Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Executive Condominium Project Intelligence
NORTHOAKS
WOODLANDS CRESCENT
800 mADMIRALTY MRT STATION
$1.2MMedian transacted price
27Transactions in latest 12 months
1,201–1,500 sqftMost popular unit size
Market Snapshot
▼ -36.0%
From 12-Month High
Peak: May 2026Based on latest 12 months
▲ +12.3%
From 12-Month Low
Low: Jan 2026Based on latest 12 months
▼ -25.0%
Vs District Median PSF
Below District 25 medianBased on latest 12 months
▼ -41.4%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
27
Up to latest imported transaction
Median transacted price
$1.2M
Latest 12 months
Median PSF
$903
Latest 12 months
Typical recorded price range
$1.12M – $1.81M
20th to 80th percentile
Latest transacted price
$1.1M
1,292 sqft · 1 Jun 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 13 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jun 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 13 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,201–1,500 sqft
Median Sold Size1,249 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 13 Aug 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-01 | 1 | $1.06M | $1.06M | $1.06M | $903 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-01 | Executive Condominium | 01 to 05 | 1,173 sqft | $903 | $1.06M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 3 | $1.18M | $1.1M | $1.24M | $931 |
| 2026-05 | 1 | $1.12M | $1.12M | $1.12M | $917 |
| 2026-04 | 1 | $1.05M | $1.05M | $1.05M | $848 |
| 2026-03 | 2 | $1.18M | $1.15M | $1.2M | $925 |
| 2026-02 | 4 | $1.12M | $1.05M | $1.24M | $905 |
| 2025-12 | 2 | $1.16M | $1.15M | $1.17M | $916 |
| 2025-11 | 2 | $1.34M | $1.2M | $1.49M | $989 |
| 2025-10 | 1 | $1.18M | $1.18M | $1.18M | $945 |
| 2025-09 | 2 | $1.26M | $1.18M | $1.35M | $993 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Executive Condominium | 01 to 05 | 1,292 sqft | $852 | $1.1M |
| 2026-06 | Executive Condominium | 11 to 15 | 1,249 sqft | $989 | $1.24M |
| 2026-06 | Executive Condominium | 11 to 15 | 1,249 sqft | $953 | $1.19M |
| 2026-05 | Executive Condominium | 11 to 15 | 1,216 sqft | $917 | $1.12M |
| 2026-04 | Executive Condominium | 06 to 10 | 1,238 sqft | $848 | $1.05M |
| 2026-03 | Executive Condominium | 06 to 10 | 1,249 sqft | $921 | $1.15M |
| 2026-03 | Executive Condominium | 06 to 10 | 1,292 sqft | $929 | $1.2M |
| 2026-02 | Executive Condominium | 06 to 10 | 1,238 sqft | $905 | $1.12M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-10 | 1 | $1.75M | $1.75M | $1.75M | $898 |
| 2025-08 | 1 | $1.67M | $1.67M | $1.67M | $857 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-10 | Executive Condominium | 11 to 15 | 1,948 sqft | $898 | $1.75M |
| 2025-08 | Executive Condominium | 11 to 15 | 1,948 sqft | $857 | $1.67M |
2001 – 3000 sqft Average Price Trend
2001 – 3000 sqft Transaction Volume
2001 – 3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $1.99M | $1.86M | $2.13M | $837 |
| 2026-04 | 1 | $1.95M | $1.95M | $1.95M | $831 |
| 2025-10 | 2 | $1.92M | $1.85M | $1.99M | $796 |
| 2025-08 | 1 | $1.83M | $1.83M | $1.83M | $806 |
2001 – 3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Executive Condominium | 11 to 15 | 2,486 sqft | $855 | $2.13M |
| 2026-05 | Executive Condominium | 11 to 15 | 2,271 sqft | $819 | $1.86M |
| 2026-04 | Executive Condominium | 11 to 15 | 2,347 sqft | $831 | $1.95M |
| 2025-10 | Executive Condominium | 11 to 15 | 2,486 sqft | $744 | $1.85M |
| 2025-10 | Executive Condominium | 11 to 15 | 2,347 sqft | $848 | $1.99M |
| 2025-08 | Executive Condominium | 11 to 15 | 2,271 sqft | $806 | $1.83M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: August 2026•Last updated: 13 Aug 2026
Location & Nearby Amenities
Explore NORTHOAKS and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from NORTHOAKS. Distances are straight-line estimates.
