8@Woodleigh sits in a quietly transformative pocket of District 13, on the Potong Pasir – Bidadari edge where mature HDB heartland meets a new generation of master-planned housing. With 330 units arranged in a mid-rise format and completion reported as circa mid-2010s, the development represents a Rest of Central Region (RCR) proposition that tends to appeal to buyers seeking city-fringe convenience without Core Central Region (CCR) pricing. The tenure is not on file in our public dataset, and the developer is not on file either, so prospective buyers should verify both via SLA and URA records before committing. With 83 sales transactions logged in our system, liquidity is moderate — sufficient to triangulate fair value, but thinner than larger 600-plus-unit launches in the same corridor. This review unpacks the location thesis, the Bidadari halo effect, transport upside, and the risks every Singapore buyer should price in.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 13 has long carried what locals sometimes call the “sandwich class” positioning — close enough to town for under-25-minute commutes, yet priced well below prime District 9, 10 or 11. The neighbourhood’s repositioning accelerated when the URA Master Plan designated Bidadari as a new residential township, layering parks, a town centre, and a heritage walk over what was previously a cemetery and brownfield land. 8@Woodleigh predates the bulk of Bidadari’s BTO completions, which means existing owners have benefitted from a halo effect as the surrounding estate matured. The development sits within walking distance of Woodleigh MRT on the North-East Line (NEL), and the upcoming Cross Island Line (CRL) interchange at Bidadari and Serangoon will further entrench the area as a multi-line node. Nearby amenities include Bidadari Park, SJI International, Maris Stella High, and the dining clusters around Upper Serangoon Road. Macritchie Reservoir is a short drive west for residents valuing green-lung access. Within District 13, the segment is firmly RCR, which sits between mass-market OCR and prime CCR — a tier that Singstat housing statistics consistently show as the most volume-resilient segment across cycles.
We track 83 sales and 460 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8@WOODLEIGH dashboard.
- Average sale price: $1,568,843 across 83 transactions
- Estimated gross rental yield: 3.2%
- District 13 PSF ranking: Above average (top 32%)
- · RCR · D13 · 330 units
About 8@WOODLEIGH
8@WOODLEIGH is a condominium, located at WOODLEIGH CLOSE in District 13 (Macpherson, Braddell) (Rest of Central Region), comprising 330 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 8@WOODLEIGH:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $1,722 psf | $699,678 |
| 1 BR | 2 | $1,255 psf | $702,500 |
| 2 BR | 25 | $1,689 psf | $1,437,138 |
| 3 BR | 43 | $1,672 psf | $1,825,947 |
| 4 BR | 3 | $1,754 psf | $2,456,000 |
Sales Market Overview
8@WOODLEIGH has recorded 83 sale transactions with an average transaction price of $1,568,843, ranging from $635,000 to $2,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 21 | $1,443 psf | $1,351,238 | — |
| 2022 | 15 | $1,561 psf | $1,482,567 | ↑ 8.1% |
| 2023 | 17 | $1,726 psf | $1,460,738 | ↑ 10.6% |
| 2024 | 11 | $1,815 psf | $1,848,455 | ↑ 5.2% |
| 2025 | 12 | $1,882 psf | $1,792,500 | ↑ 3.7% |
| 2026 | 7 | $1,928 psf | $1,846,270 | ↑ 2.5% |
8@WOODLEIGH ranks in the top 32% of condos in District 13 by average PSF.
Compared to the RCR average of $2,049 psf, 8@WOODLEIGH trades 18.2% below the segment benchmark.
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Rental Market Overview
8@WOODLEIGH has recorded 460 rental transactions with monthly rents averaging $4,141/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 73 | $2,536/mo | $1,500/mo | $3,500/mo |
| 2 BR | 192 | $3,845/mo | $2,450/mo | $5,500/mo |
| 3 BR | 184 | $4,926/mo | $2,600/mo | $7,000/mo |
| 4 BR | 11 | $6,845/mo | $4,500/mo | $8,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 94 | $3,112/mo |
| 2022 | 100 | $3,863/mo |
| 2023 | 86 | $4,556/mo |
| 2024 | 77 | $4,560/mo |
| 2025 | 79 | $4,661/mo |
| 2026 | 24 | $4,798/mo |
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Investment Analysis
Based on average rents and sale prices, 8@WOODLEIGH delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,230 psf | 395 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 290 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,709 psf | 271 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,147 psf | 248 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows 8@WOODLEIGH (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8@WOODLEIGH
- Woodleigh MRT
- Potong Pasir MRT
- Bartley MRT
- Assumption Pathway School
- Stamford Primary School
- Bartley Secondary School
Nearby MRT Stations
8@WOODLEIGH is 300m from Woodleigh MRT (North-East Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodleigh | NE11 | North-East Line | 300m |
| Potong Pasir | NE10 | North-East Line | 570m |
| Bartley | CC12 | Circle Line | 1.3 km |
Nearby Schools
There are 9 schools within 2 km of 8@WOODLEIGH, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | Secondary | 880m |
| Stamford Primary School | Primary | 890m |
| Bartley Secondary School | Secondary | 1.0 km |
| Red Swastika School | Primary | 1.2 km |
| De La Salle School | Primary | 1.6 km |
| Balestier Hill Primary School | Primary | 1.7 km |
| Bendemeer Secondary School | Secondary | 1.8 km |
| Bendemeer Primary School | Primary | 1.8 km |
| School of Science and Technology | Jc | 1.9 km |
- Transport node maturity: Woodleigh MRT (NEL) is within walking distance, and the future CRL adds a second line within a 10-minute radius — a configuration that tends to support rental demand and resale liquidity.
