Rosewood is a 437-unit 99-year leasehold condominium in District 25 (Admiralty / Woodlands) that received its Temporary Occupation Permit in 2003. Developed by Centrepoint Homes on a lease commencing 2000, the project now sits at roughly 73 years of remaining tenure as of 2026, placing it in the middle phase of its lease curve where price stability typically holds before any meaningful decay discount sets in.
Within the OCR submarket, Rosewood stands out for its sheer scale relative to most neighbourhood-tier projects in the north and a layout pattern that has historically catered to multi-generational households. Cumulative recorded resale volume of 79 transactions reflects a low-turnover, owner-occupier profile rather than the higher-velocity investor stock found closer to the city fringe. That tenant-light, family-heavy mix is one of the defining identities of the Woodlands belt, and Rosewood is a textbook example of it.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Rosewood's positioning in District 25 places it within walking and short-bus distance of two distinct rail nodes. Admiralty MRT (NS10) on the North-South Line gives direct city-bound access via Yishun, Ang Mo Kio and Bishan into the CBD. More strategically, Woodlands MRT (NS9 / TE2) has been an interchange with the Thomson-East Coast Line since the TEL Stage 1 opening, materially shortening commutes to Orchard, Marina Bay and the east coast without a Jurong East transfer.
The two-MRT redundancy is meaningful in resale pricing studies. Listings within ~800m of an interchange typically transact at a measurable premium over single-line catchments, and Rosewood's geography sits inside that walking-MRT band depending on stack. For homeowners, the consequence is straightforward: rail access is not a single point of failure, which is something the Land Transport Authority's rail network map illustrates clearly for the north region.
We track 79 sales and 231 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ROSEWOOD dashboard.
- Average sale price: $1,176,322 across 79 transactions
- Estimated gross rental yield: 3.6%
- District 25 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 2000 · OCR · D25 · 437 units
About ROSEWOOD
ROSEWOOD is a 99 yrs lease commencing from 2000 condominium, located at ROSEWOOD DRIVE in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by CENTREPOINT HOMES, comprising 437 residential units, completed in 2003.
With approximately 73 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 ROSEWOOD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 54 | $909 psf | $1,023,496 |
| 4 BR | 18 | $901 psf | $1,383,870 |
| 5+ BR | 7 | $823 psf | $1,821,571 |
Sales Market Overview
ROSEWOOD has recorded 79 sale transactions with an average transaction price of $1,176,322, ranging from $750,000 to $2,420,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $732 psf | $997,588 | — |
| 2022 | 23 | $859 psf | $1,110,778 | ↑ 17.3% |
| 2023 | 15 | $941 psf | $1,206,993 | ↑ 9.5% |
| 2024 | 14 | $1,028 psf | $1,249,127 | ↑ 9.2% |
| 2025 | 8 | $1,048 psf | $1,351,236 | ↑ 2.0% |
| 2026 | 2 | $983 psf | $2,010,000 | ↓ 6.2% |
ROSEWOOD ranks in the top 82% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, ROSEWOOD trades 41.9% below the segment benchmark.
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Rental Market Overview
ROSEWOOD has recorded 231 rental transactions with monthly rents averaging $3,483/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 69 | $3,037/mo | $2,000/mo | $4,300/mo |
| 3 BR | 136 | $3,571/mo | $2,150/mo | $4,860/mo |
| 4 BR | 26 | $4,206/mo | $3,000/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $2,737/mo |
| 2022 | 53 | $3,277/mo |
| 2023 | 34 | $3,837/mo |
| 2024 | 41 | $3,807/mo |
| 2025 | 46 | $3,917/mo |
| 2026 | 8 | $3,756/mo |
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Investment Analysis
Based on average rents and sale prices, ROSEWOOD delivers an estimated gross rental yield of 3.6%. 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 | $1,207 psf | 268 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 653 | $1,036 psf | 254 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 561 | $1,175 psf | 213 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
Location Map
Map shows ROSEWOOD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ROSEWOOD
- Woodlands MRT
- Woodlands MRT
- Woodlands South MRT
- Marsiling MRT
- Fuchun Primary School
- Fuchun Secondary School
- Evergreen Secondary School
Nearby MRT Stations
ROSEWOOD is 840m from Woodlands MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodlands | NS9 | North-South Line | 840m |
| Woodlands | TE2 | Thomson-East Coast Line | 840m |
| Woodlands South | TE3 | Thomson-East Coast Line | 1.0 km |
| Marsiling | NS8 | North-South Line | 1.3 km |
Nearby Schools
There are 18 schools within 2 km of ROSEWOOD, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fuchun Primary School | Primary | 340m |
| Fuchun Secondary School | Secondary | 370m |
| Evergreen Secondary School | Secondary | 560m |
| Beacon Primary School | Primary | 570m |
| Woodgrove Secondary School | Secondary | 780m |
| Woodgrove Primary School | Primary | 830m |
| Woodlands Ring Secondary School | Secondary | 1.2 km |
| Woodlands Ring Primary School | Primary | 1.2 km |
| Greenwood Primary School | Primary | 1.3 km |
| Woodlands Secondary School | Secondary | 1.5 km |
| Republic Polytechnic | Tertiary | 1.6 km |
| Woodlands Primary School | Primary | 1.6 km |
The single largest medium-term price driver for Rosewood is not a feature of the project itself but of the surrounding masterplan. The URA Master Plan for the North Region designates Woodlands as Singapore's largest regional centre outside the CBD, with about 100 hectares of mixed-use development split between Woodlands Central and Woodlands North Coast. The plan brings commercial GFA, healthcare (Woodlands Health Campus), and an integrated transport hub into walking-radius of established residential stock like Rosewood.
