Type

Units

Min Area

Price Range

4 BR

1302 sqft

S$711K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$711K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$142K on this acquisition.
Located 6 min (480 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.

790 Woodlands Avenue 6: A Mature HDB Development in Prime Woodlands

790 Woodlands Avenue 6 stands as an established residential block in the Woodlands housing estate, one of Singapore's most developed and well-connected public housing precincts. Located in the heart of the northern region, this HDB development has attracted families and investors seeking stable, affordable residential accommodation in a neighbourhood characterised by excellent transport links and comprehensive social infrastructure. The block forms part of a mature estate where community amenities and commercial services have been developed over decades, creating a self-contained living environment with strong appeal to multiple buyer demographics.

Proximity to public transport remains one of the defining advantages of this location. Admiralty MRT Station on the North-South Line sits just 480 metres away—approximately a six-minute walk—making commutes to the city centre, business districts, and educational institutions straightforward and time-efficient. This accessibility fundamentally shapes the appeal of units within the development, as residents enjoy rapid connectivity without reliance on private transport during peak periods. The NS10 station serves as a major interchange point, connecting Woodlands to the broader island network and reinforcing the block's value proposition for working professionals and families with school-age children.

Unit Configurations and Living Space

The development comprises four-bedroom and two-bathroom units set across approximately 1,302 square feet of gross floor area, a generous allocation that accommodates growing families and multi-generational households. This spatial configuration strikes a balance between practical family living and efficient use of building footprint, allowing residents to enjoy separate living, dining, and sleeping zones without excessive vacuuity. Units in this block typically feature layouts refined through decades of HDB design evolution, incorporating modern utilities and layouts responsive to contemporary lifestyle expectations. The floor plate optimises natural light penetration and cross-ventilation, reducing reliance on air-conditioning and contributing to lower utility costs over the occupancy cycle.

Pricing and Market Position

Current asking prices for units within this block commence from approximately S$710,888, positioning the development competitively within the Woodlands HDB resale market. This pricing reflects the block's maturity—approximately three decades of occupation—balanced against its superior transport linkage and neighbourhood amenity profile. Relative to comparable four-bedroom blocks in nearby precincts, pricing remains attractive, particularly when weighted against the convenience premium commanded by Admiralty MRT proximity. Potential buyers comparing this development to competing stock in Woodlands Crescent, Marsiling, or neighbouring estates typically find good value-for-money, especially for family units seeking established communities with proven infrastructure.

Investment Credentials and Rental Yield

From an investment perspective, HDB flats at 790 Woodlands Avenue 6 present moderate rental yield potential, typically ranging between 3% and 4% gross annual yield depending on unit type, floor level, and exact configuration. The Woodlands precinct attracts tenants comprising young professionals, families relocating from central zones, and expatriate households seeking affordable family accommodation outside private condominiums. Rental demand remains consistent throughout the year, though seasonal peaks occur during school holidays and at year-end when relocation activity increases. Investors should note that HDB rental yields have compressed over the past decade as prices have appreciated faster than rental growth, a trend relevant to evaluating entry points and holding periods for investment purchases within this block.

Transportation and Neighbourhood Connectivity

Beyond the immediate Admiralty MRT access, Woodlands represents a transport hub with multiple access points to the wider island. Bus interchange services at nearby hubs connect residents to secondary MRT stations, suburban employment zones, and regional shopping destinations. The North-South Line itself provides direct access to Orchard, Marina Bay, and Changi Airport, eliminating the need for transfers during commutes to major employment clusters. This transport centrality fundamentally underpins both owner-occupancy appeal and rental demand, as tenants prioritise time-to-work calculations and convenience of movement. Over medium-term horizons, further transport infrastructure development—including potential extension of the Cross Island Line or enhancement of bus rapid transit corridors—may further enhance the block's connectivity value and capital appreciation prospects.

Amenities and Community Infrastructure

The Woodlands estate as a whole provides comprehensive neighbourhood amenities accumulated over its mature development cycle. Within close proximity, residents access multiple primary and secondary schools, community clubs, libraries, and municipal services. Retail facilities range from informal neighbourhood shops to larger shopping centres serving the broader Woodlands catchment. Healthcare services including polyclinics and private clinics sit within the precinct, while larger hospital services remain accessible via short MRT journeys. Recreational facilities encompass parks, sports courts, swimming complexes, and community gardens, enabling families to maintain active lifestyles without travelling to central recreational precincts.

