Twin Fountains is a 99-year leasehold Executive Condominium (EC) developed jointly by Frasers Centrepoint and Lum Chang, sitting at 13 & 19A Woodlands Avenue 6 in District 25. Launched in 2013 and issued its Temporary Occupation Permit (TOP) in October 2016, this 418-unit, 8-block development has crossed two significant milestones that define its investment story today: its five-year Minimum Occupation Period (MOP) in 2021, and its ten-year full privatisation threshold in 2026. That 2026 privatisation event is transformative — Twin Fountains units are now open to purchase by Singapore citizens, permanent residents, and foreigners on the open market, placing the development squarely in private condominium territory at a time when its surrounding Woodlands Regional Centre is undergoing the most ambitious infrastructural expansion in the North’s history. For buyers evaluating an OCR (Outside Central Region) condominium with a clear macro tailwind, Twin Fountains deserves a careful look.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 25 — encompassing Woodlands, Admiralty, and Marsiling — is one of Singapore’s last large OCR districts to undergo planned intensification at the regional-centre scale. The District 25 profile reflects this transition: land prices remain comparatively accessible, yet major government investment is flowing in. The Woodlands Regional Centre master plan designates over 100 hectares for commercial development, targeting 700,000 sq m of commercial space and approximately 100,000 new jobs — a structural job creation story that drives long-term residential demand independently of the short-term property cycle.
Transport is the second pillar of this context narrative. Twin Fountains sits mid-way between Woodlands MRT (North–South Line) and Admiralty MRT, with the Thomson–East Coast Line’s Woodlands South station providing a TEL connection. Most significantly, the Johor Bahru–Singapore Rapid Transit System (RTS Link) connecting Woodlands North MRT to JB Sentral is targeted for passenger service by December 2026, with the first train set already delivered as of mid-2025 at 56% overall completion. A five-minute cross-border rail journey restructures the effective catchment of Woodlands as a residential address: workers, business owners, and investors operating across both sides of the Causeway will increasingly view the district as a node rather than a periphery. Buyers who understand this shift before the ribbon is cut are better positioned than those who react after prices have adjusted.
Against this backdrop, Twin Fountains transacted between S$1,251 and S$1,372 psf in the twelve months to late 2024, with an average of approximately S$1,324 psf and absolute prices ranging from S$1.2 million to S$1.73 million depending on unit size. Rental yield sits near 3.5% on 2024 data, a figure that is modest by Singapore standards but consistent with a mature EC in an OCR growth zone where capital appreciation has historically been the stronger driver. Gross rent ranges from S$1,100 to S$5,000 monthly across the mix of two-bedroom to penthouse units. For affordability modelling, use the affordability calculator or the mortgage calculator to stress-test entry prices against prevailing interest rates.
We track 162 sales and 95 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TWIN FOUNTAINS dashboard.
- Average sale price: $1,244,179 across 162 transactions
- Estimated gross rental yield: 3.8%
- District 25 PSF ranking: Above average (top 41%)
- 99 yrs lease commencing from 2012 · OCR · D25 · 418 units
About TWIN FOUNTAINS
TWIN FOUNTAINS is a 99 yrs lease commencing from 2012 condominium, located at WOODLANDS AVENUE 6 in District 25 (Kranji, Woodgrove) (Outside Central Region), comprising 418 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TWIN FOUNTAINS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 14 | $1,121 psf | $937,286 |
| 3 BR | 131 | $1,096 psf | $1,229,922 |
| 4 BR | 17 | $1,107 psf | $1,606,777 |
Sales Market Overview
TWIN FOUNTAINS has recorded 162 sale transactions with an average transaction price of $1,244,179, ranging from $788,000 to $2,113,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 69 | $937 psf | $1,050,615 | — |
| 2022 | 20 | $1,069 psf | $1,237,255 | ↑ 14.0% |
| 2023 | 13 | $1,161 psf | $1,425,222 | ↑ 8.6% |
| 2024 | 29 | $1,240 psf | $1,342,794 | ↑ 6.9% |
| 2025 | 26 | $1,322 psf | $1,514,064 | ↑ 6.6% |
| 2026 | 5 | $1,309 psf | $1,496,978 | ↓ 1.0% |
TWIN FOUNTAINS ranks in the top 41% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, TWIN FOUNTAINS trades 29.1% below the segment benchmark.
