescent at approximately S$502 per square foot (based on the S$648,888 price point and 1,292 sqft unit size) represents fair value within the current market. Buyers should undertake detailed comparative analysis by examining transacted prices for units on similar floors and in similar positions within the estate, as these micro-location factors create meaningful pricing variation even within single developments. Working with an agent familiar with Woodlands transaction patterns can clarify where specific units rank relative to recent sales benchmarks.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 787E Woodlands Crescent as a second residential property?

Singapore Citizens purchasing 787E Woodlands Crescent as a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. This means a S$648,888 property would incur approximately S$129,778 in ABSD, significantly increasing the total acquisition cost beyond the stated property price. ABSD is payable at the point of execution of the purchase agreement and is calculated on the higher of the purchase price or the instrument value, making it a material cost factor for investors or upgraders purchasing additional residential assets. First-time homebuyers purchasing a primary residence are exempt from ABSD, while Singapore Citizens purchasing a third or subsequent residential property face even higher ABSD rates. Prospective second-property purchasers should factor ABSD into their overall financing plan and consult a conveyancing lawyer to understand the full cost implications before proceeding.

What are the lease decay risks and resale value implications for 787E Woodlands Crescent flats?

HDB flats at 787E Woodlands Crescent will experience gradual lease decay as the property ages, with the rate of value decline accelerating notably when remaining lease falls below 60 years. A flat purchased today with, for example, 75 years remaining will decline in market value and financing availability as years pass, eventually becoming ineligible for standard HDB mortgage products once the lease drops significantly. The extent of value decay depends on the initial lease term granted (typically 99 years for pre-2012 HDB flats, or 99/105 years for newer grants), the number of years elapsed, and broader market conditions in Woodlands at the time of resale. Prospective buyers should verify the exact remaining lease period of any unit under consideration, as flats with substantially depleted leases (below 50 years remaining) experience material valuation discounts and difficulty attracting buyers without cash resources. For long-term owner-occupiers, lease decay is less urgent, but becomes critical for those contemplating resale within 10–20 years, as cumulative lease depreciation will reduce the property's market competitiveness and mortgage eligibility by that timeframe.

How does proximity to Admiralty MRT Station (10 mins walk) affect demand and capital appreciation for 787E Woodlands Crescent?

The 10-minute walk to NS10 Admiralty MRT Station is a material demand driver for 787E Woodlands Crescent, as proximity to reliable MRT connectivity has historically commanded resale premiums and supported rental appeal. Properties within walking distance of busy MRT stations experience more stable capital values and faster resale velocity compared to equivalently-priced flats requiring 15–20 minute commutes, as daily commuters place measurable value on transport convenience. Admiralty's position on the North–South Line, one of Singapore's highest-frequency corridors, further enhances the development's appeal to working-age purchasers and tenants prioritising accessibility to CBD and employment nodes. Over multi-decade timeframes, MRT-proximate properties in mature estates like Woodlands have demonstrated steady capital appreciation and consistent demand, making them relatively defensive investments compared to periphery locations. However, future transport infrastructure changes (such as new lines or service enhancements in competing areas) could influence relative valuations, so buyers should view MRT proximity as a sustained but not absolute guarantee of value stability.

Which buyer profiles (first-timers, upgraders, investors, HNW individuals) are best suited to 787E Woodlands Crescent?

First-time buyers find 787E Woodlands Crescent particularly suitable due to the S$648,888 entry price, which typically aligns with CPF eligibility thresholds, HDB grant availability, and mortgage approval headroom for young professionals earning average household incomes. The established Woodlands neighbourhood with mature amenities and schools appeals to first-timers seeking stability and community infrastructure without new-estate teething problems. Upgraders transitioning from smaller flats to larger three-bedroom configurations benefit from the practical space and mature location, particularly if they value neighbourhood stability over cutting-edge design. Buy-to-let investors are attracted by the MRT proximity, rental demand from working professionals, and the development's maturity providing a stable tenant base, though they must factor in 20% ABSD costs and lease remaining considerations. High-net-worth individuals typically pursue properties in prime districts or new-launch developments rather than established HDB estates, though some may view 787E Woodlands Crescent as a diversified portfolio holding or tenanted investment asset. Each profile should evaluate the development against their specific investment horizon, financing capacity, and lifestyle priorities rather than assuming suitability based solely on price.

What TDSR and financing headroom should buyers expect at the S$648,888 price point for units at 787E Woodlands Crescent?

