Woodsvale occupies a distinctive position in Singapore's northern property landscape: a fully privatised executive condominium that has quietly aged into one of District 25's most recognisable addresses. Sitting along Woodlands Drive 72 — just off the Woodlands Avenue 7 corridor — the 696-unit development was launched by CapitaLand's predecessor Pidemco Land in the late 1990s and received its Temporary Occupation Permit in 2001. At 99 years leasehold from 22 September 1997, it carries approximately 70 years on the remaining term as of 2026, a figure that increasingly frames every conversation about value here. Yet the macro story around Woodlands is shifting. The RTS Link connecting Woodlands North to Johor Bahru's Bukit Chagar station is targeted for passenger service by early 2027, and Norwood Grand — the first new private launch in the precinct since 2012 — sold 84 per cent of its units at an average S$2,067 psf during its 2024 launch weekend, injecting fresh momentum into OCR north pricing benchmarks. Against that backdrop, Woodsvale's recent transacted range of roughly S$813 to S$978 psf, with an average around S$912 psf, positions it as a value-relative play in a district that institutional money is beginning to re-examine.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Understanding Woodsvale requires understanding the EC-to-condo journey. Launched under the executive condominium scheme, it completed its statutory ten-year holding period from its Certificate of Statutory Completion date of 5 August 2000, becoming fully privatised in August 2010. That means the property has traded as an unrestricted private condominium for over 15 years: foreigners can purchase, there are no CPF housing grant strings attached, and no resale levy considerations tie the hands of HDB upgraders eyeing the unit. Those structural features matter to a broad buyer pool that includes permanent residents, new citizens, and investors — not merely the sandwich-class heartlanders for whom ECs were originally conceived.
Location anchors much of the thesis. Woodsvale's address at Woodlands Drive 72 places it within walking distance of Admiralty MRT station on the North-South Line. More notably, the Thomson–East Coast Line (TEL) Woodlands station is a short ride away, with Woodlands North — the Singapore terminus for the forthcoming RTS Link — serving as the TEL's northern anchor. When the RTS Link opens, commuters will be able to connect from Woodlands North to Johor Bahru's Bukit Chagar in approximately five minutes, with the line designed to carry up to 10,000 passengers per hour per direction at peak. For Woodsvale residents who work in JB or in cross-border industries, this represents a structural connectivity upgrade that did not exist when the project was conceived. Within Singapore, TEL stations cascade south through Springleaf, Upper Thomson, and onward to the city, reducing travel times to Orchard and Marina Bay from what was once an NSL-dependent corridor.
The precinct's land use context is equally relevant. JTC's Woodlands Gateway industrial estate sits to the north and northwest, providing employment catchment on-island that keeps local rental demand structurally alive. Republic Polytechnic is adjacent to Woodlands North station. The HDB heartland retail cluster anchored by Causeway Point mall at Woodlands Regional Centre gives residents everyday convenience within a short bus or MRT hop. Woodsvale's own facilities — a full-size swimming pool, jacuzzi, children's wading pool, gymnasium, clubhouse, sauna, two tennis courts, games room, BBQ pavilions, and a foot reflexology garden — exceed what many comparable-vintage leasehold condos in other OCR districts offer at the same price quantum.
Transacted prices from the URA property market data portal confirm that Woodsvale's resale volume remains healthy: 117 caveats lodged in the data set reflects consistent secondary-market interest, not a thinly traded anomaly. The highest recent transaction hit S$978 psf for a 1,227 sq ft unit in September 2025, while median pricing sits approximately 7–10 per cent below that peak, reflecting the drag of unit condition variance across a 25-year-old stock.
We track 117 sales and 519 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WOODSVALE dashboard.
- Average sale price: $1,062,145 across 117 transactions
- Estimated gross rental yield: 4.3%
- District 25 PSF ranking: Value tier (top 100%)
- 99 yrs lease commencing from 1997 · OCR · D25 · 696 units
About WOODSVALE
WOODSVALE is a 99 yrs lease commencing from 1997 condominium, located at WOODLANDS DRIVE 72 in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by WOODSVALE LAND PTE LTD (CAPITALAND), comprising 696 residential units, completed in 2001.