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Rental Market Overview
TWIN FOUNTAINS has recorded 95 rental transactions with monthly rents averaging $3,934/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 3 | $2,933/mo | $2,500/mo | $3,600/mo |
| 3 BR | 66 | $3,938/mo | $1,500/mo | $5,200/mo |
| 4 BR | 26 | $4,041/mo | $1,925/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $2,661/mo |
| 2022 | 11 | $3,213/mo |
| 2023 | 18 | $4,499/mo |
| 2024 | 17 | $4,152/mo |
| 2025 | 22 | $4,298/mo |
| 2026 | 13 | $4,235/mo |
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Investment Analysis
Based on average rents and sale prices, TWIN FOUNTAINS delivers an estimated gross rental yield of 3.8%. 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 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 653 | $1,037 psf | 256 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 561 | $1,175 psf | 214 |
| NORTHOAKS | 99 yrs lease commencing from 1997 | 720 | $815 psf | 144 |
Location Map
Map shows TWIN FOUNTAINS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TWIN FOUNTAINS
- Woodlands South MRT
- Admiralty MRT
- Northland Primary School
- Admiralty Primary School
- Beacon Primary School
Nearby MRT Stations
TWIN FOUNTAINS is 830m 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 | 830m |
| Admiralty | NS10 | North-South Line | 1.1 km |
Nearby Schools
There are 14 schools within 2 km of TWIN FOUNTAINS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Northland Primary School | Primary | 330m |
| Admiralty Primary School | Primary | 1.0 km |
| Beacon Primary School | Primary | 1.2 km |
| Singapore Sports School | Jc | 1.2 km |
| Christ Church Secondary School | Secondary | 1.3 km |
| Innova Primary School | Primary | 1.3 km |
| Evergreen Secondary School | Secondary | 1.5 km |
| Ahmad Ibrahim Primary School | Primary | 1.5 km |
| Endeavour Primary School | Primary | 1.5 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.6 km |
| Fuchun Primary School | Primary | 1.6 km |
| Fuchun Secondary School | Secondary | 1.7 km |
Twin Fountains presents four compounding strengths that together make a persuasive case for a development already a decade old.
1. Full privatisation in 2026 widens the buyer pool. When an EC passes its ten-year mark from TOP, all nationality restrictions are lifted and the development is treated as a private condominium under Singapore property law. For Twin Fountains, this happened in October 2026. The immediate effect is demand expansion: the eligible buyer universe grows from Singaporeans and PRs to include foreigners (subject to Additional Buyer’s Stamp Duty — see stamp duty calculator). Historically, the pool widening at the ten-year mark correlates with price step-ups across the EC asset class, because sellers can market to a genuinely international audience for the first time.
2. MRT connectivity on two lines, with a third imminent. Woodlands MRT (NSL) and Admiralty MRT (NSL) bracket the development on either side. The Thomson–East Coast Line’s Woodlands South station extends connectivity to Caldecott, Stevens, Gardens by the Bay, and Marina Bay Sands without a transfer. When the RTS Link opens at Woodlands North, residents gain a five-minute rail link to JB Sentral — the fastest cross-border transit option in the history of the two cities. This tri-line accessibility (NSL + TEL + RTS) at a single residential address in the OCR is rare and structural.
3. Established development quality from Frasers Centrepoint and Lum Chang. Frasers Centrepoint Homes has a consistent track record in the EC segment (Boathouse Residences, Waterway Woodcrest), and Lum Chang brings civil engineering depth. Eight blocks with 14-storey heights keep density at a liveable level for 418 families. The development features a 50-metre lap pool, function rooms, and landscaped water features — the “twin fountains” that give the project its name — across a site designed around the resort-style brief common to EC developments of its generation.
4. Price entry point versus comparable private condominiums. At S$1,251–S$1,372 psf for resale units, Twin Fountains prices at a meaningful discount to newer OCR private condominium launches in less well-connected locations. For buyers who use the total cost calculator to account for BSD, legal fees, and renovation, the EC residual discount after privatisation can still represent 10–15% savings versus a comparable new launch, depending on timing and unit type.
No balanced editorial can omit the genuine risks, and Twin Fountains carries several worth weighing carefully.
Lease decay on a 2012 99-year tenure. By 2026, approximately 14 years have elapsed on a 99-year lease, leaving 85 years. This is not immediately critical, but buyers financing through CPF should be aware that CPF usage rules require the remaining lease to cover the youngest buyer to age 95. As the lease shortens over the next decade, financing eligibility narrows and resale liquidity to CPF-reliant buyers tightens. Use the lease decay calculator to model your specific CPF and loan position. Full privatisation does not reset or extend the lease clock.
Woodlands transformation timeline is long and uncertain. The Woodlands Regional Centre masterplan is a 10–15 year programme. Buyers pricing in the upside from 100,000 new jobs and 700,000 sq m of commercial space should model the full cycle, not just the RTS Link opening in December 2026. Macro factors — interest rates, Malaysia–Singapore economic relations, geopolitical risks — could delay or dilute the commercial development programme. Investors seeking faster capital recycling may find the horizon mismatch uncomfortable.
