Northoaks

Northoaks is an executive condominium in District 25 (Admiralty / Woodlands), in the Outside Central Region. In the 12 months to August 2026, the median price was S$904 psf from 29 sales.

At a glance

District

District 25 (Admiralty / Woodlands)

Region

Outside Central Region

Type

Executive Condominium

Tenure

99-year lease from 1997, about 70 years left

Completed

2000, about 26 years old

What the prices say

The median home in Northoaks sold for S$1,180,000: the middle of 29 sales in the 12 months to August 2026.

That is well below the middle condo project in District 25 (Admiralty / Woodlands), which sold at S$1,115 psf across 13 projects: about 19% lower. By price per square foot it ranks 11th of the 11 projects in the district that have a price to show, where 1st is the highest.

Year by year, the median was S$663 psf in 2021 (37 sales) and S$903 psf in 2026 so far (19 sales), up about 36%. The highest year in the record was 2025 at S$921 psf.

Floor made little difference: floors 11 to 15 sold at S$889 psf against S$894 psf on floors 1 to 5 (24 months).

By unit size (24 months): 1,200 to 1,499 sq ft at S$921 psf and 1,500 sq ft and over at S$848 psf. Smaller homes cost more per square foot than larger ones.

Against similar projects in the district

This project and the three others in District 25 (Admiralty / Woodlands) whose median over the last 12 months is closest to Northoaks' S$904 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.

Their middle figure is S$1,052 psf, so Northoaks sold noticeably below it: about 14% lower.

What sells here

29 homes sold in the last 12 months, up from 25 in the 12 months before.

The most common size was 1,200 to 1,499 sq ft, with 40 of the 54 sales in the last 24 months, well over half.

None of the 54 sales in the last 24 months were first sales of new units: all 54 were resales.

The first new sale in our records was in July 1998.

Rents and yield

Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,200 a month (82 contracts). The district's median across every contract was S$4,000, so rents here ran a little above it: about 5% higher.

Over the 24 months the median rent was S$4,100 (168 contracts), about the same as the latest 12 months, within 3%.

By bedrooms: 2 bedrooms S$3,800 (5) and 3 bedrooms S$4,200 (77). The figure in brackets is the number of contracts.

Setting rent against price for 1,200 to 1,499 sq ft homes (68 rentals and 21 resale or sub-sale transactions) gives a gross yield estimate of 4.4%: a median rent of S$4,200 a month against a median price of S$1,150,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.

Across 2 size ranges the estimate runs from 2.6% to 4.4%.

1,500 sq ft and over: 2.6% (rent S$4,300 a month, price S$1,950,000).

Age and lease

The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.

Leases and tenure in the glossary

What this page cannot tell you

A median is the middle of many different homes in Northoaks. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.

The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.

Questions this page answers

What is the median price per square foot in Northoaks?

S$904 psf in the 12 months to August 2026, from 29 sales. For the median home that is S$1,180,000.

How many homes sold in Northoaks?

29 in the last 12 months and 54 in the last 24 months, across all sale types.

What do homes in Northoaks rent for?

The median rent for contracts that began in the 12 months to August 2026 was S$4,200 a month, from 82 contracts.

What is the rental yield in Northoaks?

Between 2.6% and 4.4% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.

How much lease is left in Northoaks?

It is a 99-year lease from 1997, which leaves about 70 years at 2026.

Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.

The figures

Sale prices

Source: URA data. Data as of August 2026.

Price by year

Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.

Price by floor range

Price by unit size

The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.

Rent against price for Northoaks, by size

Rents

Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.

Where to look next

• Work out the stamp duty on a purchase at these prices (Free, no sign-in)
• How buyer stamp duty works
• Loan limits: how much a bank can lend
• The cooling measures, including additional stamp duty
• Other condos in District 25 (Admiralty / Woodlands)
• Rents for every district, by size
• Rent against price for Northoaks, by size
• Leases and tenure in the glossary

Other condos in District 25 (Admiralty / Woodlands)

• Norwood Grand
• Parc Rosewood
• Rosewood
• Rosewood Suites
• The Woodgrove
• Twin Fountains
• Woodhaven
• Woodsvale
• Bellewoods
• Casablanca
• Forestville
• La Casa

About the data

Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.