THE WOODS is a 99 yrs lease commencing from 2010 development along WESTWOOD AVENUE in District 22 (Jurong / Boon Lay), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 22 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.
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 22 (Jurong / Boon Lay), the immediate context for THE WOODS 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 24 sales and 20 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE WOODS dashboard.
- Average sale price: $2,321,662 across 24 transactions
- Estimated gross rental yield: 3.6%
- District 22 PSF ranking: Value tier (top 100%)
- 99 yrs lease commencing from 2010 · OCR · D22
About THE WOODS
THE WOODS is a 99 yrs lease commencing from 2010 condominium, located at WESTWOOD AVENUE in District 22 (Jurong) (Outside Central Region).
Sales Market Overview
THE WOODS has recorded 24 sale transactions with an average transaction price of $2,321,662, ranging from $1,838,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $482 psf | $1,971,667 | — |
| 2022 | 4 | $543 psf | $2,233,750 | ↑ 12.6% |
| 2023 | 3 | $557 psf | $2,281,667 | ↑ 2.6% |
| 2024 | 4 | $592 psf | $2,409,500 | ↑ 6.3% |
| 2025 | 5 | $651 psf | $2,608,600 | ↑ 9.9% |
| 2026 | 2 | $677 psf | $2,714,444 | ↑ 4.0% |
THE WOODS ranks in the top 100% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, THE WOODS trades 63.1% below the segment benchmark.
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Rental Market Overview
THE WOODS has recorded 20 rental transactions with monthly rents averaging $6,900/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 20 | $6,900/mo | $4,600/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $4,600/mo |
| 2022 | 4 | $6,075/mo |
| 2023 | 4 | $6,750/mo |
| 2024 | 2 | $7,550/mo |
| 2025 | 8 | $7,350/mo |
| 2026 | 1 | $8,200/mo |
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Investment Analysis
Based on average rents and sale prices, THE WOODS delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 22
Side-by-side comparison against the most actively traded condos in District 22 (Jurong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| J'DEN | 99 yrs lease commencing from 2023 | 368 | $2,475 psf | 356 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 306 | $2,159 psf | 302 |
| SORA | 99 years leasehold | 440 | $2,223 psf | 223 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 738 | $1,900 psf | 183 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 848 | $1,311 psf | 172 |
Location Map
Map shows THE WOODS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE WOODS
- Frontier Primary School
- Pioneer Primary School
- Jurong Pioneer Junior College
Nearby Schools
There are 11 schools within 2 km of THE WOODS.
| School | Type | Distance |
|---|---|---|
| Frontier Primary School | Primary | 1.2 km |
| Pioneer Primary School | Primary | 1.4 km |
| Jurong Pioneer Junior College | Jc | 1.4 km |
| Pioneer Secondary School | Secondary | 1.4 km |
| Jurong West Primary School | Primary | 1.5 km |
| Jurong West Secondary School | Secondary | 1.5 km |
| Assumption English School | Secondary | 1.6 km |
| Nanyang Technological University | Tertiary | 1.6 km |
| Boon Lay Secondary School | Secondary | 1.6 km |
| Boon Lay Garden Primary School | Primary | 1.8 km |
| Shuqun Primary School | Primary | 1.9 km |
School-belt proximity. Frontier Primary School sits about 1.18km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: THE WOODS 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. 22 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 WOODS?
What is the rental yield for THE WOODS?
Is THE WOODS 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: 24 transactions analysed
- Rental data: 20 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 WOODS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 539 condo transactions recorded in District 22 over the last 12 months, 78% resale, 22% 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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Price Index Check
The ShiokNest Price Index for District 22 reads 151.2 as of June 2026 — down 5.7% 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 WOODS against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (200m away), an upgrader gap of about $1,750,000