Lease Tenure and Long-Term Ownership Considerations

As an HDB flat, units at 790 Woodlands Avenue 6 typically carry a 99-year lease tenure commencing from the point of original sale by the Housing and Development Board. Current units available for resale reflect approximately three decades of lease consumption, leaving approximately 70 years remaining on the lease. While this remaining tenure remains healthy for owner-occupancy and traditional financing, prospective buyers should acknowledge that lease decay will gradually compress valuations as the block approaches the final decades of its tenure. Most institutional lenders will finance units with 60+ years of lease remaining, though financing terms may tighten as tenure erodes below this threshold. Long-term owners should factor this lease trajectory into holding period calculations, particularly if viewing the purchase as a multi-decade family asset rather than a near-term resale opportunity.

Buyer Profiles and Suitability

This development appeals to diverse buyer cohorts. First-time buyers with family formations find the four-bedroom configuration attractive for growing households, whilst competitive pricing relative to new Build-to-Order supply makes entry cost manageable. Upgraders relocating from smaller city-centre flats appreciate the additional space and established neighbourhood infrastructure. Investor-buyers focused on steady rental returns and long-term capital accumulation find the combination of transport access and mature amenities compelling. Families with school-age children benefit from the proximity to established educational institutions and recreational facilities within the precinct. The development's maturity and stabilised demand base make it suitable for conservative buyers prioritising proven livability over novelty or cutting-edge finishes.

Financing, ABSD, and Buyer Obligations

Buyers should carefully model financing implications relative to prevailing interest rate environments and personal debt-to-service ratios. At typical price points within this block, Total Debt Service Ratio (TDSR) headroom remains generally accessible for household incomes in the upper-middle range, though first-time buyers with limited financial buffers should stress-test scenarios assuming interest rate increases. Importantly, Singapore Citizens purchasing a second residential property—either another HDB flat or any residential property—will face Additional Buyer's Stamp Duty (ABSD) of 20%, significantly increasing acquisition costs. For example, a S$710,888 purchase would trigger approximately S$142,178 in ABSD payable at completion, a material consideration in affordability and cash-flow planning. First-time buyers avoid ABSD, whilst holders of existing HDB flats trading up will incur this duty unless they dispose of their existing flat simultaneously.

Comparative Market Position and Competition

Within the broader Woodlands HDB resale market, 790 Woodlands Avenue 6 competes against comparable four-bedroom blocks in Woodlands Crescent, Woodlands Drive, and neighbouring precincts. Many competing developments offer similar configuration and age profile, though proximity advantages to Admiralty MRT differentiate this block. Recent transaction data indicates that price-per-square-foot metrics for equivalent Woodlands four-bedroom units range between S$545–580 psf, placing this block within the mid-range of comparable stock. Buyers comparing alternatives should assess relative lease tenure (older blocks show slight discounts for shorter remaining lease), floor levels (higher floors command premiums), and precise MRT walking distances, as these factors drive material valuation differences in the mature estate market.

Future Supply and District Planning Considerations

The Woodlands precinct is substantially developed, with limited land available for new HDB construction within immediate proximity to 790 Woodlands Avenue 6. This supply scarcity, combined with the estate's maturity and transport connectivity, provides structural support for resale values. The Housing and Development Board's recent BTO launches have concentrated in peripheral growth areas, leaving established precincts like Woodlands relatively insulated from new-supply pressure. Conversely, urban renewal and rejuvenation programmes targeting older housing estates may eventually influence this block's future trajectory, though any meaningful interventions remain several years distant. Current buyers should view the development as a stable, long-term residential asset within a mature, fully-serviced neighbourhood unlikely to experience disruptive redevelopment within the foreseeable medium term.

Frequently Asked Questions

What is the estimated rental yield for investment buyers at 790 Woodlands Avenue 6?

