Woodlands Property Guide: HDB Prices, Rents, MRT and Schools (2026)

Woodlands is a large northern HDB town beside the Causeway, and condos are a small part of its housing. This guide replaces our 2016 comparison of three condos. It uses public data instead of project picks, because old project lists and prices go stale quickly.

At a glance

• SingStat’s General Household Survey 2025 counted 254,440 Woodlands residents, the fourth most of any planning area. About 92% lived in HDB flats and only 7% in condos and other apartments.
• Propwise calculation from HDB resale data, Oct 2025–Sep 2026: median S$550,000 for a 4-room, S$655,000 for a 5-room and S$918,000 for an executive flat.
• Woodlands had the most resales of our five estates (1,828), and its prices dipped for 3-, 4- and 5-room flats against the prior 12 months.
• The North-South and Thomson-East Coast lines meet at Woodlands. The RTS Link to Johor Bahru is now expected to start service in February 2027.

The estate in numbers

On URA’s Master Plan 2025 boundary, Woodlands covers about 13.6 sq km (a Propwise calculation from the boundary dataset). In the 2025 survey, 17,250 residents lived in condos and other apartments and 920 in landed homes. Counts are rounded to the nearest 10 and come from a survey, so treat them as a guide to the mix, not a head count.

MRT lines and what is coming

Master Plan 2025’s rail station layer places these stations inside the boundary.

• North-South Line: Marsiling, Woodlands and Admiralty.
• Thomson-East Coast Line: Woodlands North, Woodlands and Woodlands South, which opened on 31 January 2020.

Woodlands station links the two lines. LTA’s RTS Link page describes a light rail shuttle from Woodlands North to Bukit Chagar in Johor Bahru, with a train journey of about five minutes, and it connects to the TEL’s Woodlands North station. That page (last updated May 2025) still gives end-2026. On 2 October 2026, LTA and Malaysia’s Ministry of Transport said the operator now expects passenger service to start in February 2027, subject to safety certification and final approvals. Confirm the date before you rely on it.

North-South Line

1. Marsiling4 schools list this station
2. WoodlandsThomson-East Coast LineInterchange; 10 schools list this station
3. Admiralty8 schools list this station

Thomson-East Coast Line

1. Woodlands NorthPlanned link to the RTS Link to Bukit Chagar, Johor Bahru
2. WoodlandsNorth-South LineInterchange
3. Woodlands SouthOpened 31 January 2020; 3 schools list this station, including the Singapore Sports School

Source: URA Master Plan 2025 rail station layer (data.gov.sg) (October 2026); LTA, Thomson-East Coast Line; LTA, Johor Bahru-Singapore RTS Link. Schematic, not to scale; only the stations named in the guide are shown. School counts are from the MOE directory, which lists up to three stations per school. Service on the RTS Link is expected to start in February 2027, subject to safety certification and final approvals (LTA, 2 October 2026).

Schools

The MOE school directory lists 12 primary schools and 8 mainstream secondary schools under Woodlands. It also lists two specialised schools, Spectra Secondary School and the Singapore Sports School, and no junior college. For primary schools, MOE gives priority by home-to-school distance (within 1 km, then 1 to 2 km) when a school has more applicants than places. You must keep living at the registered address for 30 months from the start of registration. Verify any school on SchoolFinder.

School	Level	Type	MRT listed by MOE
Admiralty Primary School	Primary	Government	Admiralty
Evergreen Primary School	Primary	Government	Admiralty
Fuchun Primary School	Primary	Government	Marsiling
Greenwood Primary School	Primary	Government	Admiralty
Innova Primary School	Primary	Government	Woodlands
Marsiling Primary School	Primary	Government	Marsiling
Qihua Primary School	Primary	Government	Woodlands
Riverside Primary School	Primary	Government	Admiralty
Si Ling Primary School	Primary	Government	Woodlands
Woodgrove Primary School	Primary	Government	Woodlands
Woodlands Primary School	Primary	Government	Woodlands
Woodlands Ring Primary School	Primary	Government	Admiralty
Admiralty Secondary School	Secondary (S1-S5)	Government	Admiralty
Christ Church Secondary School	Secondary (S1-S5)	Government-aided	Woodlands, Woodlands South
Evergreen Secondary School	Secondary (S1-S5)	Government	Woodlands
Marsiling Secondary School	Secondary (S1-S5)	Government	Marsiling
Riverside Secondary School	Secondary (S1-S5)	Government	Woodlands
Woodgrove Secondary School	Secondary (S1-S5)	Government	Woodlands, Woodlands South
Woodlands Ring Secondary School	Secondary (S1-S5)	Government	Admiralty
Woodlands Secondary School	Secondary (S1-S5)	Government	Marsiling, Woodlands
Spectra Secondary School	Secondary (S1-S4)	Specialised independent	Admiralty
Singapore Sports School	Mixed (S1-S5, JC1-JC2)	Specialised	Woodlands South

