Pinewood Grove, Woodgrove, North Region, Singapore
$13,500 /month
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Total Transactions
3
Average Price
S2.2M
Total Value
S6.6M
Calculating fair value from URA transaction data…
Estimated sale value based on 366 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.45M
S$562 psf
Asking Price
S$13,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
366 comps
Nearest MRT
Marsiling
802m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
366 comparable transactions
S$543
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$562
Recent Comparable Transactions
10 shown · 366 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -16.4% vs FV | 99yr from 1995 |
Mar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -16.4% vs FV | 99yr from 1995 |
Mar 2026 | Blk 118 MARSILING RISE Floor 01 TO 03 | 1,862sqft | S$930,000 | ▼S$499 -11.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 339 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$985,000 | ▼S$520 -7.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 357 WOODLANDS AVE 5 Floor 04 TO 06 | 1,550sqft | S$860,000 | ▼S$555 -1.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 358 WOODLANDS AVE 5 Floor 01 TO 03 | 1,604sqft | S$930,000 | ▲S$580 +3.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 816 WOODLANDS ST 82 Floor 04 TO 06 | 1,905sqft | S$1,150,000 | ▲S$604 +7.5% vs FV | 99yr from 1994 |
Feb 2026 | Blk 119 MARSILING RISE Floor 13 TO 15 | 1,787sqft | S$930,000 | ▼S$520 -7.5% vs FV | 99yr from 1995 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$970,000 | ▼S$512 -8.9% vs FV | 99yr from 1994 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 10 TO 12 | 1,894sqft | S$1,018,000 | ▼S$537 -4.4% vs FV | 99yr from 1994 |
Feb 2026 | Blk 357 WOODLANDS AVE 5 Floor 07 TO 09 | 1,550sqft | S$950,000 | ▲S$613 +9.1% vs FV | 99yr from 1996 |
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-16.4% vs FV
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-16.4% vs FV
Blk 118 MARSILING RISE
Mar 2026 · Floor 01 TO 03
-11.2% vs FV
Blk 339 WOODLANDS AVE 1
Mar 2026 · Floor 04 TO 06
-7.5% vs FV
Blk 357 WOODLANDS AVE 5
Mar 2026 · Floor 04 TO 06
-1.2% vs FV
Blk 358 WOODLANDS AVE 5
Mar 2026 · Floor 01 TO 03
+3.2% vs FV
Blk 816 WOODLANDS ST 82
Mar 2026 · Floor 04 TO 06
+7.5% vs FV
Blk 119 MARSILING RISE
Feb 2026 · Floor 13 TO 15
-7.5% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 04 TO 06
-8.9% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 10 TO 12
-4.4% vs FV
Blk 357 WOODLANDS AVE 5
Feb 2026 · Floor 07 TO 09
+9.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment in Woodlands, with a remaining lease of 71 years, stands at an estimated value of $1,451,439, translating to a price per square foot (PSF) of $562. This valuation reflects current market conditions, with a notable market price indicating a 0% difference from the baseline. This stability in pricing signals a robust demand for residential properties in the Woodlands area, underpinned by a healthy resale market characterized by 366 recent transactions, which reinforces the reliability of this assessment.
The high model confidence associated with this valuation underscores the resilience of HDB properties in Singapore, especially given the strategic location of Woodlands, which continues to attract both buyers and investors alike. The remaining lease of 71 years is considered favorable within the context of HDB resale dynamics, as properties with longer leases tend to command premium prices. As market conditions evolve, the Woodlands area is poised to benefit from ongoing urban developments and infrastructural improvements, further enhancing its appeal as a desirable residential locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.