OCR - 1213 transactions in last 3 years
District 25 (Admiralty, Woodlands) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | NORWOOD GRAND | $2,077 | $2,170 | N/A | 275 | 348 |
| 2 | NORTHWAVE | $1,268 | $1,421 | N/A | 135 | - |
| 3 | PARC ROSEWOOD | $1,352 | $1,538 | 4.7% | 120 | - |
| 4 | BELLEWOODS | $1,266 | $1,429 | N/A | 98 | - |
| 5 | FORESTVILLE | $1,182 | $1,339 | N/A | 96 | - |
| 6 | NORTHOAKS | $894 | $1,094 | N/A | 75 | - |
| 7 | TWIN FOUNTAINS | $1,283 | $1,453 | N/A | 66 | - |
| 8 | LA CASA | $1,021 | $1,201 | N/A | 62 | - |
| 9 | WOODSVALE | $891 | $1,091 | N/A | 57 | - |
| 10 | CASABLANCA | $1,078 | $1,289 | 4.1% | 53 | - |
| 11 | WOODHAVEN | $1,283 | $1,460 | 4.1% | 40 | - |
| 12 | ROSEWOOD | $1,023 | $1,231 | 3.9% | 35 | - |
| 13 | ROSEWOOD SUITES | $1,040 | $1,198 | N/A | 23 | - |
| 14 | WOODGROVE CONDOMINIUM | $1,002 | $1,226 | 3.9% | 21 | - |
| 15 | THE WOODGROVE | $967 | $1,192 | N/A | 9 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
2 tracked primary schools.