Type

Units

Min Area

Price Range

3 BR

1539 sqft

S$819K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$819K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$164K on this acquisition.
Located 5 min (430 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.

788B Woodlands Crescent: A Mature HDB Development in a Well-Connected Neighbourhood

788B Woodlands Crescent represents an established public housing development situated in one of Singapore's most established residential districts. The location, nestled in the North-East region, has matured significantly over the past two decades and now functions as a comprehensive neighbourhood offering both residential stability and practical convenience for occupants of all life stages.

The development benefits from immediate proximity to Admiralty MRT Station (NS10), positioned just 430 metres away—a five-minute walk that places commuters directly on the North-South Line. This connectivity transforms the neighbourhood into a practical base for professionals working across Singapore's major business districts, particularly those utilising the city centre, Marina Bay, or the eastern corridor employment zones. The station itself serves as an interchange point with dedicated bus routes, further diversifying transport options for residents commuting to varied destinations across the island.

Space, Layout, and Housing Configuration

Units within this development are characterised by their spatial generosity, with configurations permitting flexible usage patterns. The residential spaces accommodate three-bedroom layouts as standard, with the potential to configure certain units to provide four distinct physical bedrooms—a feature particularly valuable for families requiring dedicated study areas, guest accommodation, or home office space. Coupled with bathrooms numbering two or more, the flats provide functional separation suited to households of varying compositions, from young families with children to multi-generational living arrangements.

The average floor area extends to approximately 1,539 square feet, delivering the room volume that distinguishes many established HDB developments from more compact modern designs. This spatial footprint allows residents to furnish and arrange living areas without the spatial constraints encountered in newer, more compact typologies, a consideration particularly relevant for families accustomed to larger layouts or those relocating from landed properties.

Educational and Childcare Infrastructure

The Woodlands district has long been designated as an education-focused neighbourhood, and the immediate vicinity of 788B Woodlands Crescent reflects this planning heritage. Multiple primary and secondary schools operate within walking distance or short bus journey from the development, providing families with genuine choice in educational options. Childcare centres, both full-day and half-day models, are positioned conveniently nearby, supporting working parents and ensuring that early-childhood education remains accessible without lengthy daily commutes.

This constellation of educational facilities has historically supported property valuations within the neighbourhood, as families seeking to establish themselves in school-catchment areas have consistently viewed Woodlands as a pragmatic choice combining affordability with educational accessibility. The presence of these institutions also influences the demographic profile of the neighbourhood, attracting younger families and creating a community profile centred on generational stability.

Retail, Grocery, and Daily Convenience

Grocery stores and supermarket chains operate within convenient proximity to the development, eliminating the necessity for extended travel to secure household essentials. The presence of established retail networks reflects the maturity of Woodlands as a self-contained residential ecosystem, wherein residents can satisfy daily shopping requirements without dependency on distant commercial centres. Bus stops positioned adjacent to or very near the development further enhance the practical convenience of the location, enabling seamless journeys to secondary shopping areas, recreational facilities, or transport interchanges.

Ethnic Quota and Buyer Eligibility

The development operates under ethnic quota restrictions applicable to certain units within the block, a standard feature of Singapore's HDB allocation system designed to maintain demographic diversity across public housing. Specifically, units designated under these provisions are available exclusively to Chinese and Malay purchasers, a restriction that potential buyers must confirm at the outset of their purchasing process. These quotas do not reflect on property quality or desirability but rather represent a structural element of Singapore's housing policy framework. Prospective buyers of other ethnic backgrounds should verify availability of unrestricted units or consider alternative developments without such constraints.

Market Position and Pricing Context

The pricing structure at 788B Woodlands Crescent reflects the development's maturity, established neighbourhood position, and accessibility to transport infrastructure. As an HDB development in a well-served district with direct MRT connectivity, the property commands a price point that sits between pioneering, remote estates and prime central-location developments. This positioning makes the development particularly attractive to first-time upgraders transitioning from younger estates, investors seeking cash-generative rental yields in stable neighbourhoods, and owner-occupiers prioritising transport accessibility and established amenities over contemporary finishes.

The market for units in this development remains active, supported by consistent demand from professionals, families, and investors recognising the stable rental potential and capital preservation characteristics of properties in well-connected, mature HDB estates. The North-South Line's extended reach across the island positions residents for flexible commuting, whether to employment in the north or south corridors, distinguishing this location from more peripheral developments restricted to single-direction commute patterns.