Source: MOE school directory (data.gov.sg) (October 2026). Nearest MRT is as MOE lists it. For Primary 1, MOE gives priority by home-to-school distance; check the distance with MOE.

HDB resale prices and rents

Islandwide, HDB’s resale price index fell 0.2% in the Q3 2026 flash estimate, the third dip in a row.

• Policy measures (select one for details)

Latest: HDB 202.8 (Q2 2026).

HDB adjusts for the mix of flats sold: it used stratification up to 3Q2014 and a stratified hedonic regression from 4Q2014 (HDB, data.gov.sg). Quarters appear when HDB publishes the final figure.

Table view

Period	HDB Resale Price Index
Q2 2026	202.8
Q1 2026	203.4
Q4 2025	203.6
Q3 2025	203.7
Q2 2025	202.9
Q1 2025	201.0
Q4 2024	197.9
Q3 2024	192.9
Q2 2024	187.9
Q1 2024	183.7
Q4 2023	180.4
Q3 2023	178.5
Q2 2023	176.2
Q1 2023	173.6
Q4 2022	171.9
Q3 2022	168.1
Q2 2022	163.9
Q1 2022	159.5
Q4 2021	155.7
Q3 2021	150.6
Q2 2021	146.4
Q1 2021	142.2
Q4 2020	138.1
Q3 2020	133.9
Q2 2020	131.9
Q1 2020	131.5
Q4 2019	131.5
Q3 2019	130.9
Q2 2019	130.8
Q1 2019	131.0
Q4 2018	131.4
Q3 2018	131.6
Q2 2018	131.7
Q1 2018	131.6
Q4 2017	132.6
Q3 2017	132.8
Q2 2017	133.7
Q1 2017	133.9
Q4 2016	134.6
Q3 2016	134.7
Q2 2016	134.7
Q1 2016	134.7
Q4 2015	134.8
Q3 2015	134.6
Q2 2015	135.0
Q1 2015	135.6

Policy measures marked on this chart (11)

• 2025-07-03 Seller's Stamp Duty holding period back to four years, rates raised by 4 pp
• 2024-08-19 HDB loan LTV cut to 75% and Enhanced CPF Housing Grant raised
• 2023-04-26 ABSD rates raised, April 2023
• 2023-02-14 CPF Housing Grant raised for first-time resale buyers, Budget 2023
• 2023-02-14 Buyer's Stamp Duty raised for higher-value properties, Budget 2023
• 2022-09-29 Property measures, September 2022: higher TDSR and MSR rate floor, HDB loan LTV 80%, 15-month wait-out
• 2021-12-15 Property cooling measures, December 2021: higher ABSD, TDSR 55%, HDB loan LTV 85%
• 2018-07-05 Property cooling measures, July 2018: higher ABSD and lower LTV limits
• 2018-02-19 Budget 2018: Proximity Housing Grant enhanced
• 2018-02-19 Budget 2018: top BSD rate raised to 4% above S$1m
• 2017-03-10 SSD holding period cut to 3 years; TDSR relaxed for equity withdrawal

Source: HDB (via SingStat). Data to Q2 2026.

The table is a Propwise calculation from the data.gov.sg resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).

Woodlands	Resales	Median price	Change	Rentals	Median rent	Change
2-room	35	S$378,000	+4.7%	59	S$2,300	+1.1%
3-room	207	S$410,000	−5.2%	220	S$2,500	0.0%
4-room	875	S$550,000	−1.6%	720	S$3,100	+3.3%
5-room	527	S$655,000	−0.8%	580	S$3,300	0.0%
Executive	184	S$918,000	+2.7%	142	S$3,600	+2.9%

Prices are tightly grouped. The middle half of 4-room sales ran from S$520,000 to S$590,000. Median remaining lease is about 58 years for 3-room flats and about 71 for 4- and 5-room flats (computed from lease start years). Only executive flats crossed S$1m, 39 of 1,828 resales. Our lease decay guide explains why remaining lease matters at resale.

