Woodlands · north

Midview

S$18.16 per sqft a month, achieved shop rent128,000 taps a working day at WOODLANDS (NS9 + TE2), Exit 5 opens in this corner

The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.

Achieved shop rent here

S$18.16per sqft, a month bids closed 2025-11 winning bid

the darker band is Woodlands, the lighter one the island; the mark is this corner

Half of Woodlands’s 7 shopfront-led corners rent between S$5.91–18.16 psf. Half the island’s 229 fall between S$6.89–13.33 psf.

ihow this figure was read

n=1: 1 awarded tender stands behind this figure: each a signed tenancy at its stated rent.
source: hdb.tender.awarded-psm.place2lease:carried · measured at subzone grain · :carried = aggregated up from finer measurements (streets, postals, doors) into this grain, never a direct reading at it · bids closed 2025-11-13 · the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened · an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays · a census: all 1 sources known in this subzone answered

The plan zones 3.7% of this corner for uses that can hold a shopfront; most of the corner is residential (61%) tight

34,652 taps in and out on a working day · 25,927 on a weekend or public holiday (buses only, no rail in this number; WOODLANDS (NS9 / TE2)’s gates are filed to a neighbouring corner)

Served by WOODLANDS (NS9 + TE2), 128,000 taps a working day, Exit 5 opens in this corner

33,900 residents · 50,300 work here daytime (planning area)

10,156 HDB flats stand here across 147 blocks, a count, not an estimate

Households around here spend about S$5,287 a month across all categories (national averages by home type, 2023 survey: a floor where homes are far dearer than typical)

The middle earning household here takes home S$10,000–S$10,999 a month (planning area) · 15% earn over S$20,000

Homes here rent at S$2,500–3,075/mo, an income proxy, never a shop rent

An HDB flat here resold for S$627,000 (689 sales, 2024-01 to 2026-08)

Pick what you sell in the app to count competitors. 7 of the 62 trades carry a counted register; a food format without one gets the licensed-food bound instead; the rest say why no count exists.

NEA lists no hawker centre in this corner. Nearest on its list is Kampung Admiralty Hawker Centre, 562m away (43 stalls)

2 rent readings measured here do not lead this card: not shop space

Light industrial (B1): S$2.12 psf, n=1, as of 2026-08, unchanged since Oct 2025 · 294 days, units of 330 sqft not shop space

Any-trade tender: S$17,439/mo (whole door, not per sqft), n=1, bids closed 2022-06 not shop space

The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.

Open Midview in the app →

This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)

Every receipt for this corner ↓ What this is

surface written 2026-10-12. Every figure on this page is read from that one file

Midview: every published receipt

How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.

Who is here

Resident population as of 2025-06-30

33,900 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30

8,339–10,541–12,984 households n=4

NOT A MEASUREMENT: residents by dwelling (C020125) ÷ the NATIONAL average household size for that dwelling type (17863, 2025), CALIBRATED by the planning area's own published/derived household ratio (C020141) where the area publishes one. The divide alone ran ~9% low with a measured per-area spread; the calibration applies the reconciliation instead of merely reporting it.

ghs2025.residents-div-hhsize · subzone grain

Daytime workers by place of work (planning area) as of 2025-06-30

50,300 persons

GHS 2025: employed RESIDENTS by workplace planning area. Foreign-worker commuters are outside the frame entirely, so this is a FLOOR on true daytime workers; no-fixed-location (201,500) and work-from-home (82,200) sit in categories, not areas. Planning-area grain: the table publishes nothing finer, so every subzone in WOODLANDS with premises, taps or residents published at the corner shows this same figure.

singstat.ghs2025.C020148 · planningArea grain

Rent: every published stratum

HDB tender · HDB tender: unrestricted, ground floor (the WHOLE unit, per month) carried bids closed 2025-02-18, the oldest part bids closed 2022-02-28

S$4,200–6,715–12,889/mo n=4

a census: all 4 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

HDB restricted no trade. NOT a synonym for "an ordinary shop": the stratum holds anchor-lease tails

hdb.tender.awarded-rent.shop:carried · subzone grain · 2025-02-18 is the day bids closed on the newest of the 4 tenders pooled here; the oldest of them closed 2022-02-28. Each part wears its own tender's closing day, the one date both HDB tender files give, so this row spans more than one tender round and no single day describes it