- Bidadari masterplan halo: Surrounding BTO completions, the new town centre, and Bidadari Park have lifted neighbourhood amenity density since 8@Woodleigh’s completion, benefiting incumbent owners.
- RCR pricing discipline: Rest of Central Region positioning typically offers a meaningful PSF discount to CCR comparables while retaining sub-25-minute CBD access via NEL.
- School catchment: SJI International, Maris Stella High, Cedar Primary and St Andrew’s cluster are all within 1-2 km, supporting family-buyer demand that tends to stabilise occupancy.
- Mid-rise scale (330 units): Smaller-than-mega-launch unit count often translates to lower maintenance fee dilution risk and a less crowded facility experience, though it also means thinner secondary-market liquidity.
- Green-lung proximity: Bidadari Park on the doorstep plus Macritchie Reservoir a short drive west supports the recreation-oriented buyer persona.
- Tenure not on file: Our public dataset does not confirm whether 8@Woodleigh is freehold or 99-year leasehold. If leasehold, lease-decay mechanics become material to long-horizon underwriting — model the impact via our lease decay calculator before bidding.
- Developer not on file: Without a confirmed developer of record, buyers cannot benchmark build-quality track record or after-sales responsiveness; verify via caveat lodgement and URA records.
- Moderate transaction depth: 83 logged sales is sufficient to triangulate PSF bands but thinner than 600-plus-unit estates — price discovery in a soft market may take longer.
- NEL corridor density: Bidadari, Potong Pasir and Sennett are all simultaneously upgrading, which means medium-term supply additions from BTO MOP cohorts and adjacent launches could compete for the same tenant pool.
- ABSD exposure for foreigners: Under current IRAS stamp duty rules, foreigner ABSD remains punitive at 60%, narrowing the buyer pool for any future exit.
For Singapore Citizen (SC1) first-time buyers, 8@Woodleigh tends to work as a stretch entry into city-fringe living — the BSD-only stamp duty load keeps acquisition cost manageable, and the NEL access supports CBD-bound careers without paying CCR premiums. SC2 buyers (Singaporeans purchasing a second residential property) face 20% ABSD under current rules and should pressure-test cash flow via our cash flow calculator; the RCR rental market here tends to absorb 2-bedroom and 3-bedroom stock readily, but yield compression is real. Singapore PR buyers carry 5% ABSD on their first residential property and 30% on the second — the District 13 catchment is often attractive for PR families who prioritise school proximity (SJI International, Maris Stella) and the Bidadari park amenity. Foreigner buyers face 60% ABSD, which materially narrows the buyer pool; for the rare foreigner with a long-stay thesis, the RCR positioning is more defensible than equivalent CCR exposure. Investors should benchmark gross yield against district medians using our ROI calculator and consider whether decoupling structures make sense for married SC1+SC2 couples seeking to optimise stamp duty.
8@Woodleigh occupies a credible spot in the District 13 RCR mid-tier — a 330-unit development riding the Bidadari masterplan tailwind, with confirmed NEL access and forthcoming CRL connectivity. The thesis is solid for buyers who prioritise city-fringe transport over prime postcodes, and the smaller unit count tends to support facility quality. Two material unknowns weigh on the underwriting: tenure (not on file) and developer (not on file) — both should be verified before exchange. With 83 sales on record, the secondary market offers enough comparables to triangulate fair value but rewards patient bidders. We would frame this as a hold-with-eyes-open allocation rather than an aggressive entry: stress-test the lease decay downside if leasehold, and run side-by-side comparison against neighbouring Bidadari and Potong Pasir alternatives before committing.
FAQ
What is the average price for 8@WOODLEIGH?
What is the rental yield for 8@WOODLEIGH?
Is 8@WOODLEIGH freehold or leasehold?
How does the RCR positioning affect resale prospects?
What financing approach makes sense?
Does the Cross Island Line meaningfully change the thesis?
How does 8@Woodleigh compare to newer Bidadari launches?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 83 transactions analysed
- Rental data: 460 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 8@WOODLEIGH
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 435 condo transactions recorded in District 13 over the last 12 months, 91% resale, 9% sub sale, 0% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 13 reads 118.3 as of June 2026 — up 10.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 8@WOODLEIGH against staying public? These HDB towns sit within walking or short-drive distance: