Woodlands · north

North Coast

22,200 taps a working day at WOODLANDS NORTH (TE1), 198m to Exit 2

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

Rent: nothing measured at this corner leads this card. The district’s stamped band stands in below, one grain up. At the corner’s own grain, rent is not published here yet. That is a gap on our side, not a zero

District 25’s stamped Level 1 (street level) band: S$27.80–42.57 psf. 85% of this corner’s postals sit in District 25; measured at district grain, not at this corner

That band covers one floor-area cell: over 30 to 100 sqm S$27.80–42.57 psf from 3 contracts. Read the cell your own floor area falls in, not the pooled range above it

HDB shop awards across Woodlands: S$6.91 psf, the median of 4 awards from S$1.85–18.16 psf, newest 2026-07. Planning-area grain, HDB shop units at street level, winning bids; not this corner’s own and not private retail planning area

The plan zones 0.4% of this corner for uses that can hold a shopfront; its largest single use is reserve site at 31%, a plurality, not a majority tight

117,313 taps in and out on a working day · 123,120 on a weekend or public holiday (buses only, no rail in this number)

Served by WOODLANDS NORTH (TE1), 22,200 taps a working day, 198m to Exit 2

11,160 residents · 50,300 work here daytime (planning area)

3,889 HDB flats stand here across 36 blocks, a count, not an estimate

Households around here spend about S$4,308 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$2,275–4,000/mo, an income proxy, never a shop rent

An HDB flat here resold for S$418,000 (178 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 Marsiling Lane Blk 20/21, 53m away (52 stalls)

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 North Coast 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

North Coast: 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

11,160 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30

3,101–3,920–4,829 households n=5

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

commercial rent

not yet published: our gap

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

hdbTender rent

not yet published: our gap

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

Residential (income proxy, never a shop rent) · all home types carried approvals to 2026-07-31, the oldest part approvals to 2025-09-30

S$1,375–2,400–3,400/mo n=710

a census: all 29 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 29 blocks pooled here; the oldest part's newest approval month ends 2025-09-30. 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 2021-05-31

S$1,500–2,500–3,300/mo n=229

a census: all 17 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 17 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) · 3-room carried approvals to 2026-07-31, the oldest part approvals to 2026-01-31

S$1,350–2,275–2,775/mo n=389

a census: all 14 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 14 blocks pooled here; the oldest part's newest approval month ends 2026-01-31. 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 2025-12-31

S$1,900–2,425–5,163/mo n=87

a census: all 7 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 7 blocks pooled here; the oldest part's newest approval month ends 2025-12-31. 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) · 2-room carried approvals to 2022-07-31

S$1,250–1,300–1,350/mo n=2

a census: all 1 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2022-07-31 is the last day of the newest month in which HDB approved a sublet counted here. The figure is the median of every approved contract in the cell, so this is the newest month the median covers and not a day any particular flat was let

Residential (income proxy, never a shop rent) · executive carried approvals to 2025-10-31

S$3,275–4,000–4,250/mo n=3

a census: all 1 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2025-10-31 is the last day of the newest month in which HDB approved a sublet counted here. The figure is the median of every approved contract in the cell, so this is the newest month the median covers and not a day any particular flat was let

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

District 25 · Level 1 (street level) · pooled across its size bands · 85% 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. 85% 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

HDB shop awards, planning area WOODLANDS lowest–highest award bids closed 2026-07-10, the oldest part bids closed 2025-11-13

S$1.85–6.91–18.16 psf n=4

PLANNING-AREA grain, not this corner: 4 HDB shop tenders awarded across 4 corners of WOODLANDS (MIDVIEW, WOODGROVE, WOODLANDS EAST, WOODLANDS REGIONAL CENTRE), each a winning bid for one HDB shop unit at street level, not private retail and not this corner's own. lo and hi are the cheapest and dearest award, mid their median. Kept BESIDE the district band and never in its place: it does not lead this card, shade the map or enter any ranking.

hdb.tender.awarded-psm:pooled-by-planning-area · planningArea grain · 2026-07-10 is the day bids closed on the newest of the 4 tenders pooled here; the oldest of them closed 2025-11-13. 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

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	13,605	414
weekday	am-peak	bus	out	11,803	414
weekend-holiday	am-peak	bus	in	10,700	144
weekend-holiday	am-peak	bus	out	11,501	144
weekday	pm-peak	bus	in	9,275	414
weekday	pm-peak	bus	out	14,094	414
weekend-holiday	pm-peak	bus	in	10,233	144
weekend-holiday	pm-peak	bus	out	9,265	144
weekday	all-day	bus	in	58,324	414
weekday	all-day	bus	out	58,989	414
weekend-holiday	all-day	bus	in	63,307	144
weekend-holiday	all-day	bus	out	59,813	144

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 18 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 NORTH (TE1)	22,200	198m to Exit 2	2

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
Marsiling Lane Blk 20/21	52	Existing	53m

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 Marsiling Lane Blk 20/21, 53m 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$1,855–4,308–13,545/household/mo n=5

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.

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

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$4–16–44/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

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

S$5–40–128/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Tuition centre · Centre-Based Tuition survey year 2023

S$2–34–114/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Student care centre · Student care survey year 2023

S$1–8–12/household/mo n=5

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Independent cafe · Cafes survey year 2023

S$12–39–93/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Bar / pub · Pubs survey year 2023

S$1–5–20/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

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

S$100–116–128/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Laundry / dry cleaning · Cleaning of clothing survey year 2023

S$0–0–4/household/mo n=4

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

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

S$0–0–2/household/mo n=4

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

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

S$0–5–19/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Jewellery / gold shop · Jewellery And Watches survey year 2023

S$2–5–50/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Casual dining restaurant · Restaurants survey year 2023

S$43–204–729/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

Fine dining restaurant · Restaurants survey year 2023

S$43–204–729/household/mo n=5

the TOP of this range is the landed stratum, which holds 0.06% of households here: a sliver, not the typical household

the BOTTOM of this range is the hdb-1-2-room stratum, which holds 1.2% of households here

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$418,000 n=178

Middle half S$370,000–450,000, S$452 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	11
3-room	1,705
4-room	1,524
5-room, executive and multi-generation	596
rental flats	53

HDB's own block register, summed over the 36 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 2026-08-16, the oldest part as of 2026-08-13

2 premises n=2

a census: all 7 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 7 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

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

3 premises n=3

a census: all 2 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

0.4% 10,209 of 2,448,511 zoned sqm, 91 parcels, mean plot ratio 3.05

largest use classes	share of zoned land
reserve site	31%
business 2	24%
residential	15%

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 2026-08-16, the oldest part as of 2026-08-13

0 premises n=7

a census: all 7 sources known in this subzone answered

Childcare / preschool (single centre) carried updated 2026-07-22, the oldest part updated 2026-05-16

3 premises n=3

a census: all 3 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-07-22 is the newest register update among the 3 postals pooled here; the oldest part's newest row was updated 2026-05-16. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it

All licensed food premises (container) carried as of 2026-08-30, the oldest part as of 2026-08-13

27 premises n=27

a census: all 42 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 42 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

9 premises n=9

a census: all 9 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

3 premises n=3

a census: all 2 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	16

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.