Rent vs D25 +2.5%
Rents near district median
Northoaks's latest 12-month median rent is $4,100 compared with the D25 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
Northoaks rent and sale price
D25 / Kranji, Woodgrove
Address 32 Woodlands Crescent Northoaks Singapore 738087
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Quick summary about Northoaks
Northoaks is a 99-year leasehold executive condominium in D25 / Kranji, Woodgrove. The page currently tracks 453 rentals and 145 sales. Northoaks is near ADMIRALTY MRT STATION (NS10), about 0.8 km away.
For rent checks, start with the latest 12-month median of $4,100 per month and compare it with the full-history size-band range of $3,400 to $4,000. For sale checks, start with the latest 12-month median sale price of $1,190,000 and median sale PSF of $904 psf, then compare full-history floor-band evidence from $1,020,000 to $1,180,000 and PSF from $808 psf to $852 psf.
- Latest 12M median rent is $4,100 per month from 79 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,190,000, with median sale PSF at $904 psf from 27 sales.
- Rent is down 0.6% over the last 3 months. Sale PSF is up 5.7% over the last 3 months.
Northoaks Market Brief
Compare the project with D25 across rent, sale PSF, tenure and transaction activity.
Compared with D25
Sale PSF vs D25 -27.0%
Sale PSF below district median
Northoaks's latest 12-month median sale PSF is $904 psf versus the D25 median of $1,239 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 4.13%
Rent support above district screen
Gross yield is roughly 4.13% versus a D25 screen of 3.58%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 9.7% spread
Rent looks stable
Recent monthly median rents stayed within a tight 9.7% band.
Market activity -7.8%
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.
Before you decide
Latest 12M median rent $4,100
Is the asking rent fair?
$3,900 to $4,300 is the first fair-rent band to check. Above $4,300 should have a visible reason.
Latest 12M median sale PSF $904 psf
Is the purchase price fair?
$1,150,000 to $1,230,000 and $880 to $930 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 9.7% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 9.7% band.
Transaction volume -7.8%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Northoaks Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1997
Property type Executive Condominium
Sales 145 resale transactions
Total sold value $166.3M
Northoaks Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 453 Jun 2021 to Jul 2026
Sale transactions 145 Jun 2021 to Aug 2026
Rent trend -0.6% Last 3 months
Sale PSF trend 5.7% 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
Schools nearby
ADMIRALTY SECONDARY SCHOOL 0.43 km away
RIVERSIDE PRIMARY SCHOOL 0.52 km away
GREENWOOD PRIMARY SCHOOL 0.64 km away
THE LEARNING HARBOUR @ ADMIRALTY PRIMARY SCHOOL 0.74 km away
Amenities
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 $4,125 112 rentals in view
Latest median sale PSF $821 psf 46 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 1 $821 psf $2,042,222
Jul 2026 2 $4,125 1 $904 psf $1,100,000
Jun 2026 5 $4,300 3 $953 psf $1,190,000
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
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 624 transactions
- Median rent
- $4,000
- Median sale PSF
- $831 psf
- Median rent
- $3,800
- Median sale PSF
- $979 psf
- Median rent
- $3,600
- Median sale PSF
- $934 psf
- Median rent
- $4,000
- Median sale PSF
- $960 psf
- Median rent
- $3,600
- Median sale PSF
- $1,036 psf
- Median rent
- $3,550
- Median sale PSF
- $937 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 $3,847 424
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 $3,821 385
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 $1,060,000 $841 psf 46
06 to 10 $1,020,000 $808 psf 42
11 to 15 $1,180,000 $852 psf 57
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 latest 12-month median monthly rent of $4,100 across 79 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,100
Rentals in period 79
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
Latest 12M sales at Northoaks show a median price of $1,190,000 and $904 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,190,000
Latest 12M median PSF $904 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 145 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $166.3M
Latest record Aug 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.
Run Northoaks numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,100/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $904 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $4,100 across 79 rentals in that period.
What is the typical sale price at Northoaks?
The latest 12-month median sale price for Northoaks is $1,190,000, based on 27 sales in that period.
What is the median sale PSF at Northoaks?
The latest 12-month median sale price per square foot for Northoaks is $904 psf. The average for the same period is $903 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.