District 25 (Kranji, Woodgrove, Woodlands) is Singapore's far-north OCR gateway, tracking 23 condos at a median $1,102 psf and gross yield ~3.6%. The RTS Link to Johor Bahru (target: end-2026), Woodlands Regional Centre's 100-hectare commercial buildout, and a $400 million Singapore American School campus upgrade are reshaping D25's long-term investment case.
Pressed against the Straits of Johor at Singapore's northernmost edge, District 25 has long been the city-state's quiet outlier: deeply affordable, infrastructure-rich. That calculus is shifting. D25 sits at the confluence of three macro forces: the RTS Link targeting passenger service by December 2026 placing a five-minute rail crossing to Bukit Chagar; Woodlands Regional Centre as Singapore's largest decentralised commercial hub at 100 hectares; and the Singapore American School's $400 million campus rebuild completing 2026.
Against this backdrop, Norwood Grand — the first new private launch in Woodlands in 12 years — sold 84% of its 348 units on its October 2024 launch weekend at an average $2,067 psf, per EdgeProp.
RTS Link (target December 2026): The first RTS train set arrived at Woodlands for demonstration in February 2026. At capacity the system will handle 10,000 commuters per hour per direction. One-way fares are projected at S$5–S$7. The Singapore terminus is Woodlands North MRT on the TEL, per LTA.
Woodlands Regional Centre: URA's Master Plan designates the centre as the north's primary commercial hub, with 100 ha of developable land targeting logistics, aerospace, fintech, and R&D clusters over the next 15 years.
Singapore American School campus upgrade: A $400 million rebuild completing in 2026.
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- 23 condos tracked in District 25 (OCR)
- Median PSF: $1,102 psf across 2,184 sales
- Median rent: $3,500/mo across 4,292 leases
- Estimated gross yield: 3.6%
- Segment: Outside Central Region
District Overview
District 25 covers Kranji, Woodgrove, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 23 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| BEECHWOOD TERRACE | BEECHWOOD GROVE | 99 yrs lease commencing from 1995 | 8 | 1998 |
| BELLEWOODS | WOODLANDS AVENUE 5 | 99 yrs lease commencing from 2013 | 561 | 2017 |
| BUKIT VILLAS | RASOK DRIVE | — | 22 | 2009 |
| CASABLANCA | ROSEWOOD DRIVE | 99 yrs lease commencing from 2001 | 478 | 2006 |
| CENTURY WOODS | WOODGROVE WALK | 99 yrs lease commencing from 1996 | — | — |
| FORESTVILLE | WOODLANDS DRIVE 16 | 99 yrs lease commencing from 2012 | 653 | 2016 |
| LA CASA | WOODLANDS DRIVE 16 | 99 yrs lease commencing from 2004 | 444 | 2009 |
| NORTHILL | JALAN KASAU | Freehold | — | — |
| NORTHOAKS | WOODLANDS CRESCENT | 99 yrs lease commencing from 1997 | 720 | 2001 |
| NORTHWAVE | WOODLANDS VIEW | 99 yrs lease commencing from 2015 | 358 | — |
| NORWOOD GRAND | CHAMPIONS WAY | 99 yrs lease commencing from 2023 | 348 | 2024 |
| PARC ROSEWOOD | ROSEWOOD DRIVE | 99 yrs lease commencing from 2011 | 689 | 2016 |
| PINE VILLAS | JALAN BUMBONG | Freehold | — | — |
| PINEWOOD TERRACE | PINEWOOD GROVE | 99 yrs lease commencing from 1995 | 83 | 1998 |
| ROSEWOOD | ROSEWOOD DRIVE | 99 yrs lease commencing from 2000 | 437 | 2003 |
| ROSEWOOD SUITES | ROSEWOOD DRIVE | 99 yrs lease commencing from 2008 | 200 | 2012 |
| THE WOODGROVE | WOODGROVE DRIVE | 99 yrs lease commencing from 1996 | 72 | — |
| TWIN FOUNTAINS | WOODLANDS AVENUE 6 | 99 yrs lease commencing from 2012 | 418 | — |
| WOODGROVE CONDOMINIUM | WOODGROVE DRIVE | 99 yrs lease commencing from 1997 | 248 | 1999 |
| WOODGROVE ESTATE | ASHWOOD GROVE | 99 yrs lease commencing from 1993 | 34 | 1998 |
| WOODHAVEN | WOODGROVE AVENUE | 99 yrs lease commencing from 2011 | 298 | 2015 |
| WOODLANDS PARK | JALAN BUMBONG | Freehold | — | — |
| WOODSVALE | WOODLANDS DRIVE 72 | 99 yrs lease commencing from 1997 | 696 | 2001 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 143 | $699,924 | $1,556 psf |
| 1-Bed | 225 | $961,291 | $1,572 psf |