Gross rental yields for four-bedroom units at this development typically range between 3.0% and 4.0% annually, depending on exact unit configuration, floor level, and prevailing rental market conditions. The Woodlands precinct attracts consistent tenant demand from young professionals, relocating families, and expatriate households seeking affordable family accommodation near transport hubs. However, HDB rental yields have compressed over the past decade as capital appreciation has outpaced rental growth, so investment buyers should evaluate entry points carefully relative to holding period expectations. Investors should also factor in HDB regulations governing rental duration (minimum 2 years, maximum 2 years for single units) and levy costs when calculating true net yield.

How does the price per square foot at 790 Woodlands Avenue 6 compare to recent Woodlands transactions?

Recent resale transactions for comparable four-bedroom units in the Woodlands estate indicate price-per-square-foot ranges between approximately S$545–580 psf, placing 790 Woodlands Avenue 6 within the mid-to-upper range of recent comps depending on floor level and exact unit configuration. At approximately S$710,888 for a 1,302 sqft unit, the implied psf is roughly S$546, competitive with other Woodlands four-bedroom blocks when adjusting for its mature age and proximity to Admiralty MRT. Buyers should compare individual asking prices against multiple comparable transactions in recent months, accounting for floor level (higher floors typically trade at 5–8% premiums), lease tenure remaining (this block has approximately 70 years), and precise MRT walking distance, as these factors create material valuation variance within the estate.

What is the ABSD impact for a Singapore Citizen buying a second residential property at this development?

Singapore Citizens purchasing a second residential property—including an HDB flat at 790 Woodlands Avenue 6 if not their first home—face Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, payable at completion. For a property priced at S$710,888, ABSD would amount to approximately S$142,178, substantially increasing the total acquisition cost beyond the advertised price. This duty applies whether the buyer is purchasing a second HDB flat, upgrading to a private property, or any residential property purchase after ownership of an initial residential asset. First-time homebuyers avoid ABSD entirely, whilst existing HDB flat holders trading up will incur this duty unless they simultaneously dispose of their existing flat (triggering an exemption under specific conditions). Buyers should incorporate ABSD calculations into total financing requirements and cash-flow planning.

What is the remaining lease tenure at 790 Woodlands Avenue 6, and how does it affect resale value?

Units at 790 Woodlands Avenue 6 are approximately 30 years into their original 99-year HDB lease, leaving roughly 69–70 years of lease remaining depending on exact date of original issuance. Whilst 70 years remains a healthy tenure for owner-occupancy and mortgage financing (most lenders require minimum 60 years remaining), the lease will gradually decay over the buyer's ownership period, ultimately constraining valuations as the block approaches its final decades. Leasehold depreciation typically accelerates once remaining tenure drops below 60 years, so buyers purchasing today should acknowledge that the property will gradually become less attractive to future buyers without significant price concessions. Unlike freehold alternatives, this HDB flat will eventually reach zero value at lease expiration—typically 99 years from original Board issuance—making long-term holding less suitable than shorter ownership horizons of 20–30 years.

How does proximity to Admiralty MRT Station affect demand and capital appreciation at this block?

Admiralty MRT Station's location just 480 metres away (approximately 6 minutes' walk) fundamentally enhances both rental demand and capital appreciation prospects for units in this block. The NS10 station sits on the North-South Line, providing direct connectivity to the city centre, Marina Bay, Changi Airport, and major employment zones, eliminating transfer requirements for most island commutes. This transport premium typically translates to 8–12% valuation uplift relative to comparable blocks further from MRT stations, a differential that compounds as transport networks mature and commute time savings become increasingly valuable. Over medium-term horizons (10–20 years), further transport infrastructure enhancements—such as potential Cross Island Line extensions or bus rapid transit corridors—may further amplify the transport premium. Buyers viewing this development as a long-term asset should factor in this consistent transport advantage as a structural driver of resale appeal.

Which buyer profiles are best suited to 790 Woodlands Avenue 6?

This development appeals strongly to multiple buyer segments. First-time homebuyers with family formations find the four-bedroom layout attractive for growing households, with pricing more accessible than new Build-to-Order supply in similar configurations. Upgraders relocating from smaller city-centre flats appreciate the additional space and established neighbourhood infrastructure without the renovation requirements of older resale stock. Investor-buyers focused on steady rental returns (3–4% gross yield) and long-term capital accumulation find the combination of transport access and proven demand base compelling. Families with school-age children benefit from proximity to established schools and community facilities within the mature Woodlands precinct. Conservative buyers prioritising livability, proven track records, and neighbourhood stability over novel finishes or cutting-edge design find the development's maturity and stabilised demand base particularly suitable. Each profile should acknowledge the lease tenure constraint (approximately 70 years remaining) when modelling long-term holding periods.

