Resale Project Scorecard
Northwoods
D27 · Sembawang, Yishun · freehold · completed 2009 · 140 units
Grade C, 4.97 out of 10, the 31st highest score among 37 resale condos in District 27.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 4
- To Yishun MRT
- 1.2 km
Background: Sembawang, Yishun, not this condo. Photo credits
Northwoods Score
- C
- Grade
- Score out of 10
- 4.97
- Highest score among 37 resale condos in District 27
- 31st
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +2.99% — near-median performance within its 2009-era cohort (61st percentile).
The district median is 6/10.
Primary School Effect20%3/10
1 primary school within 1km (Jiemin Primary School, 0.62km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 9/10.
- Jiemin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
140 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%4/10
1.2 km from Yishun MRT (NS13) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7/10.
Rental Yield10%3/10
Rental yield of 2.69% — below-average income return.
The district median is 7/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Northwoods scores 4.97
Northwoods scores 4.97 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2002nd of 2,350 resale condos scored in Singapore and 31st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Tenure (10/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (0/10).
| Factor | This condoNorthwoods | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 53% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 11% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 17% of district |
| MRT Proximity13% | 4/10 | 7/10 | −0.39 | 11% of district |
| Rental Yield10% | 3/10 | 7/10 | −0.40 | 0% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 83% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Northwoods and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Northwoods Prices
By unit type at Northwoods
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,324 sq ft | 1,324 sq ft | $1.64M to $1.86M | $1,235 psf | 4 |
Past transactions at Northwoods
27 resales, Nov 2021 to Oct 2026 · median $1,170 psf · $1,250,000 to $2,488,000 · 24 of the 24 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Jul 2026 | 66 Jalan Mata Ayer | 1 | #01-17173BR · Blk 66 | 3BR | 1,604 | $1,160 | $1,860,000 | Resale |
| 24 Mar 2026 | 72 Jalan Mata Ayer | 3 | #03-26263BR · Blk 72 | 3BR | 1,313 | $1,245 | $1,635,000 | Resale |
| 15 Jan 2026 | 68 Jalan Mata Ayer | 3 | #03-20203BR · Blk 68 | 3BR | 1,313 | $1,247 | $1,637,000 | Resale |
| 3 Dec 2025 | 60 Jalan Mata Ayer | 3 | #03-03033BR · Blk 60 | 3BR | 1,335 | $1,225 | $1,635,000 | Resale |
| 17 Oct 2025 | 66 Jalan Mata Ayer | 3 | #03-16163BR · Blk 66 | 3BR | 1,313 | $1,232 | $1,618,000 | Resale |
| 8 Oct 2025 | 60 Jalan Mata Ayer | 2 | #02-02023BR · Blk 60 | 3BR | 1,335 | $1,240 | $1,655,000 | Resale |
| 12 Sep 2025 | 60 Jalan Mata Ayer | 2 | #02-10103BR · Blk 60 | 3BR | 1,335 | $1,236 | $1,650,000 | Resale |
| 3 Jul 2025 | 68 Jalan Mata Ayer | 1 | #01-20204BR · Blk 68 | 4BR | 1,636 | $1,216 | $1,988,888 | Resale |
| 19 Jun 2025 | 62 Jalan Mata Ayer | 5 | #05-15154BR · Blk 62 | 4BR | 2,336 | $1,065 | $2,488,000 | Resale |
| 7 Feb 2025 | 62 Jalan Mata Ayer | 4 | #04-14142BR · Blk 62 | 2BR | 1,130 | $1,212 | $1,370,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,144 psf | $1,062 psf |
| Feb–Apr 2022 | 1 | — | $1,079 psf |
| May–Jul 2022 | 1 | — | $1,110 psf |
| Aug–Oct 2022 | 2 | $1,124 psf | $1,139 psf |
| Nov 2022 – Jan 2023 | — | — | $1,237 psf |
| Feb–Apr 2023 | — | — | $1,260 psf |
| May–Jul 2023 | 4 | $1,112 psf | $1,261 psf |
| Aug–Oct 2023 | 2 | $1,026 psf | $1,268 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,272 psf |
| Feb–Apr 2024 | — | — | $1,282 psf |
| May–Jul 2024 | 1 | — | $1,296 psf |
| Aug–Oct 2024 | 2 | $1,212 psf | $1,304 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,293 psf |
| Feb–Apr 2025 | 1 | — | $1,338 psf |
| May–Jul 2025 | 2 | $1,141 psf | $1,348 psf |
| Aug–Oct 2025 | 3 | $1,236 psf | $1,369 psf |
| Nov 2025 – Jan 2026 | 2 | $1,236 psf | $1,361 psf |
| Feb–Apr 2026 | 1 | — | $1,371 psf |
| May–Jul 2026 | 1 | — | $1,357 psf |
| Aug–Oct 2026 | — | — | $1,388 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.0% a year, ranked 11 of 28 in D27 and 227 of 715 condos. See the most profitable condos in D27 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Northwoods Rent
- Median rent a month
- $4,000
- Gross yield
- 2.9%
- Rental contracts
- 9
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,000 | $4,000 to $4,000 | 2.9% | 9 |
Rental contracts at Northwoods
12 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,100 to $5,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $3,100 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $4,000 |
| Jul 2026 | 4BR | 2,200 to 2,300 sq ft | $5,000 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $4,500 |
| Apr 2026 | 3BR | 1,300 to 1,400 sq ft | $3,900 |
| Apr 2026 | 3BR | 1,600 to 1,700 sq ft | $4,500 |
| Mar 2026 | 3BR | 1,400 to 1,500 sq ft | $4,000 |
| Nov 2025 | 3BR | 1,300 to 1,400 sq ft | $3,500 |
| Nov 2025 | 3BR | 1,300 to 1,400 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Northwoods By stack
- Highest, stack 20
- $1,232 psf
- Lowest, stack 14
- $1,159 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 08 | $1,217 psf | 1,335 sq ft | Levels 3 to 4 | 2 |
| 10 | $1,180 psf | 1,335 sq ft | Levels 2 to 4 | 2 |
| 14 | $1,159 psf | 1,130 sq ft | Levels 2 to 4 | 2 |
| 17 | $1,189 psf | 1,459 sq ft | Levels 1 to 4 | 2 |
| 20 | $1,232 psf | 1,475 sq ft | Levels 1 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Northwoods Notes
How these numbers are worked out
- Grade C places Northwoods in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,235 psf at Northwoods against $1,367 psf across District 27, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,220 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (15 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 4 resale caveats at Northwoods ranged from $1,160 psf to $1,247 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 4 resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Yishun MRT (NS13), 1.2 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Northwoods for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.