At the S$648,888 price point, prospective buyers financing 90% of the purchase price (S$584,000 loan amount) on a 25-year tenure would face monthly mortgage payments of approximately S$2,500–S$2,700 depending on prevailing interest rates, assuming the current Base Lending Rate environment. The Total Debt Service Ratio (TDSR) limit of 55% means buyers must demonstrate monthly household income of at least S$4,500–S$5,000 to service the HDB mortgage alongside other personal debts (car loans, credit cards, personal loans). First-time buyers may access up to 90% LTV financing through HDB, while second-property purchasers typically face stricter LTV caps (often 75–80%) and enhanced income verification. Buyers with existing debts or multiple loans will consume a greater proportion of their available TDSR headroom, potentially restricting loan eligibility or requiring larger down-payments. It is advisable for prospective purchasers to obtain HDB pre-approval letters confirming financing eligibility before making offers, as this clarifies actual affordability independently of advertised pricing. Professional financial advisors can model multiple scenarios across different interest-rate environments to determine appropriate purchase price ranges relative to individual income profiles.

How does 787E Woodlands Crescent compare to competing HDB developments nearby in terms of value and desirability?

787E Woodlands Crescent occupies a competitive position within the broader Woodlands mature estate landscape, where several neighbouring blocks offer similar three-bedroom configurations, though price points vary based on individual block characteristics, lease remaining, and location within the estate. Woodlands' established infrastructure means buyers face limited truly "competing" developments in adjacent areas, as most alternatives either sit further from MRT stations (reducing convenience appeal) or represent newer BTO projects in emerging areas with less-proven rental demand and community maturity. Compared to newer North Region developments in Sembawang, Lentor, or Punggol, 787E Woodlands Crescent offers immediate move-in readiness, established amenities, and proven resale transaction history, though potentially at the trade-off of architectural novelty or modern design features. Investors comparing 787E Woodlands Crescent to competing estates should evaluate lease-remaining, proximity to transport, neighbourhood demographic trends, and recent price appreciation patterns rather than assuming block-level comparability. The development's maturity relative to emerging estates represents both an advantage (certainty, proven demand) and potential disadvantage (limited growth novelty), making suitability dependent on individual buyer priorities around stability versus development-stage appreciation potential.

Which floor levels or unit stacks at 787E Woodlands Crescent offer the best value and appeal?

Within HDB developments like 787E Woodlands Crescent, mid-tier floors (typically 8th–15th storeys) traditionally command optimal value, offering superior views and cross-ventilation relative to lower floors whilst avoiding the premium pricing applied to upper-storey penthouses and high-level units. Lower floors (1st–5th storeys) often face discount pricing due to perceived security risks, reduced views, and higher noise exposure from common areas, yet appeal to elderly residents and young families prioritising convenience over aesthetics. Higher floors (16th storey and above, where applicable) command premium pricing that may not deliver proportionate value gains, particularly in mature estates where per-square-foot appreciation tends to stabilise once initial novelty fades. North-facing and east-facing units typically appeal to buyers prioritising morning light and cooler afternoon conditions, potentially commanding slight premiums relative to south-facing alternatives; however, personal preference varies considerably and market pricing may not uniformly reflect these orientation differences. Rather than accepting developer-suggested "best" units based on marketing materials, buyers should examine recent comparable transactions across multiple floor levels and orientations within 787E Woodlands Crescent to identify floor-level pricing trends and identify pockets of relative value. Engaging local agents familiar with micro-level estate pricing patterns can clarify where individual units rank relative to recent benchmarks.

What future supply pipeline changes in the Woodlands district could influence values at 787E Woodlands Crescent?

Woodlands, as an established mature estate, faces limited new HDB supply within its immediate boundaries, as available land has largely been developed over preceding decades. However, the broader North Region's pipeline includes new BTO launches in adjacent Sembawang, Lentor, and potential future Bukit Canberra developments, which could introduce competing options for first-time buyers and upgraders seeking newer properties in the northern corridor. Future MRT or transport infrastructure enhancements (such as the planned Cross Island Line connections or bus rapid transit improvements) could shift relative desirability between Woodlands and emerging competing areas, potentially influencing capital values over the longer term. The Government's broader Housing strategy emphasises releasing Build-to-Order inventory in growth areas rather than mature estates, suggesting Woodlands will remain primarily a secondary resale market rather than receiving new primary supply. Conversely, this limited new supply in Woodlands supports relative scarcity value and demand stability, as buyers unable to access newer BTO projects increasingly recycle into established resale stock. Prospective purchasers should monitor Government housing announcements and Urban Redevelopment Authority plans for the North Region to understand future competitive supply dynamics, though historical patterns suggest 787E Woodlands Crescent will maintain steady demand as a mature, well-connected resale option regardless of peripheral new launches elsewhere in the district.

Hdb Flat At 787E Woodlands Crescent — From S$649K