What TDSR and financing headroom considerations apply at typical price points for this development?

At typical asking prices around S$710,888 for four-bedroom units, Total Debt Service Ratio (TDSR) headroom remains generally accessible for household incomes in the upper-middle range, assuming mortgage tenure of 25–30 years and current interest rates in the 3.5–4.0% range. A household with combined monthly income of approximately S$8,000–9,000 can typically service a mortgage of this magnitude whilst remaining comfortably within the statutory TDSR ceiling of 55%. However, buyers should stress-test financing against potential interest rate increases (simulate scenarios at 4.5–5.0%) and account for other debt obligations such as car loans or credit facilities. First-time buyers with limited financial buffers should ensure at least 20–25% cash deposit availability to minimize mortgage quantum and enhance debt-servicing headroom. Additionally, buyers must factor ABSD payments (20% for second-property purchasers) into total cash requirements, potentially creating strain for leveraged acquisitions.

How does 790 Woodlands Avenue 6 compare to nearby competing developments in Woodlands?

Within the Woodlands estate, 790 Woodlands Avenue 6 competes directly against comparable four-bedroom blocks in Woodlands Crescent, Woodlands Drive, and adjacent precincts, most of which are similarly mature (25–35 years old) with analogous configurations. Key differentiation points include precise MRT walking distance (this block's 480m to Admiralty is competitive but not unique), remaining lease tenure (most competing blocks show similar 65–75 year balances), and floor level/unit orientation (affecting light, ventilation, and noise exposure). Price differentials between comparable blocks typically range 3–7%, driven primarily by these micro-location factors rather than macro development characteristics. Buyers should conduct granular comparisons across recent transactions in multiple competing blocks, adjusting for specific unit floor levels and configurations, to identify optimal value points. The overall Woodlands market exhibits stable pricing momentum with limited new supply pressure, suggesting that valuation differentials between similar blocks remain relatively stable over medium-term horizons.

Are certain floor levels or unit stacks at 790 Woodlands Avenue 6 better value propositions?

Within HDB blocks generally, higher floor units typically command 5–8% premiums relative to ground and low-mid floor equivalents, reflecting buyer preferences for reduced noise exposure, enhanced privacy from street-level activity, and improved security perceptions. Mid-tier floors (roughly 10th–20th levels in taller blocks) often represent the optimal value balance, offering meaningful elevation advantages without the extreme premiums of penthouses. Ground-floor and first-few-level units attract value-conscious buyers and investors prioritising yield metrics over occupancy comfort, as these units often transact at 5–10% discounts to comparable higher floors. Within the Woodlands context, south-facing units may command slight premiums during winter months due to orientation, whilst east-west exposures suit different occupant preferences. Buyers should obtain floor plans and conduct physical inspections of specific units under consideration, as orientation, views, and proximity to lift lobbies/service areas create material livability differences even within identical configurations.

What is the future supply pipeline for HDB flats in Woodlands, and how does it affect long-term resale demand?

Woodlands represents a substantially built-out, mature estate with limited land available for new HDB development within immediate proximity to 790 Woodlands Avenue 6. The Housing and Development Board's recent Build-to-Order launches have concentrated in peripheral growth areas such as Sungei Bedok, Bidadari, and northern expansion zones, leaving established precincts like Woodlands largely insulated from new-supply pressure. This supply scarcity, combined with the estate's proven transport connectivity and neighbourhood maturity, provides structural support for resale valuations and rental demand. Urban renewal and estate rejuvenation programmes occasionally target older housing precincts, though such initiatives typically unfold across extended timeframes (5–10+ years) and often enhance rather than diminish property values through infrastructure upgrades. Current buyers should view 790 Woodlands Avenue 6 as a relatively insulated investment within a mature, fully-serviced neighbourhood unlikely to experience disruptive new competition within the foreseeable medium term.

Hdb Flat At 790 Woodlands Avenue 6 — From S$711K