How Woodlands compares with every other HDB town:

4-room resale price

Median price, high to low. Woodlands is 22nd of 25.

1. 1QueenstownS$1,028,000
2. 2Toa PayohS$1,000,000
3. 3Bukit MerahS$935,000
4. 4Kallang/WhampoaS$905,000
5. 5Central AreaS$870,000
6. 6ClementiS$821,500
7. 7BishanS$788,000
8. 8GeylangS$740,000
9. 9PunggolS$680,000
10. 10TampinesS$665,000
11. 11SerangoonS$660,000
12. 12Marine ParadeS$645,000
13. 13SengkangS$640,000
14. 14Pasir RisS$635,000
15. 15Bukit BatokS$630,000
16. 16HougangS$618,888
17. 17Ang Mo KioS$615,000
18. 18SembawangS$600,000
19. 19BedokS$593,000
20. 20Bukit PanjangS$570,000
21. 21Choa Chu KangS$555,000
22. 22WoodlandsS$550,000
23. 23YishunS$550,000
24. 24Jurong EastS$548,000
25. 25Jurong WestS$535,000

Island median: S$630,000

Not ranked (fewer than 30 cases): Bukit Timah.

4-room monthly rent

Median rent, high to low. Woodlands is 24th of 26.

1. 1Central AreaS$4,450
2. 2QueenstownS$4,150
3. 3ClementiS$4,000
4. 4Bukit MerahS$3,900
5. 5Kallang/WhampoaS$3,800
6. 6Bukit TimahS$3,700
7. 7Toa PayohS$3,700
8. 8BishanS$3,650
9. 9GeylangS$3,600
10. 10Jurong EastS$3,500
11. 11Jurong WestS$3,500
12. 12Marine ParadeS$3,500
13. 13Ang Mo KioS$3,400
14. 14SerangoonS$3,400
15. 15TampinesS$3,400
16. 16BedokS$3,380
17. 17Pasir RisS$3,325
18. 18Bukit BatokS$3,300
19. 19PunggolS$3,250
20. 20HougangS$3,200
21. 21SengkangS$3,200
22. 22Choa Chu KangS$3,100
23. 23SembawangS$3,100
24. 24WoodlandsS$3,100
25. 25YishunS$3,100
26. 26Bukit PanjangS$3,000

Island median: S$3,300

Twelve months to September 2026. Bars start above zero so that gaps show; compare the figures, not the bar lengths. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB.

Condos in Woodlands

Woodlands sits in URA’s Outside Central Region. URA’s Q3 2026 flash estimate showed private prices rose 1.4% overall and rose 2.2% in that region, quarter on quarter. We do not name projects or quote private prices here, because we cannot verify them on a primary source. With only 17,250 condo residents in 2025, the choice is thinner than in Bedok or Pasir Ris. Search any project on URA’s transaction search, compare its recent deals, and check tenure (freehold or 99-year) first.

Who Woodlands suits

• Buyers who want a large town with a deep resale market and two MRT lines.
• Households with ties to Johor Bahru who may use the RTS Link once it opens.
• Families who value a lower entry price and accept an older flat.

It suits you less if you want a wide choice of condos. Our location guide and HDB flat guide help you weigh these trade-offs.

Checklist before you buy

1. Check the remaining lease and how much CPF you can use. CPF Board pro-rates usage if the lease does not reach the youngest buyer’s age 95.
2. Walk from the flat to the station at rush hour, and note which line it is on.
3. Measure the home-to-school distance if a primary school matters.
4. Pull recent sales for the same block and compare them with the asking price.
5. Test your loan. Banks test affordability at 4% under the TDSR cap of 55%. Floating packages were about 1.5% to 1.8% and fixed about 2.0% to 2.2% after the 16 September Fed hike (Business Times, 2 Oct 2026). Use our mortgage calculator.
6. A Singapore citizen who still owns a home pays 20% ABSD on a second property, unless the sale timing qualifies for a refund. Plan the sequence.
7. Watch the BTO calendar. HDB’s November 2026 exercise covers six towns, and Woodlands is not one of them.

Bottom line

Woodlands is a deep HDB market with falling mid-size flat prices and one big transport event due. The figures above are medians, so check the specific block before you decide.