For Rosewood owners, the practical read is that the project's catchment area is being upgraded around it. Regional centre build-outs in Singapore have historically lifted surrounding 99LH stock in two phases: a planning-announcement lift, then a delivery-anchored lift as workforce population materialises. Woodlands is now firmly in the second phase, which tightens the rental floor and limits the discount that leasehold decay would otherwise impose at this point in the curve.
The Johor Bahru–Singapore Rapid Transit System (RTS) Link, scheduled for passenger service by end-2026 and targeting end-2026 / early-2027 operational readiness per the joint LTA project page, is a specific catalyst for the Woodlands rental market. Designed for ~10,000 passengers per direction per hour, the line terminates at Woodlands North station on the TEL, one stop from Woodlands MRT.
The rental thesis is concrete rather than aspirational. Cross-border professionals (Malaysian managerial and tech workers commuting into Singapore, plus Singapore-based staff working JB-side for multinationals with a regional footprint) gain a sub-15-minute reliable transit option that displaces the current Causeway congestion variance. Rosewood, sitting in walkable / one-bus catchment of both Woodlands MRT and the TEL stop adjacent to Woodlands North, benefits asymmetrically: it is far enough from the immediate interchange to avoid pricing-out of family tenants, but close enough to capture professional rentals as the line stabilises. Investors modelling yield should run two cases — one pre-RTS, one with a 6-12 month post-opening uplift — to size the upside fairly.
With a lease commencing 2000, Rosewood holds approximately 73 years of remaining tenure in 2026. Singapore's Bala's Table — the leasehold valuation reference used by SLA and IRAS — assigns a 99-year freehold-equivalent value of roughly 89-90% at 73 years remaining. This is the comfortable middle of the curve: below the 99% mark of a fresh 99LH, but well above the steep drop-off that begins around the 60-year-remaining threshold.
The practical implication for buyers and sellers is twofold. First, mortgage tenure is still flexible — CPF usage rules under the CPF Board's property guidelines apply standard limits, not the curtailed limits that kick in when remaining lease falls below 60 years. Second, owners holding through to ~2035 (lease remaining ~60 years) will see CPF usage and bank LTV begin to compress for incoming buyers, which is the moment the lease-decay discount typically becomes a visible market signal. Selling well before that inflection — or holding through any en-bloc cycle — are the two rational strategies. A buyer today is paying for the next ~10 years of stable, family-tenant ground, after which the decision tree narrows.
Rosewood is the kind of project that rewards patience and penalises impatience. Its 99-year lease starting 2000 leaves the asset in good standing for the next decade with no near-term financing distortion; its location captures the structural Woodlands Regional Centre upgrade and the RTS Link cross-border rental thesis; and its scale plus low resale velocity confirm an owner-occupier identity that limits downside in soft markets.
For a long-hold buyer, the case is clear: pay a fair price, hold through the RTS Link delivery and the regional centre maturation, then re-evaluate around 2033-2035 as the lease approaches the 60-year-remaining threshold. For an investor, the post-RTS rental adjustment is the upside trigger to size, but the entry yield should be set on pre-RTS economics with the upside as call optionality. For a short-hold buyer, this is the wrong project. The discipline of choosing the right buyer profile for the right project is more than half of property investing — and Rosewood's profile is specific enough that the fit test answers itself once you're honest about your horizon.
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 79 transactions analysed
- Rental data: 231 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 ROSEWOOD
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