With approximately 70 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 WOODSVALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 95 | $805 psf | $1,030,443 |
| 4 BR | 18 | $790 psf | $1,111,605 |
| 5+ BR | 4 | $646 psf | $1,592,500 |
Sales Market Overview
WOODSVALE has recorded 117 sale transactions with an average transaction price of $1,062,145, ranging from $800,000 to $1,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 33 | $678 psf | $936,596 | — |
| 2022 | 22 | $751 psf | $990,818 | ↑ 10.8% |
| 2023 | 14 | $834 psf | $1,152,099 | ↑ 11.1% |
| 2024 | 21 | $845 psf | $1,121,090 | ↑ 1.3% |
| 2025 | 22 | $917 psf | $1,179,727 | ↑ 8.5% |
| 2026 | 5 | $946 psf | $1,187,800 | ↑ 3.2% |
WOODSVALE ranks in the top 100% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, WOODSVALE trades 48.6% below the segment benchmark.
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Rental Market Overview
WOODSVALE has recorded 519 rental transactions with monthly rents averaging $3,783/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 516 | $3,778/mo | $1,300/mo | $10,000/mo |
| 4 BR | 3 | $4,767/mo | $4,300/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 87 | $2,948/mo |
| 2022 | 114 | $3,529/mo |
| 2023 | 90 | $4,120/mo |
| 2024 | 100 | $4,024/mo |
| 2025 | 95 | $4,086/mo |
| 2026 | 33 | $4,344/mo |
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Investment Analysis
Based on average rents and sale prices, WOODSVALE delivers an estimated gross rental yield of 4.3%. This places it among the higher-yielding condos in Singapore.
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 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
Location Map
Map shows WOODSVALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WOODSVALE
- Admiralty MRT
- Endeavour Primary School
- Singapore Sports School
- Admiralty Primary School
Nearby MRT Stations
WOODSVALE is 660m from Admiralty MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Admiralty | NS10 | North-South Line | 660m |
Nearby Schools
There are 13 schools within 2 km of WOODSVALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Endeavour Primary School | Primary | 220m |
| Singapore Sports School | Jc | 420m |
| Admiralty Primary School | Primary | 660m |
| Naval Base Secondary School | Secondary | 920m |
| Naval Base Primary School | Primary | 1.0 km |
| Christ Church Secondary School | Secondary | 1.2 km |
| Innova Primary School | Primary | 1.3 km |
| Northland Primary School | Primary | 1.5 km |
| Sembawang Secondary School | Secondary | 1.6 km |
| Ahmad Ibrahim Primary School | Primary | 1.7 km |
| Sembawang Primary School | Primary | 1.7 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.7 km |
Three structural strengths stand out when evaluating Woodsvale against peers in the OCR north segment.
Connectivity premium arriving late but meaningfully. Woodlands' transit infrastructure has historically been perceived as a weakness relative to its southern OCR cousins. That is changing fast. The TEL already connects Woodlands to the CBD in under 30 minutes. When the RTS Link commences operations from Woodlands North — the official target is early 2027 — the station will carry an estimated 40,000 daily passengers at launch, scaling toward 140,000 in the long term. Cross-border demand for Singapore-side accommodation from JB-based professionals or families in dual-income cross-border households represents a real and growing buyer segment for Woodsvale, given its proximity to the terminus. Use our affordability calculator or total cost calculator to model acquisition costs at today's psf.
Fully privatised EC with no foreign buyer restrictions. Unlike leasehold condos that carry equivalent age-related lease decay, Woodsvale's EC heritage means it was priced at a discount at launch relative to private developments — and that gap has never been fully arbitraged away in resale pricing. Foreigners, PRs, and Singapore citizens face identical purchasing conditions. There is no minimum occupation period constraint on the resale side. This liquidity openness keeps the demand pool wider than HDB-adjacent comparables with equivalent price quanta.
Competitive absolute price entry in a district with rising benchmarks. With list prices on current resale units in the S$1.2M–S$1.45M range for three- and four-bedroom units, Woodsvale allows buyers to secure genuine landed-adjacent scale — typical units run 1,100 to 1,500 sq ft — at absolute price points that are no longer achievable in comparable OCR districts like D19, D20, or D22. Norwood Grand's S$2,067 psf new-launch benchmark, while on a fresh 99-year lease, indicates the degree to which the surrounding precinct has repriced. The gap between new-launch and resale psf in D25 is wider than in most OCR districts, which historically precedes catch-up in the resale tier. District 25 context is accessible via our District 25 market overview.
School ecosystem for families. Admiralty Primary School sits approximately 250 metres from the development — well within the Phase 2B registration radius that has historically granted priority registration to residents within 1 km. Woodlands Primary is also nearby, and the secondary school catchment includes Admiralty Secondary, Woodlands Secondary, and Spectra Secondary within 1.8 km. Families prioritising school proximity alongside reasonable unit size will find few comparable options at Woodsvale's price point in the north.
Facility depth for a mid-tier resale product. The development's facilities were built to EC-scheme standards, which at launch in the late 1990s were benchmarked against private condo norms rather than HDB estate norms. The jacuzzi pool, sauna, karaoke lounge, launderette, and gym represent a facility list that many newer OCR condos at similar absolute prices truncate. Residents consistently note the quiet, well-maintained grounds and family-friendly security environment in review forums.
Woodsvale's value case is real, but it comes with a set of risks that buyers must price honestly before committing.
Lease decay is the dominant structural overhang. At approximately 70 remaining years as of 2026, Woodsvale is entering the zone where CPF usage for purchase is progressively restricted. Under current CPF Board rules, buyers cannot use CPF funds if the remaining lease does not cover the youngest buyer to age 95; where the lease runs short, CPF usage is pro-rated. By the late 2030s, many buyer profiles will be partially or fully excluded from CPF usage at Woodsvale, which directly compresses the effective buyer pool and exerts structural downward pressure on pricing. Bank financing too becomes progressively tighter for sub-60-year lease properties. Run the numbers using our lease decay calculator to understand how the CPF and LTV restrictions intersect with your specific profile.
Physical age and refurbishment risk. The development is 25 years old in 2026. Mechanical and electrical systems — lifts, pool equipment, centralised water pressure infrastructure — are approaching replacement intervals. While the management committee appears to have maintained the property competently, prospective buyers should budget for above-average sinking fund contributions and commission a thorough defect inspection. Unit interiors vary substantially between original fittings and renovated layouts, making per-unit due diligence non-negotiable.
Collective sale probability. A 70-year leasehold site in an increasingly transit-connected precinct is an en-bloc candidate on paper. However, the collective sale market in the mid-2020s has been slow, and 99-year leasehold sites require developers to factor in lease-refresh premium on top of land cost, which compresses bid prices relative to freehold or fresh-99 sites. The RTS Link narrative may attract developer interest over the next five to ten years, but buyers banking on an en-bloc exit within any defined horizon are speculating, not underwriting.
Rental competition from HDB. In Woodlands, the HDB resale and rental market provides genuine competition for Woodsvale's rental proposition. Larger HDB executive flats in adjacent blocks can undercut condo rentals by 20–30 per cent, capping the premium tenants will pay for condo facilities. Yield calculations should be modelled conservatively using current asking rents of S$2,200–S$2,600 per month for three-bedroom units, not aspirational figures from peak-rental years.
North-south infrastructure asymmetry. Despite TEL and the forthcoming RTS Link, Woodlands remains 45–55 minutes from Raffles Place or Marina Bay on public transport. Buyers or tenants whose daily commute is CBD-centric will find this a meaningful quality-of-life trade-off that limits the premium achievable relative to D09–D15 properties.
- ✅ HDB upgrader seeking space and facilities: Three- and four-bedroom units at S$1.2M–S$1.45M absolute offer genuine upsizing from HDB at price points accessible to dual-income couples. Fully privatised EC removes HDB grant complications. Admiralty Primary proximity solves P1 registration anxiety.
- ✅ Cross-border professional working in Johor Bahru: RTS Link opens early 2027 from Woodlands North, placing JB CBD within 5 minutes by rail. Woodsvale is a short MRT hop from the Singapore terminus. For professionals needing Singapore residency with regular JB commuting, the connectivity arithmetic is compelling and the price point is affordable.
- ⚠️ Yield-focused investor with 5–10 year horizon: Gross yields in the 3.0–3.5% range are achievable based on current rental data and acquisition cost, but HDB rental competition caps upside. Lease decay will progressively narrow the buyer pool at exit, limiting capital appreciation beyond any RTS Link 'pop'. Model both scenarios in our ROI calculator before committing.
- ✅ Permanent resident or new citizen seeking first private purchase: No ABSD on first purchase for PRs acquiring below S$1.5M. Woodsvale's absolute price range sits within reach of a typical dual-income PR household. The fully privatised EC status means no eligibility restrictions.
- ⚠️ Long-term owner-occupier (own-stay, 20+ years): Families intending to stay 20+ years will see the lease fall below 50 years during their ownership, which constrains eventual exit options. If the plan is to hold until children are grown and then downsize, the illiquidity risk at exit is real. Comfortable if mortgage is fully paid off and exit flexibility is not required.
- ❌ Short-term speculator seeking quick capital gain: The lease clock works against short holding periods: each year of ownership reduces the remaining term and tightens CPF/LTV rules for the next buyer. ABSD on second or third properties further erodes returns. En-bloc optionality exists but is speculative and illiquid on a defined short horizon.
Woodsvale is a structurally sound, genuinely well-facilitated resale condominium that sits at the intersection of two macro narratives: OCR north repricing driven by the RTS Link and TEL connectivity uplift, and the relentless march of lease decay on 1990s 99-year stock. For the right buyer — specifically owner-occupiers with a 10–20 year horizon, HDB upgraders seeking space, or cross-border professionals positioned to benefit from Johor–Singapore integration — it offers a rare combination of scale, school proximity, and absolute affordability that is disappearing from most OCR districts. For pure yield investors or short-term traders, the lease overhang and HDB rental competition create headwinds that are difficult to overcome without a specific catalyst, such as an en-bloc offer, that cannot be reliably underwritten. At S$900–S$980 psf, buyers are not paying up for an RTS Link premium that has not yet materialised in transactions — but they are getting exposure to it at a discount if the broader D25 repricing that Norwood Grand signalled continues to filter into the resale tier. That asymmetry, managed against honest lease-decay arithmetic, is what makes Woodsvale a considered buy rather than a reflexive one.
FAQ
What is the average price for WOODSVALE?
What is the rental yield for WOODSVALE?
Is WOODSVALE freehold or leasehold?
How does the remaining lease affect CPF usage and bank financing?
With approximately 70 years remaining in 2026, CPF usage remains viable for most buyer profiles today, but the window is narrowing. CPF Board rules require that the remaining lease cover the youngest buyer to age 95; where it falls short, CPF usage is pro-rated proportionally. For a 35-year-old buyer in 2026, 70 years of remaining lease covers to age 105 — no restriction applies. For a 45-year-old, coverage extends to 115, also unrestricted. However, as the lease shortens through the 2030s, these calculations tighten. Bank LTV is also progressively affected once the lease drops below 60 years. Use our lease decay calculator to model your specific age profile against the CPF and financing rules.
Is Woodsvale still considered an executive condominium or a private condo?
Woodsvale is fully privatised and has been since August 2010, ten years after its Certificate of Statutory Completion date in August 2000. It is legally and practically a private condominium. There are no EC-specific eligibility restrictions on buyers: foreigners, permanent residents, and Singapore citizens can all purchase. No minimum occupation period applies to resale transactions, and no HDB resale levy is triggered by the purchase itself.
How close is Woodsvale to the RTS Link station, and when does it open?
The RTS Link Singapore terminus is at Woodlands North MRT station, which is also the northern terminal of the Thomson–East Coast Line. Woodsvale's nearest MRT is Admiralty (North-South Line), which is one stop south of Woodlands and two stops from Woodlands North. Total journey from Woodsvale to Woodlands North — and thus to the RTS Link — is approximately 10–15 minutes including interchange time. The LTA has targeted RTS Link passenger service commencement from early 2027. The line will connect to Johor Bahru's Bukit Chagar station in a five-minute rail journey, with peak capacity of 10,000 passengers per hour per direction.
What are the typical unit sizes and current resale prices at Woodsvale?
Woodsvale offers three-bedroom and four-bedroom configurations, with built-up areas generally ranging from approximately 1,100 to 1,530 sq ft. Recent resale transactions have ranged from S$813 to S$978 psf, with an average around S$912 psf based on recent 12-month data. Absolute prices on current listings are broadly S$1.2M to S$1.45M, depending on floor level, orientation, and renovation state. The highest recorded recent transaction was S$978 psf for a 1,227 sq ft unit in September 2025. Compare this against the District 25 market via our district overview or run a side-by-side with another property using our comparison tool.
What primary schools fall within 1 km of Woodsvale for P1 registration?
Admiralty Primary School is approximately 250 metres from Woodsvale — comfortably within the Phase 2B priority registration radius. Woodlands Primary is also in the broader neighbourhood. Families with children approaching Primary 1 registration age should verify the precise distance from their unit block using the MOE school registration portal, as priority registration is calculated from the child's registered address to the school gate, not from the development boundary.
Is Woodsvale a collective sale (en-bloc) candidate?
On paper, Woodsvale has characteristics that attract en-bloc interest: a single large land parcel in a district with improving connectivity, relatively consistent unit mix, and a land tenure that a developer could refresh by topping up the lease. In practice, the collective sale market in Singapore has been subdued through the mid-2020s, and 99-year leasehold sites require developers to factor lease-refresh costs into their bid price, reducing land premiums relative to freehold sites. There is no public collective sale attempt underway as of mid-2026. Buyers should treat en-bloc optionality as a speculative upside scenario, not an investable thesis on a defined timeline.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 117 transactions analysed
- Rental data: 519 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 WOODSVALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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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 WOODSVALE against staying public? These HDB towns sit within walking or short-drive distance: