Forestville is a 653-unit Executive Condominium (EC) in Woodlands Drive 16, District 25, developed by Hao Yuan Investment and completed in 2016. Sitting on a 99-year leasehold plot from 2012, it occupies a quiet residential pocket within walking distance of Woodlands MRT on the North-South Line (NSL) and — crucially — the newer Thomson-East Coast Line (TEL) station of the same name. With 254 recorded sales transactions in the URA caveat database and resale prices ranging from roughly S$1,084 to S$1,317 per square foot as of mid-2025, Forestville now trades in a range that meaningfully undercuts comparable private condominiums in more central districts while benefiting from one of Singapore’s most structurally significant transport and economic transformations in the north. The project reached its five-year Minimum Occupation Period (MOP) in 2021, opening resale to Singapore Citizens and PRs; it crossed the critical ten-year privatisation threshold in 2026, making units eligible for purchase by foreigners and corporate entities on par with any fully private condominium. That shift in buyer eligibility is not a technicality — it is the single most powerful demand catalyst an EC can experience, and Forestville sits squarely in that window today.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Woodlands is one of Singapore’s three designated Regional Centres under the URA Master Plan, alongside Tampines in the east and Jurong Lake District in the west. The Woodlands Regional Centre spans roughly 100 hectares across two precincts — Woodlands Central and Woodlands North Coast — and is earmarked for offices, research-and-development facilities, lifestyle amenities, and mixed-use commercial space targeting aerospace, logistics, and fintech industries. URA’s Draft Master Plan 2025 explicitly accelerates this transformation, with Woodlands North Coast positioned as the gateway node linking Singapore to the Johor–Singapore Special Economic Zone (JS-SEZ).
The transport spine underpinning that ambition is already operational: the TEL opened its Woodlands stations progressively between 2021 and 2022, giving Forestville residents direct underground rail access to Orchard, Marina Bay, and eventually the East Coast corridor without a transfer. Stacked on top of that is the Johor Bahru–Singapore Rapid Transit System (RTS) Link, targeted to commence passenger service by end-2026. The Singapore terminus at Woodlands North Station is directly integrated with the TEL concourse; a five-minute train ride will connect passengers to Bukit Chagar Station in JB, where Malaysia’s immigration formalities are handled on departure rather than arrival. Peak-hour capacity is designed at 10,000 commuters per direction per hour. For homeowners and tenants in Forestville — roughly 1.7 km from Woodlands North — the RTS Link is a structural tailwind: it expands the effective employment catchment to include the Iskandar Malaysia corridor and is already influencing cross-border rental demand in the North region.
At the street level, Forestville residents have immediate access to Causeway Point (one of Singapore’s largest suburban malls), Vista Point, and Woodlands Integrated Transport Hub. Schools within a 1-km radius include Woodlands Ring Primary and Innova Junior College, while the Admiralty MRT interchange on the NSL provides a secondary rail option. The combination of established neighbourhood infrastructure, strengthening regional employment drivers, and imminent cross-border connectivity places Forestville in a macro context that is materially different — and more positive — than it was at its 2016 completion.
We track 256 sales and 168 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the FORESTVILLE dashboard.
- Average sale price: $1,261,641 across 256 transactions
- Estimated gross rental yield: 3.7%
- District 25 PSF ranking: Above average (top 50%)
- 99 yrs lease commencing from 2012 · OCR · D25 · 653 units
About FORESTVILLE
FORESTVILLE is a 99 yrs lease commencing from 2012 condominium, located at WOODLANDS DRIVE 16 in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by HAO YUAN INVESTMENT PTE LTD, comprising 653 residential units, completed in 2016.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at FORESTVILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 8 | $1,110 psf | $943,500 |
| 3 BR | 193 | $1,038 psf | $1,183,339 |
| 4 BR | 51 | $1,036 psf | $1,552,209 |
| 5+ BR | 4 | $879 psf | $1,971,250 |
Sales Market Overview
FORESTVILLE has recorded 256 sale transactions with an average transaction price of $1,261,641, ranging from $795,000 to $2,420,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 104 | $904 psf | $1,109,830 | — |
| 2022 | 45 | $1,037 psf | $1,261,684 | ↑ 14.6% |
| 2023 | 21 | $1,107 psf | $1,363,800 | ↑ 6.7% |
| 2024 | 40 | $1,159 psf | $1,367,185 | ↑ 4.7% |
| 2025 | 37 | $1,192 psf | $1,433,964 | ↑ 2.8% |
| 2026 | 9 | $1,231 psf | $1,599,778 | ↑ 3.3% |
FORESTVILLE ranks in the top 50% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, FORESTVILLE trades 33.1% below the segment benchmark.
