Woodlands this week: volume up, median down. The $1.25m print is an executive.
What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Woodlands database. Swap the name in the sign-off. Do not present it as a valuation.
Period: HDB resale registrations in Woodlands, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.
From: [Your Name], CEA [Rxxxxx] · [Agency] · Woodlands
Four numbers
| Aug 2026 | vs Jul 2026 | vs Aug 2025 | |
|---|---|---|---|
| Woodlands resale deals | 184 | 189 | 135 |
| Median price | $584,000 | $605,000 | $610,000 |
| Average price | $616,469 | $616,086 | $620,705 |
| $1m+ deals | 5 | 4 | 0 |
Woodlands was the #3 town in Singapore by resale volume in August (Tampines 229, Punggol 192, Sengkang 174). That’s 7.3% of the island’s 2,521 registered resales.
Island backdrop (HDB flash, not town-level): resale prices −0.3% q-o-q in 2Q2026, second straight quarterly fall; island volume 6,268 in 2Q, −10.2% y-o-y.
What actually sold in Woodlands (Aug 2026)
| Flat type | Deals | Median | Min – max |
|---|---|---|---|
| 2-room | 2 | $379,444 | $378,888 – $380,000 |
| 3-room | 17 | $385,000 | $334,000 – $538,000 |
| 4-room | 91 | $545,000 | $396,500 – $758,000 |
| 5-room | 51 | $650,000 | $490,000 – $815,000 |
| Executive | 23 | $923,000 | $784,000 – $1,250,000 |
4-room is the liquid stock: 91 of 184 deals, median $519 psf (sqm × 10.7639). Busiest streets: Woodlands St 13 (18), Woodlands Ring Rd (17), Woodlands Dr 14 (14), Woodlands Ave 1 (12), Woodlands St 82 (12).
All five August million-dollar registrations were executives (177–192 sqm, 1994/95). They are not a 4-room price guide. Ask me for comps on your block.
Lease mix, August: 27 deals had under 60 years remaining; 131 had 60–79 years; 26 had 80+ years.
One deal worth knowing (not a price guide)
Town high this year is an August deal. A 192 sqm executive apartment at 807 Woodlands Street 81 (7th–9th storey, 1994, 66 years 6 months left) registered at $1,250,000. Same figure is in HDB’s file. July also printed $1,250,000 at 830 Woodlands Street 83 (189 sqm executive, 4th–6th).
August’s next prints: $1,200,000 at 342 Woodlands Ave 1 (177 sqm, 10th–12th); two $1,150,000 executives at 816 and 818 Woodlands Street 82. Fifth $1m: $1,010,000 at 820 Woodlands Street 82.
If a seller quotes $1.25m at you, that’s a 192 sqm executive, not a 4-room.
What to tell a client this week
Selling in Woodlands. Volume is there — #3 town, 184 deals vs 135 a year ago. Do not price a 4-room off $1.25m. August 4-room median was $545,000, and the spread was $396.5k–$758k. St 13 and Ring Rd are not interchangeable with a 1994 executive on St 81. Median is below July and below Aug 2025; the $1m tape is the jumbo stock.
Buying in Woodlands. More choice than a year ago, and the median is softer ($584k vs $610k). Check remaining lease before you fall in love with the price — 27 of 184 August deals had under 60 years left, and only 26 had 80+. CPF and loan rules tighten as lease shortens; that is HDB policy, not a rumour. A 1994 executive and a newer 4-room are different products.
If you advise on cover, not just keys. 184 Woodlands households completed a resale last month. That is 184 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.
Sources
1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Woodlands counts, medians, averages, $1m+ tally, street mix, lease buckets, and the 807 / 830 / 342 / 816 / 818 / 820 prices above are calculated from this file. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view 2. HDB flash estimates for 2Q2026 Resale Price Index (−0.3% q-o-q) and island volume (6,268, −10.2% y-o-y), as reported by EdgeProp, 1 Jul 2026. https://www.edgeprop.sg/property-news/resale-flat-prices-fall-second-straight-quarter-down-03-2q2026-hdb-flash-estimates
Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed RTS / TEL price-uplift %. If a figure is not in the HDB file or a named release, it is unknown.
This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.
— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.