October 2025 saw a new record in the north: an executive flat at Block 850, Woodlands Street 82, transacted for $1.27 million. This sets a fresh benchmark for executive flats in the area, eclipsing the previous high of $1.19 million (just a short walk away) by a margin of $80,000.
That also makes this the 69th million-dollar executive flat in Woodlands, which is an upcoming area due to planned transfomations.
What Makes This Flat Stand Out?
- Size matters: At 177 sqm (~1,905 sq ft), this is one of the larger executive flats, with a rectangular layout that allows flexible configuration. There's also a balcony at the entrance, which is an added bonus.
- Location: It’s between Woodlands MRT and Admiralty MRT, each just over a10-minute walk away. While not exactly close on foot, the block is about five minutes to Woodlands North Plaza, with a food court, McDonald’s, and daily conveniences nearby.
- Surroundings: Views are definitely not the main attraction here, as the block is surrounded by other HDB blocks. What carries this unit is size and functionality rather than scenery.
A Record Price In Context
At $1.27 million, this executive flat was priced higher than most current listings. PropertyGuru’s asking prices for executive flats in the area now start from around $1 million.
As with the other million-dollar flats in Woodlands, this unit is still an outlier; but the number of such transactions here is growing. To date, there are 1,251 million-dollar HDB flat transactions, and Woodlands makes up just 1.9 per cent of these transactions (all of which are Executive flats). The price is not entirely surprising given the current market situation: as newer condos shrink in size, large HDB units from the ’90s are increasingly valued by buyers who prioritise liveable space.
With the end of SERS at top of mind for many older HDB owners, lease decay is a bit of a consideration; but his block’s lease began in 1995, which means there are still about 68 years left. At 30-odd years of age, it remaining lease is still viable for most buyers, and shouldn't cause financing complications. And whilst not as “young” as some million-dollar flats in other towns, the space trade-off remains compelling.
In any case, this record sale is by now a familiar story: size continues to be the one commodity buyers are willing to pay for, even in non-central locations. This is also helped by long-term prospects in Woodlands: with the development of Woodlands North Shore, and the upcoming RTS link to Johor, Woodlands is likely to see higher demand in the near furture.
While it lacks direct MRT access or sweeping views, the sheer square footage - coupled with the pace of improvements in the general neighbourhood - provided a good amount of price support.
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