MRT / LRT
- ADMIRALTY MRT STATION800 mWOODLANDS AVENUE 7
- SEMBAWANG MRT STATION1.6 kmCANBERRA ROAD
- WOODLANDS MRT STATION2.3 kmWOODLANDS SQUARE
Primary Schools
- RIVERSIDE PRIMARY SCHOOL530 mWOODLANDS CRESCENT
- GREENWOOD PRIMARY SCHOOL620 mWOODLANDS DRIVE 62
- ADMIRALTY PRIMARY SCHOOL720 mWOODLANDS CIRCLE
- CANBERRA PRIMARY SCHOOL1.2 kmADMIRALTY DRIVE
- EVERGREEN PRIMARY SCHOOL1.3 kmWOODLANDS CIRCLE
Secondary Schools
- ADMIRALTY SECONDARY SCHOOL430 mWOODLANDS CRESCENT
- SPECTRA SECONDARY SCHOOL970 mWOODLANDS DRIVE 64
- SEMBAWANG SECONDARY SCHOOL1.2 kmSEMBAWANG CRESCENT
- CANBERRA SECONDARY SCHOOL1.2 kmSEMBAWANG DRIVE
Post-Secondary
- REPUBLIC POLYTECHNIC2.6 kmWOODLANDS AVENUE 9
- YISHUN INNOVA JUNIOR COLLEGE3.5 kmYISHUN RING ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ RIVERSIDE530 mWOODLANDS CRESCENT
- MOE KINDERGARTEN @ NORTHOAKS1.5 kmSEMBAWANG DRIVE
- MOE KINDERGARTEN @ SEMBAWANG1.6 kmSEMBAWANG DRIVE
- MOE KINDERGARTEN @ WELLINGTON1.9 kmWELLINGTON CIRCLE
Hawker Centres
- Kampung Admiralty Hawker Centre880 mWoodlands Drive 71
- Bukit Canberra Hawker Centre1.9 kmCanberra Link
- Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre)2.9 kmYishun Ring Road
Hospitals
- Woodlands Hospital2.6 kmWOODLANDS DRIVE 17
- YISHUN COMMUNITY HOSPITAL4.2 kmYISHUN CENTRAL 2
Parks
- PARK AT SEMBAWANG ALLEY1.5 km
- LEGUNDI PK1.8 km
- BUKIT CANBERRA (SPORTSG)1.9 km
Libraries
- Sembawang Library1.5 kmSembawang Drive
- Woodlands Library2.4 kmSouth Woodlands Drive
Community Clubs
- Woodlands Galaxy CC820 mWoodlands Avenue 6
- Canberra CC1.5 kmSembawang Crescent
Sport Facilities
- Bukit Canberra Sport Centre1.9 kmCanberra Link
- Woodlands SC3.1 kmWoodlands Street 13
- Yishun Swimming Complex3.9 kmYishun Avenue 3
Featured Listings
Properties currently available through Homy, with priority given to listings in NORTHOAKS.
SELL WITH HOMY
List your NORTHOAKS here.
This slot has been reserved for your property.
WhatsApp Usto List Your Property Here
For Sale 1 / 22 Landed
Skies Miltonia, Rare 5 Bedroom Landed Town House for Sale
$3,880,000
MILTONIA CLOSE99 YearsBuilt 2016
- 5 Bed
- 5 Bath
- 4,537 ft²
- $855 psf
Sold 1 / 9 Condo Hougang
Kingsford Waterbay, 2 Bedroom for Sale
Successfully Sold
UPPER SERANGOON VIEW99 YearsBuilt 2018
- 2 Bed
- 1 Bath
- 657 ft²
- $1,492 psf
Sold 1 / 14 Condo
Emprado Suites, Exclusive Resort Living 3 Bedroom for Sale
Successfully Sold
LORONG N TELOK KURAUFreeholdBuilt 2009
- 3 Bed
- 2 Bath
- 1,055 ft²
- $1,592 psf
Sold 1 / 17 Condo Pasir Ris
Watercolours EC (Pasir Ris) 3 Bedroom for sale.
