Prices · Woodlands · Woodlands Drive 16 · D25 Kranji
Block 538 Woodlands Drive 16
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What this block is
| Address | Block 538 Woodlands Drive 16, Woodlands, Singapore 730538 |
| Flat types here | 4-room, 5-room — on the evidence of 20 sales since Jan 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,082 sq ft, 5-room about 1,292 sq ft (1,082 to 1,292 sq ft across the block) |
| Lease | 99 years from 2000, expiring 2099 — 73 years left |
| Floors that have sold | 1 to 12, so the block stands at least 12 storeys |
| Flat models | Improved, Model A |
| Town and district | Woodlands, district 25 (Kranji, Woodgrove, Woodlands) |
| Compare it with | the rest of Woodlands Drive 16, 5-room flats across Woodlands |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,287 for every month of the 73 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $166,900 |
| Mortgage interest over 25 years | $191,770 |
| Running costs over the remaining lease | $315,360 |
| Total over the lease | $1,127,780 |
| Monthly while repaying | $2,512 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just two sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $500,000 | $325,000–$588,000 | 1,082 sq ft | 462 | 8 |
| 5-room | $574,000 | $407,000–$688,000 | 1,292 sq ft | 454 | 12 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $408,000 | 329 psf | 5 |
| 04 to 06 | $500,000 | 404 psf | 5 |
| 07 to 09 | $561,000 | 453 psf | 3 |
| 10 to 12 | $588,000 | 511 psf | 7 |
Year by year
| 2017 | $395,000 | 340 psf | two sales |
| 2018 | $332,888 | 306 psf | one sale |
| 2019 | $408,000 | 316 psf | three sales |
| 2020 | $407,000 | 329 psf | one sale |
| 2021 | $500,000 | 404 psf | one sale |
| 2022 | $505,500 | 436 psf | two sales |
| 2023 | $587,000 | 454 psf | one sale |
| 2024 | $664,444 | 512 psf | two sales |
| 2025 | $588,000 | 537 psf | five sales |
| 2026 | $605,000 | 506 psf | two sales |
20 transactions in all, from Jan 2017 to March 2026. The flat models recorded here are Improved, Model A.