LE WOOD is a 72-year balance leasehold development along HINDHEDE DRIVE in District 21 (Clementi Park / Upper Bukit Timah), part of the OCR segment of Singapore's private residential market. The project comprises 58 units and is TOP 2000.
This profile draws on 15 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for LE WOOD is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 15 sales and 32 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE WOOD dashboard.
- Average sale price: $1,397,067 across 15 transactions
- Estimated gross rental yield: 3.2%
- District 21 PSF ranking: Value tier (top 83%)
- 99 yrs lease commencing from 1999 · OCR · D21 · 58 units
About LE WOOD
LE WOOD is a 99 yrs lease commencing from 1999 condominium, located at HINDHEDE DRIVE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by ANANDA DEVELOPMENT (S) PTE LTD, comprising 58 residential units, completed in 2000.
With approximately 72 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 LE WOOD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,177 psf | $950,000 |
| 3 BR | 14 | $1,153 psf | $1,429,000 |
Sales Market Overview
LE WOOD has recorded 15 sale transactions with an average transaction price of $1,397,067, ranging from $950,000 to $1,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $882 psf | $1,075,000 | — |
| 2022 | 4 | $1,086 psf | $1,232,500 | ↑ 23.1% |
| 2023 | 2 | $1,167 psf | $1,470,000 | ↑ 7.5% |
| 2024 | 5 | $1,261 psf | $1,534,000 | ↑ 8.1% |
| 2025 | 1 | $1,274 psf | $1,618,000 | ↑ 1.0% |
| 2026 | 1 | $1,297 psf | $1,648,000 | ↑ 1.9% |
LE WOOD ranks in the top 83% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, LE WOOD trades 25.5% below the segment benchmark.
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Rental Market Overview
LE WOOD has recorded 32 rental transactions with monthly rents averaging $3,702/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 17 | $3,482/mo | $2,300/mo | $4,200/mo |
| 3 BR | 15 | $3,950/mo | $2,400/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,833/mo |
| 2022 | 6 | $3,092/mo |
| 2023 | 8 | $4,200/mo |
| 2024 | 7 | $4,100/mo |
| 2025 | 3 | $3,900/mo |
| 2026 | 2 | $4,450/mo |
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Investment Analysis
Based on average rents and sale prices, LE WOOD delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows LE WOOD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE WOOD
- Beauty World MRT
- Hume MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
LE WOOD is 650m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 650m |
| Hume | DT4 | Downtown Line | 1.4 km |
Nearby Schools
There are 3 schools within 2 km of LE WOOD.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.6 km |
| Henry Park Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 72 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Beauty World is about 0.65km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 58 units, LE WOOD keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Anglo-Chinese Junior College sits about 1.17km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 72 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 15 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: LE WOOD benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 15 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for LE WOOD?
What is the rental yield for LE WOOD?
Is LE WOOD freehold or leasehold?
How far is the nearest MRT from LE WOOD?
What is the tenure of LE WOOD?
How does LE WOOD compare to other projects in the district?
What stamp duty applies for a foreign buyer of LE WOOD?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 15 transactions analysed
- Rental data: 32 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 LE WOOD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.