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Rental Market Overview
FORESTVILLE has recorded 168 rental transactions with monthly rents averaging $3,893/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 2 | $3,350/mo | $3,100/mo | $3,600/mo |
| 3 BR | 118 | $3,871/mo | $1,600/mo | $6,000/mo |
| 4 BR | 42 | $3,823/mo | $1,400/mo | $6,400/mo |
| 5+ BR | 6 | $4,992/mo | $1,950/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $3,095/mo |
| 2022 | 33 | $3,729/mo |
| 2023 | 29 | $3,974/mo |
| 2024 | 28 | $3,940/mo |
| 2025 | 34 | $4,191/mo |
| 2026 | 23 | $4,254/mo |
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Investment Analysis
Based on average rents and sale prices, FORESTVILLE delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 25
Side-by-side comparison against the most actively traded condos in District 25 (Kranji, Woodgrove):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | 348 | $2,079 psf | 309 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | 689 | $1,208 psf | 270 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 561 | $1,175 psf | 214 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
| NORTHOAKS | 99 yrs lease commencing from 1997 | 720 | $815 psf | 144 |
Location Map
Map shows FORESTVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- FORESTVILLE
- Woodlands South MRT
- Admiralty MRT
- Northland Primary School
- Admiralty Primary School
- Beacon Primary School
Nearby MRT Stations
FORESTVILLE is 790m from Woodlands South MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodlands South | TE3 | Thomson-East Coast Line | 790m |
| Admiralty | NS10 | North-South Line | 1.0 km |
Nearby Schools
There are 15 schools within 2 km of FORESTVILLE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Northland Primary School | Primary | 420m |
| Admiralty Primary School | Primary | 970m |
| Beacon Primary School | Primary | 1.1 km |
| Christ Church Secondary School | Secondary | 1.2 km |
| Singapore Sports School | Jc | 1.2 km |
| Innova Primary School | Primary | 1.2 km |
| Evergreen Secondary School | Secondary | 1.4 km |
| Endeavour Primary School | Primary | 1.5 km |
| Fuchun Primary School | Primary | 1.5 km |
| Fuchun Secondary School | Secondary | 1.6 km |
| Ahmad Ibrahim Primary School | Primary | 1.6 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.7 km |
Full privatisation unlocks the widest buyer pool in the EC lifecycle. Prior to 2026, Forestville could only be sold to Singapore Citizens and Permanent Residents in the resale market. Full privatisation removes that restriction entirely: foreigners, companies, and entities that cannot buy HDB-governed EC units may now transact freely. Historical precedent from earlier privatised ECs — including The Esparis and La Casa — shows average resale price appreciation of between 9% and 22% within three to four years of MOP and privatisation milestones, as the eligible buyer pool widens and perception converges with that of standard private condominiums. Forestville is entering that window now, and the new EC rules (announced May 2026, applying only to sites with tender closing from 8 May 2026 onward) extend MOP to ten years and privatisation to fifteen years for future launches — meaning Forestville is one of the last EC cohorts to enjoy the quicker ten-year privatisation timeline, a distinction that differentiates it from any EC launched after mid-2026.
Dual-line MRT connectivity is already priced below market equilibrium. Woodlands MRT sits at the intersection of the North-South Line and Thomson-East Coast Line. TEL access to Orchard (approximately 35 minutes) and Marina Bay Financial Centre (approximately 42 minutes) positions Woodlands as functionally less remote than distances on a map suggest. For a project priced at S$1,100–1,300 psf, the rail accessibility premium embedded in this connectivity has not yet been fully arbitraged relative to comparable OCR condominiums on a single MRT line.
The RTS Link is a near-term demand amplifier. With RTS Link passenger service targeted for end-2026, Forestville is positioned within the direct rental and owner-occupier catchment of professionals who will commute between Singapore and Johor Bahru. Cross-border workers who need to be in Singapore but benefit from JB cost structures represent an entirely new tenant and buyer cohort for the North region. Early signs of this effect are visible in Norwood Grand’s 84% take-up at launch in late 2024, reflecting robust demand for new private units in Woodlands at price points well above what Forestville currently commands in resale.
Facilities and unit sizes are EC-standard, not private-condo-lite. Forestville offers a full suite of swimming pools, gym, BBQ pavilions, function rooms, and landscaped grounds across its 21,000-sqm+ site. EC unit sizes, shaped by HDB’s original size requirements, tend to be larger than equivalent private condominium units — a structural advantage for families comparing cost-per-bedroom rather than pure PSF metrics.