Transport Accessibility and Urban Connectivity

Admiralty MRT Station's positioning on the North-South Line provides direct access to Singapore's primary north-south transportation spine, enabling single-train journeys to Marina Bay, Outram Park, and the central business district without requiring interchange. For residents employed in the northern corridors—encompassing Yishun, Woodlands town centre, and areas beyond—the station also facilitates rapid return journeys, creating a balanced commute dynamic. The bus interchange at Admiralty further expands connectivity to secondary destinations, including entertainment precincts, tertiary shopping areas, and employment zones not directly served by the MRT network.

This multi-modal transport landscape has historically supported capital appreciation in properties positioned near Admiralty, as each successive year of MRT network expansion has incrementally increased the station's utility and the properties within its walking catchment have benefited from reduced commute times and increased transport optionality. Properties purchased as recent investments have demonstrated resilience through economic cycles partly attributable to this fundamental transport advantage.

Neighbourhood Character and Community Stability

Woodlands itself has evolved into one of Singapore's most characterful neighbourhoods, blending residential function with established community infrastructure. The presence of schools, community centres, sporting facilities, and religious institutions creates a socially anchored environment, distinguishing this district from purely transient, youthful neighbourhoods. Residents of 788B Woodlands Crescent thus enjoy the dual advantage of modern metropolitan connectivity combined with the social fabric and community identity that characterise Singapore's established neighbourhoods.

The demographic stability of the Woodlands catchment, driven by families establishing long-term roots in school-designated areas, has historically insulated the neighbourhood's property values from speculative volatility. This stability profile appeals particularly to owner-occupiers seeking predictable neighbourhoods and investors pursuing steady, unspectacular rental yields rather than capital appreciation windfalls.

Suitability Across Buyer Profiles

The development accommodates diverse buyer profiles across the property ladder. First-time purchasers benefit from the established infrastructure, moderate pricing relative to private property equivalents, and the psychological comfort of a mature neighbourhood with proven amenities. Upgraders relocating from smaller two-bedroom units find the spatial footprint enables genuine expansion without the price premium attached to new-release developments. Owner-investors value the consistent rental demand within established neighbourhoods combined with the transparent HDB resale framework and predictable valuation mechanics. Families prioritise the proximity to schools and the community character that emerges only in neighbourhoods with sustained demographic stability.

Frequently Asked Questions

What is the estimated rental yield for units at 788B Woodlands Crescent purchased as an investment property?

HDB flats in mature, well-connected estates like Woodlands typically generate gross rental yields ranging from 2.5% to 3.5% annually, depending on unit configuration, floor level, and prevailing market conditions. At the current price points observed across the development, three-bedroom units command monthly rental rates between S$2,200 and S$2,600, translating to gross yields toward the lower-to-middle end of that spectrum. The consistent demand from working professionals and families seeking proximity to Admiralty MRT has historically sustained rental occupancy rates above 95%, making this neighbourhood particularly attractive to investors prioritising cash flow stability over capital appreciation. However, rental yields will compress as one moves further through the lease cycle, given the HDB lease decay dynamics that become material beyond 50 years remaining tenure.

How does the price per square foot at 788B Woodlands Crescent compare to recent HDB transactions in the Woodlands area?

Units at 788B Woodlands Crescent trade at approximately S$530 to S$545 per square foot based on current observed market pricing, positioning them within the mid-range for mature Woodlands HDB developments. Recent transactions across comparable Woodlands blocks—such as neighbouring Woodlands Avenue developments and East Coast estates with equivalent MRT proximity—have demonstrated price ranges from S$510 to S$560 psf, indicating that 788B sits within established market equilibrium. Properties with superior finishes, higher floors commanding better light and views, or units in slightly newer blocks may command premiums toward S$560 psf, whilst ground-floor or lower-stack units may trade at discounts closer to S$510 psf. The variance reflects buyer preferences for natural light, potential noise exposure from adjacent roads, and the psychological premium historically attached to mid-to-upper floor positioning in HDB estates.

What Additional Buyer's Stamp Duty (ABSD) implications apply if purchasing 788B Woodlands Crescent as a second residential property?

Singapore Citizens acquiring a second residential property, including HDB flats, are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, calculated on top of the standard Buyer's Stamp Duty of 1%. On a purchase price of approximately S$820,000, this equates to an ABSD liability of S$164,000, substantially increasing the total acquisition cost beyond the headline property price. This duty applies regardless of whether the first property was private residential, HDB, or landed, and represents a significant consideration for investors or upgraders purchasing this development as a second home. However, specific exemptions exist for certain categories—including properties purchased under Housing and Development Board's resale schemes by eligible owners upgrading within the HDB ecosystem—so purchasers should confirm their individual eligibility status before proceeding. The ABSD liability materially affects the return-on-investment calculations and financing requirements for second-property acquisitions, necessitating careful financial modelling before commitment.

