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SG Property Intel
HDB99-yearBuilt 1998Outside Central RegionInvestment score 55

Blk 538 Woodlands Dr 16

WOODLANDS DR 16 · WOODLANDS · Singapore 730538 · D25

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$506

Median price · 12m

S$605K

Latest sale

S$660K

Mar 2026

1-year change

-5.7%

Sales · 12m

2

82 all time

Gross yield

6.16%

3 leases

Price history

How this development has traded

Median transacted price and price per square foot by quarter, from every sale on record here.

Change over window
+25.4%
Annualised
+10.6%
Transactions
13
1 year
-5.7%
3 years p.a.
+3.7%
5 years p.a.
—
Median size
1,238 sqft

Against the neighbourhood

How it compares within D25

Woodlands, Admiralty. All figures are medians over the last 12 months for HDB flats in this district.

District analytics
MeasureBlk 538 Woodlands Dr 16D25 medianDifference
Median PSFS$506S$522-3.0%
Median priceS$605KS$588K+2.9%
Gross rental yield6.16%6.29%-0.1 pts
1-year price change-5.7%-0.9%-4.8 pts

This development trades about 3% below the D25 median price per square foot.

Rental

Rent and yield

From HDB approved subletting contracts published on data.gov.sg.

Median monthly rent

S$3,100

Contracts · 12m

3

Implied annual rent

S$37K

Gross yield

6.16%

Unit typeContractsMedian rent
4 ROOM2S$3,050
5 ROOM1S$3,200

Investment analysis

Investment score 55 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

55/100

100% of the scoring weight measurable

Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.

  • Supply riskweight 10%85

    Upcoming units recorded in the same district. Higher score means less competing supply.

  • Locationweight 15%74

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Woodlands South MRT at 340 m.

  • Valuationweight 22%50

    How its median price per square foot compares with its own district.

  • Rental yieldweight 20%47

    Gross yield against every other development in its segment.

  • Liquidityweight 15%45

    Transactions in the last 12 months — how easily it trades.

  • Price momentumweight 18%43

    Three-year annualised change in median PSF, or one year where three is unavailable.

The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.

Location

Nearby amenities

Rail stations

  • Woodlands South MRT340 m
  • Woodlands Interchange MRT890 m
  • Woodlands MRT900 m
  • Admiralty MRT1.6 km

Schools within 2 km

  • Innova Primary Schoolprimary180 m
  • Christ Church Secondary Schoolsecondary (s1-s5)350 m
  • Woodgrove Primary Schoolprimary440 m
  • Singapore Sports Schoolmixed level (s1-s5, jc1-jc2)450 m
  • Woodgrove Secondary Schoolsecondary (s1-s5)450 m
  • Si Ling Primary Schoolprimary760 m

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.

The record

Transactions at this development

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Mar 20265 ROOMS$660,0001,302 sqftS$50704 TO 0673 yr 4 mo
Jan 20264 ROOMS$550,0001,087 sqftS$50601 TO 0373 yr 6 mo
May 20254 ROOMS$578,0001,076 sqftS$53701 TO 0374 yr 2 mo
Apr 20255 ROOMS$675,0001,292 sqftS$52307 TO 0974 yr 4 mo
Apr 20254 ROOMS$588,0001,087 sqftS$54110 TO 1274 yr 4 mo
Apr 20254 ROOMS$550,0001,076 sqftS$51104 TO 0674 yr 4 mo
Jan 20255 ROOMS$688,0001,238 sqftS$55610 TO 1274 yr 7 mo
Sep 20245 ROOMS$668,8881,302 sqftS$51410 TO 1274 yr 11 mo
Jun 20245 ROOMS$660,0001,292 sqftS$51110 TO 1275 yr 2 mo
Jun 20235 ROOMS$587,0001,292 sqftS$45410 TO 1276 yr 1 mo
Jul 20225 ROOMS$561,0001,238 sqftS$45307 TO 0977 yr 1 mo
Feb 20224 ROOMS$450,0001,076 sqftS$41807 TO 0977 yr 5 mo
Dec 20215 ROOMS$500,0001,238 sqftS$40404 TO 0677 yr 8 mo
Mar 20205 ROOMS$407,0001,238 sqftS$32901 TO 0379 yr 4 mo
Oct 20194 ROOMS$325,0001,087 sqftS$29904 TO 0679 yr 10 mo
Jul 20195 ROOMS$408,0001,292 sqftS$31601 TO 0380 yr 6 mo
Apr 20195 ROOMS$435,0001,302 sqftS$33410 TO 1280 yr 3 mo
Dec 20184 ROOMS$332,8881,087 sqftS$30604 TO 0680 yr 7 mo
Jun 20174 ROOMS$345,0001,076 sqftS$32101 TO 0382 yr 2 mo
Jan 20175 ROOMS$445,0001,238 sqftS$35910 TO 1282 yr 7 mo
Mar 20165 ROOMS$460,0001,292 sqftS$35601 TO 0383 yrs
Jan 20165 ROOMS$408,0001,302 sqftS$31307 TO 0983 yrs
Oct 20155 ROOMS$440,0881,292 sqftS$34110 TO 1283 yrs
Jun 20155 ROOMS$406,8881,302 sqftS$31201 TO 0384 yrs
May 20155 ROOMS$420,0001,292 sqftS$32510 TO 1284 yrs
Feb 20154 ROOMS$363,8001,076 sqftS$33804 TO 0684 yrs
Jan 20155 ROOMS$425,0001,302 sqftS$32607 TO 0984 yrs
Oct 20144 ROOMS$385,0001,087 sqftS$35407 TO 0984 yr 3 mo
Sep 20145 ROOMS$402,0001,302 sqftS$30901 TO 0384 yr 4 mo
Mar 20144 ROOMS$390,0001,076 sqftS$36204 TO 0684 yr 10 mo
Nov 20134 ROOMS$405,0001,076 sqftS$37607 TO 0985 yr 2 mo
Sep 20134 ROOMS$412,0001,076 sqftS$38304 TO 0685 yr 4 mo
Apr 20135 ROOMS$465,0001,238 sqftS$37610 TO 1285 yr 9 mo
Dec 20124 ROOMS$412,0001,076 sqftS$38310 TO 1286 yr 1 mo
Oct 20125 ROOMS$480,0001,302 sqftS$36910 TO 1286 yr 3 mo
Oct 20125 ROOMS$470,0001,302 sqftS$36107 TO 0986 yr 3 mo
Jul 20124 ROOMS$389,0001,076 sqftS$36107 TO 0986 yr 6 mo
Apr 20125 ROOMS$450,0001,292 sqftS$34811 TO 1586 yr 9 mo
Jan 20125 ROOMS$448,0001,292 sqftS$34704 TO 0687 yrs
Mar 20115 ROOMS$403,0001,238 sqftS$32610 TO 1287 yr 10 mo

Showing the 40 most recent of 82 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 539 Woodlands Dr 16

S$502

+0.7%2 sales6.2% yield

Blk 537 Woodlands Dr 16

S$521

—5 sales5.7% yield

Blk 547 Woodlands Dr 16

S$534

-0.8%3 sales5.6% yield

Blk 544 Woodlands Dr 16

S$460

-14.9%1 sales6.4% yield

Blk 534 Woodlands Dr 14

S$562

+3.3%1 sales5.7% yield

Blk 571A Woodlands Ave 1

S$636

+1.4%1 sales5.7% yield

Blk 540 Woodlands Dr 16

S$540

-5.8%4 sales5.9% yield

Blk 532 Woodlands Dr 14

S$522

+2.0%1 sales5.3% yield

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

Important

Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.