Successfully Sold
WaterColours, Pasir Ris, Singapore, 东北区, 518169, Singapore99 YearsBuilt 2016
- 3 Bed
- 2 Bath
- 915 ft²
- $1,250 psf
Market Position & Nearby Transactions
How NORTHOAKS compares with District 25 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$90327 project sales
District 25 Median PSF$1,204Median across district projects with recorded sales
Difference vs District-25.0%Below district median
Transactions Within 1 km19Recorded in the latest 12 months
Position Within District 25
NORTHOAKS is more affordable than 89% of District 25 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
2of 19 District 25 projects with recorded sales
District reference range$940 – $1,406 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| WOODSVALE | 249 m | 200026 yrs old | — | 19 | $949 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.24M | $1.24M | $1.24M | $964 |
| 2026-05 | 3 | $1.31M | $1.24M | $1.42M | $975 |
| 2026-04 | 1 | $1.2M | $1.2M | $1.2M | $978 |
| 2026-02 | 1 | $1.22M | $1.22M | $1.22M | $990 |
| 2026-01 | 3 | $1.17M | $1.14M | $1.2M | $921 |
| 2025-12 | 2 | $1.13M | $1.11M | $1.16M | $904 |
| 2025-11 | 3 | $1.16M | $1.14M | $1.18M | $909 |
| 2025-10 | 1 | $1.19M | $1.19M | $1.19M | $920 |
| 2025-09 | 4 | $1.2M | $1.14M | $1.28M | $946 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WOODSVALE | EC | — | 19 | $1.2M | $940 |
Market Interpretation
NORTHOAKS recorded 27 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 25.0% below the District 25 project median, placing it on the more affordable side of the district market.
Within 1 km, 1 nearby condominium were identified; 1 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Property type
Executive Condominium
District
District 25 - Woodlands / Admiralty
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 1997
TOP
2001
Postal code
738081
About NORTHOAKS
NORTHOAKS is a executive condominium in Singapore District 25, completed in 2001 with 99 yrs lease commencing from 1997. It recorded 27 transactions during the latest 12-month period in the database, with a median transacted price of $1.2M and a median of $903 psf. The most frequently transacted size range is 1,201–1,500 sqft, representing 66.7% of transactions with recorded floor area. ADMIRALTY MRT STATION is approximately 800 m away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
Curious What Your Property Could Be Worth Today?
Recent nearby transactions ● Current competing listings ● Estimated selling range ● No obligation discussion
How Does Your Property Compare?
The charts and transaction records provide a useful market overview, but your property's achievable selling price depends on the specific qualities of your unit and the buyers currently looking in your development.
Even within the same condominium, prices can vary significantly according to stack, floor level, facing, view, floor area, renovation condition, tenancy status and competing listings.
A personalised condo or private-property market assessment can help you understand:
✓ A realistic estimated selling-price range
✓ The most relevant recent comparable transactions
✓ Current competing listings and buyer alternatives
✓ Your unit's strongest selling points and positioning strategy
✓ Estimated sale proceeds and options for your next property
✓ A practical marketing and timeline plan with no obligation
Send me your development name, unit size and floor range for a preliminary assessment.
Asset Progression In Singapore: Build Wealth Through Property Ownership
For many Singaporeans, buying a property is one of the largest financial commitments they will ever make. Traditionally, property ownership was viewed primarily as a necessity. People bought a home, raised their families, and stayed there for many years. The focus was largely on having a roof over one’s head rather than viewing the property […]
Sustainable Living in an Unpredictable World: Why Some Families Are Choosing Less
The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Understanding Singapore HDB Resale Market: The Framework
Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
Whatsapp
Questions About The Market?
Scan the QR code to reach us via WhatsApp or WeChat if you have questions about HDB prices, market trends, upgrading options or your property’s value.
Wechat