HDB tender · HDB tender: unrestricted, ground floor (the WHOLE unit, per month) carried bids closed 2025-11-13

S$2,150/mo n=1

a census: all 1 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

HDB restricted no trade. NOT a synonym for "an ordinary shop": the stratum holds anchor-lease tails

hdb.tender.awarded-rent.place2lease:carried · subzone grain · 2025-11-13 is the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened

HDB tender · HDB tender: unrestricted, ground floor (per sqm, per month) · leads the card carried bids closed 2025-11-13

S$18.16 psf n=1

a census: all 1 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

HDB restricted no trade. NOT a synonym for "an ordinary shop": the stratum holds anchor-lease tails

hdb.tender.awarded-psm.place2lease:carried · subzone grain · 2025-11-13 is the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened

Held back (not shop space) · propertyType: light-industrial ask carried one ask as of 2026-08-03

S$2.12 psf n=1

a census: all 1 sources known in this subzone answered

the publisher's own facet types this row "light-industrial", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 3x the median of the 109 rows typed "light-industrial". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here

listings.srx.postal-ask:carried · subzone grain

Held back (not shop space) · HDB tender: unrestricted, upper floor (the WHOLE unit, per month) carried bids closed 2022-06-29

S$17,439/mo n=1

a census: all 1 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

HDB restricted no trade. NOT a synonym for "an ordinary shop": the stratum holds anchor-lease tails

this is a upper-floor row. The shop-rent slot is led by street-level space; a upper unit is a different market at the same address (at Parc Point the basement median runs 2.4x the ground one), so it prints here with its floor named rather than standing in for a shopfront

hdb.tender.awarded-rent.shop:carried · subzone grain · 2022-06-29 is the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened

Residential (income proxy, never a shop rent) · all home types carried approvals to 2026-07-31, the oldest part approvals to 2022-04-30

S$1,550–2,800–4,000/mo n=1251

built from 110 of 116 sources known in this subzone (95%): a FLOOR, not a census

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 110 blocks pooled here; the oldest part's newest approval month ends 2022-04-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 4-room carried approvals to 2026-07-31, the oldest part approvals to 2021-11-30

S$1,125–2,600–3,650/mo n=567

a census: all 73 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 73 blocks pooled here; the oldest part's newest approval month ends 2021-11-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 3-room carried approvals to 2026-07-31, the oldest part approvals to 2021-05-31

S$1,200–2,500–3,050/mo n=67

a census: all 16 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 16 blocks pooled here; the oldest part's newest approval month ends 2021-05-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 5-room carried approvals to 2026-07-31, the oldest part approvals to 2021-07-31

S$1,200–3,075–5,000/mo n=456

a census: all 62 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 62 blocks pooled here; the oldest part's newest approval month ends 2021-07-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · executive carried approvals to 2026-06-30, the oldest part approvals to 2022-04-30

S$1,650–2,750–4,713/mo n=161

a census: all 28 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-06-30 is the last day of the newest month in which HDB approved a sublet among the 28 blocks pooled here; the oldest part's newest approval month ends 2022-04-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Rent: the district’s stamped band, one row per size cell

District 25 · Level 1 (street level) · pooled across its size bands · ALL of this corner’s postals quarter to 2026-06-30

S$27.80–35.12–42.57 psf n=3

URA PMI district median at DISTRICT grain, not measured at this corner. ALL of this corner's geocoded postals sit in District 25. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: URA stamps ONE size band at this level in District 25 (over 30 to 100 sqm), the other bands being withheld at source, so lo, mid and hi are that band's own figures and no pool, so a unit outside that floor area has no district median here at all; n=3 is its disclosure floor, not a sample size. Read the bands and match your own floor area.

ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed

District 25 · Level 1 (street level) · over 30 to 100 sqm quarter to 2026-06-30

S$27.80–35.12–42.57 psf n=3

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	5,473	575
weekday	am-peak	bus	out	2,534	575
weekend-holiday	am-peak	bus	in	2,860	200
weekend-holiday	am-peak	bus	out	1,354	200
weekday	pm-peak	bus	in	3,038	575
weekday	pm-peak	bus	out	5,112	575
weekend-holiday	pm-peak	bus	in	2,038	200
weekend-holiday	pm-peak	bus	out	2,703	200
weekday	all-day	bus	in	17,778	575
weekday	all-day	bus	out	16,874	575
weekend-holiday	all-day	bus	in	12,904	200
weekend-holiday	all-day	bus	out	13,023	200

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 25 sources known in this subzone answered

lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Stations: every one within 400m, or the nearest beyond it

station	taps/day	from the corner’s edge	exits known
WOODLANDS (NS9 + TE2)	128,000	Exit 5 opens in this corner	7

ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings: a reader who takes it for boardings is out by roughly half. Each station carries ITS OWN measured weekday taps and its own measured distance to this corner. Nothing is re-allocated and no share is invented, so a station that serves several corners appears on several cards. Distance is straight-line from this corner to the station's NEAREST PUBLISHED EXIT (LTA, 613 exit points), not to a representative address, and not a walking route: the real walk is longer wherever a road, canal or rail line stands in the way, and an underground link reads as its street doorway. Every station within 400m is listed, busiest first. The radius is the only cut. Where an interchange spans two codes the taps are summed and every code is named.

lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Hawker centres: NEA’s registry, placed in this corner

Centres in this corner

0 a measured zero, not an absence

nearest, outside this corner	stalls	status	distance
Kampung Admiralty Hawker Centre	43	Existing (new)	562m

NEA lists NO hawker centre in this corner. Its registry is a census of 129 centres, each carrying its own point, and every one of them was placed (none fell outside a subzone), so this is a measured zero rather than a corner nobody looked at. The nearest is Kampung Admiralty Hawker Centre, 562m from this corner's edge, and it is named for the same reason the nearest station is: a centre just over the boundary is not a centre that does not exist, and a straight "none here" would be a binary answer to a continuous question. Straight-line to its published point, not a walking route, and no claim is made that it sits in this corner.

nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. A measured zero is only as current as the census behind it, and this is that census's date

Household spend: the bridge

All categories, total survey year 2023

S$1,855–5,287–6,285/household/mo n=4

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

national HES 2023 per-household spend by dwelling type, weighted by this subzone's own 2025 household mix. The only local input is the mix; lo/hi are the spread across the kinds of household living here, not an error bar

Hair salon · Hairdressing salons survey year 2023

S$4–22–26/household/mo n=4

Childcare / preschool (single centre) · Child care centres survey year 2023

S$5–52–57/household/mo n=4

Tuition centre · Centre-Based Tuition survey year 2023

S$2–52–67/household/mo n=4

Student care centre · Student care survey year 2023

S$1–10–12/household/mo n=4

Independent cafe · Cafes survey year 2023

S$12–48–58/household/mo n=4

Bar / pub · Pubs survey year 2023

S$1–6–8/household/mo n=4

Hawker stall (cooked food) · Hawker Centres survey year 2023

S$100–112–123/household/mo n=4

the TOP of this range is the hdb-3-room stratum, which holds 3.3% of households here: a sliver, not the typical household

Laundry / dry cleaning · Cleaning of clothing survey year 2023

S$0–0–0/household/mo n=3

the TOP of this range is the hdb-3-room stratum, which holds 3.5% of households here: a sliver, not the typical household

Tailor / alterations · Repair and tailoring of clothing survey year 2023

S$0–0–0/household/mo n=3

the TOP of this range is the hdb-3-room stratum, which holds 3.5% of households here: a sliver, not the typical household

Veterinary clinic · Veterinary And Other Services For Pets survey year 2023

S$0–5–9/household/mo n=4

Jewellery / gold shop · Jewellery And Watches survey year 2023

S$2–6–8/household/mo n=4

Casual dining restaurant · Restaurants survey year 2023

S$43–270–338/household/mo n=4

Fine dining restaurant · Restaurants survey year 2023

S$43–270–338/household/mo n=4

What households earn: SingStat’s bands, at planning-area grain

Median earning household, monthly income from work as of 2025-06-30

S$10,000–S$10,999 a band, not a mean

share of households
with no employed person, outside the figure above	10.6%
earning over S$10,000	52.9%
earning over S$20,000	14.7%