Leasehold decay is accelerating. Forestville’s 99-year lease runs from 2012; it entered 2026 with approximately 85 years remaining. While this is comfortable for a purchase today, buyers intending to hold beyond the mid-2040s should model the lease-decay discount that begins to materialise below 70 years and sharpens markedly below 60. Buyers financing with CPF should also note HDB’s pro-ration rules for CPF usage on properties with remaining leases under 60 years relative to the buyer’s age. A lease decay calculator can illustrate the economic impact over a 15- to 20-year horizon.
OCR pricing upside is bounded by new supply in the North. Several Government Land Sale (GLS) sites in the Woodlands and Canberra corridors remain in the pipeline. New private launches in the vicinity set a ceiling on how aggressively Forestville resale prices can re-rate; the project will continue to trade at a discount to brand-new launches as the leasehold clock ticks. Buyers should run a ROI analysis that benchmarks against new launches rather than relying solely on historical EC appreciation averages.
Cross-border demand is aspirational, not yet proven at scale. The RTS Link’s passenger service target is end-2026, but large infrastructure projects in the bilateral Singapore–Malaysia context have experienced schedule slippage historically. If commissioning is delayed, the near-term rental demand stimulus from cross-border commuters will also be deferred. Investors pricing in an immediate yield uplift from RTS Link should apply a probability discount to that timeline.
New EC rules create perception risk for future buyers. From May 2026, new ECs launched on eligible GLS sites will have a 10-year MOP and 15-year privatisation timeline. Prospective buyers who are unfamiliar with Forestville’s earlier cohort rules may conflate the two regimes and assume a longer lock-up than actually applies. Agents and vendors should proactively clarify Forestville’s fully-privatised status to avoid losing buyers who incorrectly assume EC resale restrictions still apply.
- ✅ HDB upgrader seeking space and facilities at OCR value: Fully privatised, so no EC resale eligibility restrictions apply. EC-sized units deliver more floor area per dollar than comparable private condos, and resale prices in the S$1.1M–S$1.4M band are achievable without breaching TDSR thresholds for dual-income households. The TDSR calculator can confirm serviceability.
- ✅ Cross-border professional anticipating RTS Link commute: Woodlands North is the Singapore terminus of the RTS Link. Residents 1–2 km from the station are positioned to commute to Johor Bahru in under 20 minutes door-to-concourse. Both owner-occupier and rental demand from this cohort is expected to grow from end-2026 onward.
- ⚠️ Long-term yield investor targeting the OCR rental market: Gross yields in D25 are competitive relative to CCR or RCR, but the rental base today is largely HDB upgrader families rather than the expat corporate cohort that drives higher absolute rents in D9–11. The RTS Link could diversify the tenant pool, but current yields should be stress-tested against a 12–18 month scenario without that catalyst materialising. Use the cash flow calculator to model net yield after mortgage, maintenance, and vacancy.
- ⚠️ Foreigner or corporate buyer entering Singapore property post-ABSD review: Full privatisation means foreigners can now buy Forestville units, but the 60% ABSD rate for foreign individuals purchasing residential property remains in force. The effective all-in cost is substantially higher than headline PSF. Run a stamp duty calculation before comparing with other jurisdictions.
- ⚠️ First-time buyer on a tight budget seeking BTO-like value in the private market: Forestville is priced at a discount to new private launches in Woodlands, but the starting quantum of S$1.1M–S$1.2M for a 3-bedroom unit still requires significant CPF and cash outlay. The affordability calculator should be used to confirm the household income needed to service the mortgage without over-leveraging.
- ❌ Short-to-medium hold investor seeking flip or 3-year exit: Seller’s Stamp Duty (SSD) no longer applies to Forestville given its privatisation timeline, but three-year price momentum in OCR Woodlands is moderate. New GLS supply and a bounded upgrader catchment limit the probability of a rapid re-rating. The ROI calculator will likely show unattractive annualised returns on a short-hold strategy after transaction costs.
Forestville enters 2026 at the intersection of three converging catalysts: full EC privatisation expanding its eligible buyer pool to the widest it will ever be, TEL connectivity that has quietly repositioned Woodlands on Singapore’s rail map, and an imminent RTS Link that will physically connect the Woodlands precinct to the Johor–Singapore Special Economic Zone. These are not speculative themes — two of the three are already in place, and the third carries a concrete commissioning target within the calendar year.
