Northoaks
WOODLANDS CRESCENT · D25
Median PSF · 12m
S$901
Median price · 12m
S$1.19M
Latest sale
S$2.04M
Aug 2026
1-year change
-2.2%
Sales · 12m
26
133 all time
Gross yield
3.86%
61 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
- +25.0%
- Annualised
- +4.3%
- Transactions
- 133
- 1 year
- -2.2%
- 3 years p.a.
- +3.6%
- 5 years p.a.
- +4.8%
- Median size
- 1,249 sqft
Against the neighbourhood
How it compares within D25
Woodlands, Admiralty. All figures are medians over the last 12 months for private homes in this district.
| Measure | Northoaks | D25 median | Difference |
|---|---|---|---|
| Median PSF | S$901 | S$1,244 | -27.6% |
| Median price | S$1.19M | S$1.36M | -12.9% |
| Gross rental yield | 3.86% | 3.61% | +0.2 pts |
| 1-year price change | -2.2% | -15.7% | +13.5 pts |
This development trades about 28% below the D25 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,200
Contracts · 12m
61
Implied annual rent
S$50K
Gross yield
3.86%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 58 | S$4,200 |
| 2 bedroom | 3 | S$3,800 |
Investment analysis
Investment score 71 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
71/100
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.
- Liquidityweight 15%97
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%85
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%75
Gross yield against every other development in its segment.
- Valuationweight 22%74
How its median price per square foot compares with its own district.
- Price momentumweight 18%57
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%44
Distance to the nearest rail station, plus schools within 1 km. Nearest is Admiralty MRT at 730 m.
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
- Admiralty MRT730 m
- Woodlands North MRT1.9 km
- Sembawang MRT2.0 km
Schools within 2 km
- Riverside Primary Schoolprimary60 m
- Admiralty Secondary Schoolsecondary (s1-s5)110 m
- Admiralty Primary Schoolprimary530 m
- Greenwood Primary Schoolprimary820 m
- Evergreen Primary Schoolprimary910 m
- Evergreen Secondary Schoolsecondary (s1-s5)1.1 km
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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Executive Condominium | S$2,042,222 | 2,486 sqft | S$821 | 11-15 | 69 yr 5 mo |
| Aug 2026 | Executive Condominium | S$1,100,000 | 1,238 sqft | S$889 | 01-05 | 69 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,100,000 | 1,216 sqft | S$904 | 01-05 | 69 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,235,000 | 1,249 sqft | S$989 | 11-15 | 69 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,190,000 | 1,249 sqft | S$953 | 11-15 | 69 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,100,000 | 1,292 sqft | S$852 | 01-05 | 69 yr 7 mo |
| May 2026 | Executive Condominium | S$2,125,000 | 2,486 sqft | S$855 | 11-15 | 69 yr 8 mo |
| May 2026 | Executive Condominium | S$1,860,000 | 2,271 sqft | S$819 | 11-15 | 69 yr 8 mo |
| May 2026 | Executive Condominium | S$1,115,000 | 1,216 sqft | S$917 | 11-15 | 69 yr 8 mo |
| Apr 2026 | Executive Condominium | S$1,950,000 | 2,347 sqft | S$831 | 11-15 | 69 yr 9 mo |
| Apr 2026 | Executive Condominium | S$1,050,000 | 1,238 sqft | S$848 | 06-10 | 69 yr 9 mo |
| Mar 2026 | Executive Condominium | S$1,200,000 | 1,292 sqft | S$929 | 06-10 | 69 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,150,000 | 1,249 sqft | S$921 | 06-10 | 69 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,240,000 | 1,249 sqft | S$993 | 01-05 | 69 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,120,000 | 1,238 sqft | S$905 | 06-10 | 69 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,080,000 | 1,238 sqft | S$872 | 11-15 | 69 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,050,000 | 1,238 sqft | S$848 | 01-05 | 69 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,060,000 | 1,173 sqft | S$903 | 01-05 | 70 yrs |
| Dec 2025 | Executive Condominium | S$1,165,888 | 1,238 sqft | S$942 | 11-15 | 70 yr 1 mo |
| Dec 2025 | Executive Condominium | S$1,150,000 | 1,292 sqft | S$890 | 01-05 | 70 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,488,000 | 1,475 sqft | S$1,009 | 11-15 | 70 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,200,000 | 1,238 sqft | S$969 | 01-05 | 70 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,988,888 | 2,347 sqft | S$848 | 11-15 | 70 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,850,000 | 2,486 sqft | S$744 | 11-15 | 70 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,750,000 | 1,948 sqft | S$898 | 11-15 | 70 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,180,000 | 1,249 sqft | S$945 | 06-10 | 70 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,345,000 | 1,292 sqft | S$1,041 | 11-15 | 70 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,180,000 | 1,249 sqft | S$945 | 11-15 | 70 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,830,000 | 2,271 sqft | S$806 | 11-15 | 70 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,670,000 | 1,948 sqft | S$857 | 11-15 | 70 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,800,000 | 1,948 sqft | S$924 | 11-15 | 70 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,200,000 | 1,249 sqft | S$961 | 11-15 | 70 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,188,888 | 1,292 sqft | S$920 | 11-15 | 70 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,180,000 | 1,292 sqft | S$914 | 06-10 | 70 yr 7 mo |
| May 2025 | Executive Condominium | S$1,230,000 | 1,292 sqft | S$952 | 06-10 | 70 yr 8 mo |
| May 2025 | Executive Condominium | S$1,168,000 | 1,249 sqft | S$935 | 06-10 | 70 yr 8 mo |
| May 2025 | Executive Condominium | S$1,100,000 | 1,238 sqft | S$889 | 11-15 | 70 yr 8 mo |
| Apr 2025 | Executive Condominium | S$1,860,000 | 2,347 sqft | S$793 | 11-15 | 70 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,280,000 | 1,238 sqft | S$1,034 | 11-15 | 70 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,210,000 | 1,249 sqft | S$969 | 06-10 | 70 yr 9 mo |
Showing the 40 most recent of 133 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
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.