73,000 earning households of 81,900 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.

singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30

Homes: every published sale price

Home sale price (URA caveats)

not yet published: our gap

not_yet_wired: a gap on OUR side of the pipeline. no home-prices fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule

HDB resale · the register 2024-01 to 2026-08

S$627,000 n=689

Middle half S$545,000–700,000, S$526 psf of floor area. Resale figures cover the most recent 3 calendar years only. Older transactions are in the source and deliberately excluded: a 2017 price is not a statement about today. A resale price is what a home is worth, not what its household earns. It is a better-refreshed proxy for spending capacity than a decennial income figure, and it is still a proxy.

hdb.property-information + hdb.resale-prices · subzone grain · HDB publishes no as-at date for Property Information, so the block and unit counts here carry no asOf, only the date this surface extracted them (2026-09-12). The resale figures DO have a window and name both ends of it. A single date over both would be one instrument's currency wearing the other's name.

flat type	flats
1-room	0
2-room and studio	192
3-room	340
4-room	4,581
5-room, executive and multi-generation	4,644
rental flats	399

HDB's own block register, summed over the 147 blocks placed inside this corner. It is a count of doors by kind, not an estimate, and not a count of the people behind them.

What stands here: every counted stock row

premises.withinContainer carried as of 2026-08-13

8 premises n=8

a census: all 11 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-13 is the night SFA's register was read: the crawl receipt where one was written, else the observation stamp a snapshot froze from the file's write time. Not a date SFA gives; a carried total wears the newest night among its postals

stock.floorAreaSqm · ground · final · unrestricted carried bids closed 2025-11-13

11 sqm n=1

a census: all 1 sources known in this subzone answered

hdb.tender.est-size.place2lease:carried · subzone grain · 2025-11-13 is the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened

premises.withinContainer · halal-eating-establishment carried as of 2026-08-03

5 premises n=5

a census: all 3 sources known in this subzone answered

muis.halal:carried · subzone grain

What the plan permits: the zoning, by use class

Zoned land whose use class can hold a shopfront Master Plan 2025 with amendments, published 2026-09-21

3.7% 35,379 of 958,966 zoned sqm, 45 parcels, mean plot ratio 2.8

largest use classes	share of zoned land
residential	61%
road	18%
educational institution	7.7%

Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.

ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.

ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt

Competitors: every register that reaches here

Hawker stall (cooked food) carried as of 2026-08-13

0 premises n=11

a census: all 11 sources known in this subzone answered

GP clinic carried as of 2026-08-03

8 premises n=8

a census: all 4 sources known in this subzone answered

moh.chas.clinic:carried · subzone grain

Childcare / preschool (single centre) carried updated 2026-08-06, the oldest part updated 2022-11-03

16 premises n=16

a census: all 15 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-08-06 is the newest register update among the 15 postals pooled here; the oldest part's newest row was updated 2022-11-03. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it

Dental clinic carried as of 2026-08-19

5 premises n=5

a census: all 4 sources known in this subzone answered

moh.hcsa.dental:carried · subzone grain

All licensed food premises (container) carried as of 2026-08-16, the oldest part as of 2026-08-13

145 premises n=145

a census: all 115 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 115 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

Tobacco retail licences (HSA) carried as of 2026-08-07

20 premises n=20

a census: all 11 sources known in this subzone answered

a licence overlay, not a trade: a minimart and a petrol station both hold one

hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp

CHAS dental clinics (subsidised patients) carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

CHAS dental. NOT a second opinion about how many dental clinics stand here: it counts the ones that take subsidised patients, a subset of the HCSA licensing frame that now publishes `dental-clinic`. Mapping both to the trade would count 140 of the same doors twice; leaving them pooled made them rivals and produced 259 subzones of false disagreement. Ships as its own stratum, which is what it is

moh.chas.clinic:carried · subzone grain

Halal-certified eating establishments (MUIS) carried as of 2026-08-03

16 premises n=16

a census: all 5 sources known in this subzone answered

a certification overlay across many trades

muis.halal:carried · subzone grain

What was withheld or unreachable here: the ledger

quantity	code	side	rows
householdSpend.monthly	suppressed_at_source	theirs	20
commercialRent.psm	not_published	theirs	2

Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.