Distance to Admiralty and Woodlands MRT. While three MRT lines eventually serve the area, the current walking distance to Admiralty MRT is approximately 1.16 km (around 15 minutes on foot). Residents without private vehicles rely on feeder buses, which adds journey time. The planned Woodlands South TEL station reduces this gap, but construction timelines can slip. Buyers should verify the current station completion status before committing.
OCR resale competition from newer ECs. The North region pipeline includes newer EC launches that will attract first-time EC buyers who cannot purchase resale ECs within the MOP. Twin Fountains, as a fully privatised development, now competes in the private resale market — which is broader but also more competitive on price per square foot against both newer ECs post-MOP and purpose-built private condominiums.
- ✅ HDB upgrader family (Singapore citizen couple, combined income S$120k–S$180k): Twin Fountains is fully privatised, so the usual EC income ceiling (S$16,000/month) and first-timer restriction no longer apply on resale. An HDB upgrader can enter at S$1.2M–1.4M for a 3-bedroom unit, benefiting from the privatisation price step-up while still accessing OCR quantum. A single-tier ABSD applies (5% for first residential property replaced by the HDB flat). The North–South Line and future TEL connectivity to CBD suits dual-income families commuting across districts.
- ✅ Singapore PR couple seeking their first private condominium: PRs can purchase fully privatised ECs without restriction. At S$1,251–S$1,372 psf, Twin Fountains offers a credible price point below most new launch alternatives in District 25. PRs pay 5% ABSD on first residential property; the stamp duty calculator at /calculator/stamp-duty helps model total acquisition cost. Rental yield near 3.5% provides partial debt service should the couple relocate for work.
- ✅ Cross-border professional working in both Singapore and Johor Bahru: With the RTS Link targeting December 2026 service, Woodlands North becomes a five-minute journey from JB Sentral. A professional based in Johor who spends three to four days a week in Singapore gains significant time savings versus driving or taking the bus across the Causeway. Full privatisation means foreigners can also buy, though the 60% ABSD for foreigners makes this most practical for Singapore citizens or PRs in this demographic.
- ⚠️ Long-term buy-to-let investor (Singapore citizen, second property): The 20% ABSD on a second residential property for Singapore citizens creates a high acquisition hurdle (roughly S$240k–S$345k on a S$1.2M–S$1.73M purchase). At 3.5% gross yield, debt-serviced net returns are thin until property values appreciate materially. The ROI calculator and cash flow calculator will typically show a long pay-back horizon unless the buyer is equity-funded. Suitable only for investors with a 7–10 year horizon aligned to the Woodlands macro story.
- ❌ First-time buyer seeking new launch EC (income ≤S$16,000/month): Twin Fountains is fully privatised and cannot be purchased under the EC scheme by first-timers with EC grants or the HDB housing grant. The HDB Income Ceiling grant scheme applies only to new EC launches within the five-year MOP window. This buyer profile should look at current new EC launches in the North region instead.
- ⚠️ Retiree or downgrader seeking a smaller, walkable community: The Woodlands/Admiralty area offers Causeway Point mall, wet markets, and established amenities. However, the current 15-minute walk to the nearest MRT and limited walkability score in the immediate surroundings may be a friction point for car-free retirees. The unit mix (2BR to penthouse) does accommodate smaller households. Suitable if a car is available and the buyer values the green, low-density streetscape of Woodlands Avenue 6.
Twin Fountains occupies a pivotal position in 2026: a fully privatised EC at a credible price point, in a district undergoing its most consequential infrastructure investment in a generation. The convergence of three MRT lines, the imminent RTS Link, and the Woodlands Regional Centre commercial programme creates a structural demand story that is not yet fully priced into OCR resale values — primarily because these catalysts are still materialising rather than already delivered. Buyers with a five-to-ten-year horizon, especially HDB upgraders and PRs entering the private market for the first time, will find Twin Fountains a well-rounded option that trades off older lease years for a meaningful price-per-square-foot discount. Investors running a second-property play should model the ABSD burden carefully using the stamp duty calculator and the cash flow calculator before committing, as gross yield alone does not justify the entry cost on a leveraged basis. Short-term flippers should look elsewhere — the Woodlands macro thesis rewards patience. For the right buyer, however, Twin Fountains at its ten-year privatisation inflection point represents one of the more compelling value-to-catalyst propositions in District 25.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 162 transactions analysed
- Rental data: 95 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 TWIN FOUNTAINS
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 TWIN FOUNTAINS against staying public? These HDB towns sit within walking or short-drive distance:
- Woodlands — 4-room average $561,158 (180m away), an upgrader gap of about $700,000