Northoaks
Northoaks is a 99-year lease (70 yrs left) executive condo development in District 25 (Kranji / Woodgrove / Admiralty). It has 134 recorded private transactions. Latest sale: $1,100,000 (Jun 2026, 120 sqm, floors 01-05). Median $849/sqft. Prices up 27.1% over the period. 70 years lease remaining.
Where Northoaks ranks in District 25
All 15 projects ›Median psf over time
Estimate a unit at Northoaks
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.35% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $848 | 41 |
| 06-10 | $831 | 38 |
| 11-15 | $855 | 55 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 120 sqm | $1,100,000 | $852 |
| Jun 2026 | 11-15 | Resale | 116 sqm | $1,235,000 | $989 |
| Jun 2026 | 11-15 | Resale | 116 sqm | $1,190,000 | $953 |
| May 2026 | 11-15 | Resale | 231 sqm | $2,125,000 | $855 |
| May 2026 | 11-15 | Resale | 113 sqm | $1,115,000 | $917 |
| May 2026 | 11-15 | Resale | 211 sqm | $1,860,000 | $819 |
| Apr 2026 | 06-10 | Resale | 115 sqm | $1,050,000 | $848 |
| Apr 2026 | 11-15 | Resale | 218 sqm | $1,950,000 | $831 |
| Mar 2026 | 06-10 | Resale | 116 sqm | $1,150,000 | $921 |
| Mar 2026 | 06-10 | Resale | 120 sqm | $1,200,000 | $929 |
| Feb 2026 | 01-05 | Resale | 115 sqm | $1,050,000 | $848 |
| Feb 2026 | 11-15 | Resale | 115 sqm | $1,080,000 | $872 |
| Feb 2026 | 01-05 | Resale | 116 sqm | $1,240,000 | $993 |
| Feb 2026 | 06-10 | Resale | 115 sqm | $1,120,000 | $905 |
| Jan 2026 | 01-05 | Resale | 109 sqm | $1,060,000 | $903 |
| Dec 2025 | 01-05 | Resale | 120 sqm | $1,150,000 | $890 |
| Dec 2025 | 11-15 | Resale | 115 sqm | $1,165,888 | $942 |
| Nov 2025 | 11-15 | Resale | 137 sqm | $1,488,000 | $1,009 |
| Nov 2025 | 01-05 | Resale | 115 sqm | $1,200,000 | $969 |
| Oct 2025 | 06-10 | Resale | 116 sqm | $1,180,000 | $945 |
| Oct 2025 | 11-15 | Resale | 218 sqm | $1,988,888 | $848 |
| Oct 2025 | 11-15 | Resale | 231 sqm | $1,850,000 | $744 |
| Oct 2025 | 11-15 | Resale | 181 sqm | $1,750,000 | $898 |
| Sep 2025 | 11-15 | Resale | 116 sqm | $1,180,000 | $945 |
| Sep 2025 | 11-15 | Resale | 120 sqm | $1,345,000 | $1,041 |
Northoaks is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Northoaks, with their median resale psf. Useful for comparing what Northoaks costs per square foot against nearby developments.
About Northoaks
Northoaks prices at the value end of District 25 (Kranji / Woodgrove / Admiralty), its $849 psf median lower than about 87% of projects there. It has a busy transaction history, with 134 sales between 2021-08 and 2026-06, ranging from $756,000 to $2,200,000. The most recent transaction was a 120 sqm unit (floors 01-05) at $1,100,000 in Jun 2026, and the median is $849 psf. Over the data window, prices here are up about 27.1% (about 5.1% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 70 years remaining is 0.9100, an annual lease decay of about 0.35%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Northoaks cost?
The most recent transaction at Northoaks was $1,100,000 for a 120 sqm unit in 2026-06. The median price is $849 per square foot across 134 transactions, ranging from $756,000 to $2,200,000. Data sourced from URA.
Is Northoaks freehold or leasehold?
Northoaks is on a 99-year lease commencing in 1997, with approximately 70 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.35%.
What is the price per square foot (psf) at Northoaks?
The median price at Northoaks is $849 psf, with transactions ranging from $583 to $1,041 psf. This is based on 134 URA-recorded transactions in District 25.
Have prices at Northoaks gone up or down?
Prices at Northoaks have increased by approximately 27.1% over the data period (around 5.1% a year). The median price is currently $849 psf, with the most recent sale at $1,100,000 in 2026-06.