THE GREENWOOD is a freehold development along GREENWOOD AVENUE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 54 units and is TOP 2011.
This profile draws on 28 recorded transactions from URA 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.
At roughly 15 years from TOP, THE GREENWOOD is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for THE GREENWOOD 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 28 sales and 99 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE GREENWOOD dashboard.
- Average sale price: $4,181,385 across 28 transactions
- Estimated gross rental yield: 3.0%
- District 11 PSF ranking: Above average (top 43%)
- Freehold tenure · CCR · D11 · 54 units
About THE GREENWOOD
THE GREENWOOD is a freehold condominium, located at GREENWOOD AVENUE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by FAR EAST ORGANIZATION, comprising 54 residential units, completed in 2011.
As a freehold property, THE GREENWOOD does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE GREENWOOD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 10 | $2,903 psf | $4,831,578 |
| 5+ BR | 18 | $1,287 psf | $3,820,167 |
Sales Market Overview
THE GREENWOOD has recorded 28 sale transactions with an average transaction price of $4,181,385, ranging from $2,250,000 to $6,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,694 psf | $3,636,600 | — |
| 2022 | 5 | $1,911 psf | $4,043,778 | ↑ 12.8% |
| 2023 | 4 | $1,539 psf | $4,417,500 | ↓ 19.4% |
| 2024 | 5 | $2,055 psf | $4,736,178 | ↑ 33.5% |
| 2025 | 3 | $1,958 psf | $4,361,667 | ↓ 4.7% |
| 2026 | 1 | $3,407 psf | $6,058,000 | ↑ 74.0% |
THE GREENWOOD ranks in the top 43% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, THE GREENWOOD trades 23.8% below the segment benchmark.
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Rental Market Overview
THE GREENWOOD has recorded 99 rental transactions with monthly rents averaging $10,379/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 99 | $10,379/mo | $6,000/mo | $20,950/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $8,944/mo |
| 2022 | 26 | $10,605/mo |
| 2023 | 13 | $12,292/mo |
| 2024 | 22 | $9,905/mo |
| 2025 | 19 | $10,692/mo |
| 2026 | 2 | $9,456/mo |
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Investment Analysis
Based on average rents and sale prices, THE GREENWOOD delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows THE GREENWOOD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE GREENWOOD
- Sixth Avenue MRT
- Tan Kah Kee MRT
- Chatsworth International School (Bukit Timah)
- National Junior College
- National Junior College
Nearby MRT Stations
THE GREENWOOD is 1.1 km from Sixth Avenue MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sixth Avenue | DT7 | Downtown Line | 1.1 km |
| Tan Kah Kee | DT8 | Downtown Line | 1.3 km |
Nearby Schools
There are 10 schools within 2 km of THE GREENWOOD, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | International | 790m |
| National Junior College | Secondary | 1.2 km |
| National Junior College | Jc | 1.2 km |
| Hollandse School | International | 1.4 km |
| Lycee Francais de Singapour | International | 1.4 km |
| SJI International School | International | 1.6 km |
| Hwa Chong International School | International | 1.7 km |
| Hwa Chong Institution | Secondary | 1.8 km |
| Hwa Chong Institution (JC) | Jc | 1.8 km |
| German European School Singapore | International | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 54 units, THE GREENWOOD 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. Chatsworth International School (Bukit Timah) sits about 0.79km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.06km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THE GREENWOOD sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 28 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 THE GREENWOOD?
What is the rental yield for THE GREENWOOD?
Is THE GREENWOOD freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 28 transactions analysed
- Rental data: 99 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 THE GREENWOOD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub 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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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing THE GREENWOOD against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (1.8 km away), an upgrader gap of about $3,500,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $3,450,000