| 2-Bed | 320 | $1,175,569 | $1,414 psf |
| 3-Bed | 1,163 | $1,263,657 | $1,090 psf |
| 4-Bed | 213 | $1,533,244 | $996 psf |
| 5-Bed | 120 | $2,467,776 | $896 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 30 | $1,265 psf |
| 2025-07 | 24 | $1,242 psf |
| 2025-08 | 21 | $1,294 psf |
| 2025-09 | 30 | $1,169 psf |
| 2025-10 | 38 | $1,201 psf |
| 2025-11 | 21 | $1,292 psf |
| 2025-12 | 18 | $1,174 psf |
| 2026-01 | 18 | $1,111 psf |
| 2026-02 | 21 | $1,231 psf |
| 2026-03 | 20 | $1,304 psf |
| 2026-04 | 29 | $1,210 psf |
| 2026-05 | 2 | $1,555 psf |
From 2021 to 2026, average PSF in District 25 has appreciated by 36.8% (~7.4% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 465 | $895 psf | — |
| 2022 | 378 | $998 psf | ↑ 11.6% |
| 2023 | 260 | $1,079 psf | ↑ 8.1% |
| 2024 | 674 | $1,556 psf | ↑ 44.1% |
| 2025 | 317 | $1,209 psf | ↓ 22.3% |
| 2026 | 90 | $1,224 psf | ↑ 1.2% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | NORWOOD GRAND | $2,079 psf | $1,732,906 | 309 |
| 2 | NORTHWAVE | $1,257 psf | $1,238,202 | 137 |
| 3 | NORTHILL | $1,243 psf | $3,510,000 | 3 |
| 4 | PARC ROSEWOOD | $1,207 psf | $782,055 | 268 |
| 5 | CENTURY WOODS | $1,177 psf | $2,170,114 | 35 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | NORWOOD GRAND | 309 | $2,079 psf |
| 2 | PARC ROSEWOOD | 268 | $1,207 psf |
| 3 | FORESTVILLE | 254 | $1,036 psf |
| 4 | BELLEWOODS | 213 | $1,175 psf |
| 5 | TWIN FOUNTAINS | 162 | $1,099 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 412 | $8,120/mo | $2,000/mo | $17,000/mo |
| 1-Bed | 869 | $2,376/mo | $1,425/mo | $3,800/mo |
| 2-Bed | 786 | $3,026/mo | $1,100/mo | $4,500/mo |
| 3-Bed | 2,078 | $3,898/mo | $1,300/mo | $10,000/mo |
| 4-Bed | 140 | $4,353/mo | $1,400/mo | $10,000/mo |
| 5-Bed | 7 | $4,893/mo | $1,950/mo | $6,500/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $699,924 | $8,120/mo | 13.92% |
| 1-Bed | $961,291 | $2,376/mo | 2.97% |
| 2-Bed | $1,175,569 | $3,026/mo | 3.09% |
| 3-Bed | $1,263,657 | $3,898/mo | 3.70% |
| 4-Bed | $1,533,244 | $4,353/mo | 3.41% |
| 5-Bed | $2,467,776 | $4,893/mo | 2.38% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest tracks 23 condominiums in D25, representing 2,184 recorded URA sales transactions. Median transacted price $1,102 psf, median monthly rent $3,500, gross yield approximately 3.6%.
| Project | Type | Avg PSF (2025) |
|---|---|---|
| Norwood Grand | Private Condo | ~$2,067–$2,083 |
| La Casa | EC (privatised) | ~$971–$1,135 |
| The Woodgrove | Private Condo | ~$937–$1,038 |
| Northoaks | EC (privatised) | ~$744–$1,041 |
The $965 psf spread between Norwood Grand's new-launch average and the district median reflects the scarcity premium on genuinely new product — Woodlands saw no private launches from 2012 to 2024.
- Benchmark resale vs new-launch PSF before committing. The ~$965 psf gap between Norwood Grand and older D25 condos is real but reflects age and tenure.
- Map your unit to RTS Link walking distance. Woodlands North MRT is the district's value anchor.
- Verify the SAS rental sub-market independently.
- Run gross yield with current asking rents, not historical medians.
- Check RTS Link timeline milestones. The December 2026 target has documented risk of slippage to early 2027.
- Review the Woodlands Regional Centre development pipeline.
Frequently Asked Questions
What is the average PSF in District 25?
Is District 25 in CCR, RCR, or OCR?
What are the best condos in District 25?
What is the rental yield in District 25?
How many condos are in District 25?
When is the RTS Link opening and how will it affect D25 property prices?
The RTS Link targets passenger service from December 2026, with the Singapore terminus at Woodlands North MRT. The first demonstration train set arrived at Woodlands in February 2026.
How many condos are in District 25 and what tenure?
ShiokNest currently tracks 23 condominiums in D25. The majority of older stock are on 99-year leasehold tenure.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.