Northoaks rent and sale price
D25 / Kranji, Woodgrove
Address 32 Woodlands Crescent Northoaks Singapore 738087
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Executive Condominium 588 transactions 99-year leasehold from 1997 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Northoaks
Northoaks is a 99-year leasehold executive condominium in D25 / Kranji, Woodgrove. The page currently tracks 446 rentals and 142 sales. Northoaks is near ADMIRALTY MRT STATION (NS10), about 0.8 km away.
For rent checks, start with the project median of $3,950 per month and compare it with the observed size-band range of $3,400 to $4,000. For sale checks, start with the median sale price of $1,081,250 and median sale PSF of $846 psf, then compare floor-band evidence from $1,020,000 to $1,172,944 and PSF from $808 psf to $854 psf.
- Typical rent is $3,950 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,081,250, with median sale PSF at $846 psf and total recorded sale value of $162.1M.
- Rent is up 1.2% over the last 3 months. Sale PSF is down 5.3% over the last 3 months.
Northoaks Market Position
How this project compares with the wider D25 market before you read the detailed tables.
Rent vs D25 +6.8%
Rents near district median
Northoaks's median rent is $3,950 compared with the D25 median of $3,700. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D25 -24.7%
Sale PSF below district median
Northoaks's median sale PSF is $846 psf versus the D25 median of $1,123 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 4.38%
Rent support above district screen
Gross yield is roughly 4.38% versus a D25 screen of 3.70%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 15.8% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +5.9%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1997 matters most on sale price. Compare Northoaks against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Northoaks Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,950
Is the asking rent fair?
$3,750 to $4,150 is the first fair-rent band to check. Above $4,150 should have a visible reason.
Median sale PSF $846 psf
Is the purchase price fair?
$1,050,000 to $1,110,000 and $820 to $870 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,000
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 15.8% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +5.9%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Northoaks numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,950/mo Test gross and net yield against typical rent. Buy vs rent $1.1M Compare ownership cost against renting. Mortgage $1.1M Estimate monthly payment from the sale price. Stamp duty $846 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Northoaks Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1997
Property type Executive Condominium
Sales 142 resale transactions
Total sold value $162.1M
Northoaks Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 446 Jun 2021 to May 2026
Sale transactions 142 Jun 2021 to Jun 2026
Rent trend 1.2% Last 3 months
Sale PSF trend -5.3% Last 3 months
Northoaks Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
ADMIRALTY MRT STATION (NS10) 0.8 km away
SEMBAWANG MRT STATION (NS11) 1.58 km away
WOODLANDS MRT STATION (TE2) 2.29 km away
Schools nearby
ADMIRALTY SECONDARY SCHOOL 0.43 km away
MERCU STUDENT CARE CENTRE @ RIVERSIDE PRIMARY SCHOOL 0.51 km away
RIVERSIDE PRIMARY SCHOOL 0.52 km away
SHG STUDENT CARE (GREENWOOD PRIMARY SCHOOL) 0.62 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 10.61 km away
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 11.12 km away
WOODLANDS (AVE 7) PARK CONNECTOR Park / green link · 0.75 km away
KAMPUNG ADMIRALTY HAWKER CENTRE Food centre · 0.87 km away
Northoaks Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,950 121 rentals in view
Latest median sale PSF $971 psf 43 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 2 $971 psf $1,212,500
May 2026 6 $3,950 3 $855 psf $1,860,000
Apr 2026 14 $4,150 2 $840 psf $1,500,000
Mar 2026 8 $4,200 2 $925 psf $1,175,000
Feb 2026 4 $4,000 4 $889 psf $1,100,000
Jan 2026 8 $4,200 1 $903 psf $1,060,000
Dec 2025 5 $4,100 2 $916 psf $1,157,944
Nov 2025 4 $4,200 2 $989 psf $1,344,000
Oct 2025 5 $3,900 4 $873 psf $1,800,000
Sept 2025 10 $4,000 2 $993 psf $1,262,500
Aug 2025 8 $4,100 2 $832 psf $1,750,000
Jul 2025 4 $4,550 3 $924 psf $1,200,000
Projects Similar to Northoaks
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1997 Woodsvale 0.1 km away 612 transactions
- Median rent
- $4,000
- Median sale PSF
- $830 psf
- Median rent
- $3,600
- Median sale PSF
- $923 psf
- Median rent
- $3,800
- Median sale PSF
- $972 psf
- Median rent
- $4,000
- Median sale PSF
- $960 psf
- Median rent
- $4,000
- Median sale PSF
- $1,090 psf
- Median rent
- $3,600
- Median sale PSF
- $1,036 psf
Northoaks Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,400 $3,302 24
3 bed $4,000 $3,841 417
4 bed $3,800 $3,920 5
Northoaks Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,000 to 1,100 sqft $3,400 $3,279 21
1,100 to 1,200 sqft $3,300 $3,467 3
1,200 to 1,300 sqft $4,000 $3,813 378
1,400 to 1,500 sqft $4,000 $3,820 15
1,600 to 1,700 sqft $3,750 $3,664 14
1,900 to 2,000 sqft $4,700 $4,633 3
2,200 to 2,300 sqft $4,900 $4,764 7
2,400 to 2,500 sqft $4,900 $4,760 5
Northoaks Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,055,000 $836 psf 44
06 to 10 $1,020,000 $808 psf 42
11 to 15 $1,172,944 $854 psf 56
Northoaks Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Northoaks shows a typical monthly rent of $3,950 across 446 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,950
Rentals 446
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Northoaks point to a typical sale price of $1,081,250 and $846 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,081,250
Median PSF $846 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1997 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Northoaks has 142 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $162.1M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D25 to compare Northoaks against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Northoaks FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Northoaks?
Northoaks has a median monthly rent of $3,950 across 446 rentals.
What is the typical sale price at Northoaks?
The median sale price for Northoaks is $1,081,250, based on 142 sales on this page.
What is the median sale PSF at Northoaks?
The median sale price per square foot for Northoaks is $846 psf. The average sale PSF is $826 psf.
Is Northoaks freehold or leasehold?
Northoaks is listed as 99-year leasehold from 1997. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Northoaks located?
Northoaks is located at 32 Woodlands Crescent Northoaks Singapore 738087 in D25 / Kranji, Woodgrove.
How current is the Northoaks transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.