What lease decay risk and resale value impact should purchasers anticipate given the age of this HDB development?

Units at 788B Woodlands Crescent, as an established HDB development, operate on the standard 99-year HDB leasehold tenure, with the lease commencing at the block's initial completion date. The lease decay risk becomes material—affecting valuation and financing capacity—once remaining tenure falls below approximately 60 years, a threshold at which banks begin applying valuation haircuts and mortgage lenders restrict maximum loan tenure relative to the property's remaining leasehold term. Purchasers should verify the precise remaining tenure of their target unit before acquiring, as this directly determines the property's economic lifespan and financing flexibility. Properties with shorter remaining tenure command lower resale prices despite identical configurations and condition, a depreciation that accelerates substantially in the final 20 years of lease tenure. However, Singapore's HDB lease renewal framework permits flat owners to apply for en-bloc lease extensions at or approaching the 30-year-remaining threshold, though this introduces capital requirements and execution timelines that add complexity. The development's current positioning—with sufficient lease tenure remaining to appeal to both owner-occupiers and investors—should be confirmed as a baseline before financial commitment, as lease tenure ultimately determines long-term asset viability.

How does proximity to Admiralty MRT Station (NS10) influence long-term demand and capital appreciation at this development?

Admiralty MRT Station's positioning on the North-South Line, Singapore's primary transportation spine, provides fundamental connectivity that has historically supported stable demand and modest capital appreciation in the surrounding catchment. Properties within 500 metres of MRT stations—a category encompassing 788B Woodlands Crescent at 430 metres—have consistently demonstrated lower vacancy rates, stronger rental demand, and more resilient valuations through economic cycles compared to estate properties situated more than 800 metres from transport nodes. The extension of the MRT network, coupled with ongoing infill development and transport-oriented intensification around major stations like Admiralty, creates long-term demand drivers that sustain property values independent of broader market sentiment. However, capital appreciation in mature HDB estates with established MRT connectivity tends toward modest single-digit annual appreciation, in contrast to the double-digit appreciation observed in newly-opened or recently-enhanced MRT catchments. Purchasers should view this development as offering capital preservation combined with steady rental income potential, rather than as a vehicle for aggressive value growth; the combination of established MRT connectivity and mature neighbourhood character appeals particularly to owner-occupiers and conservative investors rather than speculative traders.

Which buyer profile—high-net-worth individual, upgrader, first-time buyer, or investor—is best suited to purchasing at 788B Woodlands Crescent?

The development aligns most naturally with three primary buyer categories, each deriving distinct benefits from the property's characteristics. First-time buyers benefit from the mature infrastructure, established amenities, moderate pricing, and the transparency of HDB resale framework, which eliminates many variables encountered when purchasing private developments; the proximity to schools and family-oriented neighbourhood character additionally appeal to young families establishing household roots. Upgraders transitioning from smaller two-bedroom units find the three-to-four-bedroom configurations offer genuine spatial expansion without the premium pricing commanded by new-release private developments, making this development particularly attractive to owner-occupiers seeking functionality over contemporary finishes. Conservative investors prioritise the stable rental yields, consistent occupancy rates, and predictable valuation mechanics characteristic of established HDB estates with MRT connectivity; the modest capital appreciation potential aligns with their emphasis on cash flow rather than speculation. High-net-worth individuals seeking investment exposure to Singapore residential real estate typically bypass mature HDB developments in favour of new private launches or landed properties, though certain HNWI purchasers do acquire HDB for personal use as part of diversified portfolios, particularly when seeking school-catchment positioning or neighbourhood familiarity.

What TDSR and financing headroom should purchasers anticipate at typical price points for 788B Woodlands Crescent?

The Total Debt Service Ratio (TDSR) framework limits mortgage servicing capacity to 55% of gross monthly income for most borrowers, creating practical financing constraints across different income profiles. On a purchase price of approximately S$820,000 with a 80% mortgage (S$656,000), monthly mortgage obligations at prevailing interest rates hover around S$3,500–S$3,700, requiring gross monthly household income above S$6,400–S$6,700 to remain comfortably within TDSR constraints. First-time buyers benefit from Central Provident Fund (CPF) utilisation, which permits drawing down both ordinary and special account balances to fund downpayments and mortgage servicing, effectively extending financing capacity beyond what conventional banking metrics alone would permit. Second-property purchasers face more restrictive lending parameters, with banks typically requiring larger cash downpayments and applying stricter income verification protocols, effectively requiring household income approximately 15–20% higher than first-time buyers to service equivalent mortgage amounts. The development's moderate pricing point—relative to private residential equivalents in comparable MRT-adjacent locations—renders it accessible to middle-income households and professionals, though the financing structure should be stress-tested against interest rate increases of 1–2%, given the relatively long mortgage horizons characteristic of HDB financing.

How does 788B Woodlands Crescent compare to competing HDB developments in the immediate Woodlands neighbourhood?

The Woodlands estate encompasses numerous blocks developed across several decades, creating variation in age, configuration, and positioning relative to amenities and transport nodes. Nearby blocks such as Woodlands Avenue and East Coast developments offer comparable three-bedroom configurations and similar pricing ranges (S$510–S$560 psf), though certain newer blocks may feature updated fixtures and modern finishes commanding modest premiums. The distinguishing factor for 788B Woodlands Crescent remains its specific proximity to Admiralty MRT Station—at 430 metres, it sits within the most desirable walking distance for commuters, placing it advantageously relative to blocks further into the estate interior, which may require bus access to reach the station. Competing developments at similar price points but positioned 800–1,200 metres from MRT stations experience correspondingly lower rental yields and more muted capital appreciation, as the additional walking distance or bus dependency reduces appeal to transport-conscious purchasers. Newer developments in fringe areas (such as Sembawang or Yishun periphery) may offer contemporary finishes at comparable price points but sacrifice the established neighbourhood character, educational infrastructure, and community stability that define Woodlands. The development's positioning thus represents an established, transport-optimised choice within the broader Woodlands competitive landscape.

Which unit stack or floor level at 788B Woodlands Crescent typically offers the best value proposition for owner-occupiers and investors?

Mid-stack units—broadly corresponding to floors 8–15 in typical HDB block architecture—historically deliver optimal value at this development by balancing affordability against the psychological preferences that elevate upper-floor premiums. Ground-floor and lower-stack units (floors 1–5) typically trade at discounts of 3–7% relative to mid-stack equivalents, reflecting buyer aversion to perceived noise exposure from ground-level activity and traffic, as well as reduced natural light and privacy; however, these units appeal particularly to elderly residents or disabled purchasers for whom stairclimbing and lift dependency represent practical concerns. Mid-stack units command no material premium over lower floors whilst capturing substantially improved natural light, views, and noise mitigation, creating value efficiency for both owner-occupiers and rental investors. Upper-stack units (floors 16+) attract premiums of 5–10% reflecting superior views and natural light, though this premium compression becomes increasingly steep in blocks with only 20–25 floors total; the reduced tenant pool willing to climb to upper floors additionally dampens rental demand, offsetting the enhanced owner-occupation appeal. Corner units, particularly those on mid-stack levels, historically command modest premiums (2–4%) reflecting enhanced light exposure on two facades, making them attractive to quality-conscious purchasers whilst maintaining acceptable rental yields for investors. Floor level selection should be personalised to individual preferences, though mid-stack positioning generally maximises the value-to-amenity balance.

What future supply pipeline exists within the Woodlands and North-East Singapore district, and how might new development influence property values at 788B Woodlands Crescent?

The Woodlands district, as an established town with mature infrastructure and limited remaining vacant land, faces structural constraints on new HDB supply, positioning existing estates like 788B Woodlands Crescent as beneficiaries of limited new competition. The Government's housing strategy has progressively shifted supply toward outlying growth areas (Sembawang, Tengah, Punggol, and future expansions further north), effectively stabilising the Woodlands housing market by restricting new high-volume releases that could depress valuations through supply competition. However, planned infrastructure upgrades—including future MRT extensions and transport node enhancements—may indirectly support demand in proximate locations, as improved accessibility typically elevates property valuations in surrounding neighbourhoods. The private residential development pipeline in the North-East remains active, particularly in the Bidadari and Thomson/Novena precincts, which may incrementally capture high-value purchasers willing to trade HDB economics for private development prestige; however, this market segmentation typically does not materially depress HDB valuations, as private and public housing serve distinct buyer cohorts with limited direct substitution. The development's long-term value stability appears supported by the scarcity of supply, the MRT connectivity advantage, and the persistent demand for owner-occupied HDB among families prioritising school-catchment positioning and affordability. New supply arriving at this development would be limited to existing blocks through individual resale transactions, with minimal risk of valuation disruption through new competition in the immediate catchment.

Hdb Flat At 788B Woodlands Crescent — From S$819K