At S$1,100–S$1,300 psf, Forestville remains one of the most affordable ways to access dual-line MRT convenience in an OCR district undergoing active master-plan transformation. The risk set is manageable: leasehold decay is a long-dated concern, new OCR supply is a ceiling rather than a floor, and RTS Link timing carries execution risk. None of these individually, nor in combination, invalidate the fundamental value proposition for the buyer profiles most suited to this project.
For HDB upgraders transitioning to private-market ownership, and for households whose employment footprint extends to Johor Bahru, Forestville represents a credible, well-located choice with a timing window that will not repeat — future EC cohorts launched under the revised May 2026 rules will wait fifteen years, not ten, before full privatisation. That structural edge belongs to Forestville’s generation of ECs alone.
FAQ
What is the average price for FORESTVILLE?
What is the rental yield for FORESTVILLE?
Is FORESTVILLE freehold or leasehold?
What is the remaining lease and should I be concerned about CPF usage rules?
Forestville’s 99-year lease runs from 2012, leaving approximately 85 years as of 2026. CPF usage and HDB loan eligibility are generally unaffected for buyers whose sum of the buyer’s age and remaining lease exceeds 95 years — a threshold comfortably met for most buyers today. However, CPF pro-ration rules begin to apply when the remaining lease at the time of purchase does not cover the youngest buyer to age 95. The lease decay calculator can model the economic impact over your intended holding period.
Is Forestville fully privatised and can foreigners buy it now?
Yes. Forestville completed its 99-year leasehold in 2012 and achieved TOP in 2016. Having passed the ten-year mark in 2026, it is now fully privatised. Foreign individuals and corporate entities may purchase resale units without the EC ownership restrictions that applied prior to privatisation. Note that the standard 60% Additional Buyer’s Stamp Duty (ABSD) for foreign individuals still applies; use the stamp duty calculator to compute the total acquisition cost.
How close is Forestville to Woodlands MRT and the future RTS Link?
Forestville is in Woodlands Drive 16, approximately a 10–12-minute walk or a short bus ride from Woodlands MRT, which serves both the North-South Line (NSL) and the Thomson-East Coast Line (TEL). The RTS Link’s Singapore terminus at Woodlands North MRT (TEL TE1) is directly integrated with the TEL concourse and is approximately 1.7 km from Forestville. The RTS Link is targeted to open by end-2026, connecting passengers to Bukit Chagar Station in Johor Bahru in approximately five minutes.
What are current resale prices and PSF at Forestville?
Based on URA caveat data through mid-2025, Forestville resale prices range from approximately S$1,084 to S$1,317 per square foot, with an average transaction value in the last six months of roughly S$1.41 million. Total quantum varies by unit type — 3-bedroom units typically transact in the S$1.1M–S$1.5M range. Prices are meaningfully below new private condominium launches in Woodlands such as Norwood Grand, reflecting the leasehold vintage and EC heritage discount.
Does the new 2026 EC policy change affect Forestville buyers?
No. The revised EC rules announced in May 2026 — which extend the MOP to ten years and privatisation to fifteen years — apply only to EC sites with GLS tender closing dates from 8 May 2026 onward. Forestville was launched and built under the earlier framework. Buyers transacting today acquire a unit in a fully privatised development with no remaining EC resale restrictions. If anything, the new rules make Forestville’s cohort comparatively more attractive: future ECs will take five additional years to reach the same fully-open resale status.
What schools are near Forestville?
Several primary and secondary schools are within 1–2 km of Forestville, including Woodlands Ring Primary School, Marsiling Primary School, and Singapore Sports School. Woodgrove Secondary School and Riverside Secondary School are also in the vicinity. Innova Junior College (now part of the merged Woodlands Ring Secondary) and the ITE College Central campus are accessible within a short commute. Families should verify current 1-km and 2-km school registration distances directly with MOE, as catchment boundaries are updated periodically.
How does Forestville compare with other Woodlands ECs like La Casa and Woodlands EC?
La Casa (TOP 2008, 99-year) was one of the earlier ECs to fully privatise in the Woodlands cluster and has been cited as a benchmark for post-privatisation price appreciation in D25, recording roughly 14% PSF growth in the years following full privatisation. Forestville is newer (TOP 2016), carries more remaining lease, and benefits from TEL connectivity that La Casa predates. Compared to the proposed Woodlands Ave 5 GLS site (new launches expected at S$1,500+ psf based on land bids), Forestville’s resale PSF represents a vintage discount that investors assess against the lease differential and newer facilities.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 256 transactions analysed
- Rental data: 168 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for FORESTVILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 302 condo transactions recorded in District 25 over the last 12 months, 93% resale, 7% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing FORESTVILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Woodlands — 4-room average $561,158 (100m away), an upgrader gap of about $700,000