8@woodleigh
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Overview & Key Facts
8@Woodleigh is a 330-unit condominium developed by FCL Homes Pte Ltd (a subsidiary of Frasers Property), located at 2–8 Woodleigh Close in the Potong Pasir-Woodleigh corridor of District 13. Completed in 2012 on a 99-year lease from 2008 (approximately 81 years remaining), the development comprises three 15-storey blocks arranged around landscaped courtyards, offering 330 units that blend contemporary design with resort-inspired amenities.
8@Woodleigh arrived in the Bidadari area well before the neighbourhood’s current transformation took shape. When the development launched, the surrounding landscape was dominated by the former Bidadari Cemetery site and ageing HDB estates. Today, the context has shifted dramatically: the Bidadari New Town masterplan has brought thousands of new HDB flats, Bidadari Park with Alkaff Lake, The Woodleigh Mall, and Woodleigh Village — all within walking distance. This neighbourhood evolution has been a significant tailwind for 8@Woodleigh’s valuation, with average PSF rising to approximately $1,881 and a healthy rental yield of 3.4%.
The development has earned a reputation as a well-maintained, resort-style condo that punches above its weight on facilities and finishing quality. With a diverse resident mix — approximately 85% Singaporean, 10% PR, and 6% foreign buyers — and strong connectivity via Woodleigh MRT (NE11) on the North-East Line, 8@Woodleigh represents a compelling value proposition in a corridor that now includes newer, pricier neighbours such as Park Colonial and The Woodleigh Residences.
Location & Connectivity
8@Woodleigh’s location in the Woodleigh-Potong Pasir corridor places it at the intersection of established residential living and the rapidly maturing Bidadari New Town. The development sits along Woodleigh Close, a quiet residential street set back from the main Upper Serangoon Road, providing a degree of insulation from traffic noise while maintaining easy access to the neighbourhood’s amenities and transport links.
The Bidadari transformation has been the defining story of this neighbourhood. The Woodleigh Mall, which opened in 2023, delivers a supermarket, medical services, F&B, and retail within a 7-minute walk. Woodleigh Village, completed in 2025 with a hawker centre and bus interchange, adds further daily convenience. The 10-hectare Bidadari Park with Alkaff Lake and Heritage Walk provides the green lung that the neighbourhood previously lacked. NEX at Serangoon, one MRT stop away, remains the go-to destination for comprehensive shopping with over 300 stores.
The school catchment is a notable strength. Cedar Primary School, St. Andrew’s Junior School, and Maris Stella High School are all within the 1–2 km radius. The presence of international schools — Stamford American International School and the Australian International School — contributes to the area’s expatriate rental demand. For families, the combination of good schools, new parkland, and neighbourhood amenities makes the Woodleigh corridor increasingly competitive with more established family-friendly districts.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Bartley Secondary School | secondary | ~1.0 km |
| Red Swastika School | primary | ~1.2 km |
| De La Salle School | primary | ~1.6 km |
| Balestier Hill Primary School | primary | ~1.7 km |
| Bendemeer Secondary School | secondary | ~1.8 km |
| Bendemeer Primary School | primary | ~1.8 km |
Facilities
8@Woodleigh delivers a resort-calibre facilities suite that has been consistently praised by residents. The centrepiece is the swimming pool complex, which includes a sunbathing shallow pool with in-water deck chairs — an inventive design touch that gives the pool area a Bali-resort quality. A separate lap pool caters to serious swimmers, while a children’s wading pool serves families. The gymnasium is well-equipped, and the development includes tennis courts, gourmet cabanas for al fresco entertaining, barbecue stations, a jogging track, and landscaped garden areas designed for passive recreation.
“The pool area is genuinely resort-like — the shallow pool with sunken deck chairs is a brilliant design that I have not seen in many other condos. We spend most weekends by the pool. The gym has been well-maintained and recently updated with new equipment. The gourmet cabanas are great for hosting barbecue gatherings without having to jostle for the shared BBQ pits. For 330 units, the facilities never feel crowded.”
— Owner-occupier, three-bedroom unit, since 2015 (PropertyGuru)
The 330-unit count is a sweet spot for facilities management: large enough to support a comprehensive amenity package but small enough to avoid the overcrowding that plagues 800+ unit mega-developments on weekends. The MCST has maintained the common areas to a high standard, with the landscaping, pool areas, and fitness facilities consistently cited in positive resident feedback. The development also features quality fittings in common areas — a reflection of the Frasers Property build quality that has held up well over 14 years of use. The 24-hour security and well-lit basement car park round out a facilities package that positions 8@Woodleigh favourably against both older neighbours and newer, pricier alternatives in the Bidadari corridor.
Unit Sizes & Layout
8@Woodleigh offers a focused unit mix across its 330 apartments, with configurations ranging from two-bedroom units (approximately 800–900 sqft) to four-bedroom layouts (approximately 1,400–1,600 sqft). The floor plans are generally well-proportioned, with efficient layouts that minimise wasted corridor space and maximise usable living areas. Bedrooms are sized to accommodate queen or king beds comfortably, and most units feature enclosed kitchens — a practical feature for the cooking-intensive Asian demographic that dominates the resident mix.
The finishing quality reflects the Frasers Property standard: solid surface kitchen countertops, branded sanitary fittings, and timber-finish flooring in bedrooms. While these fittings are now 14 years old and may benefit from selective updating, the build quality has aged well — a common strength of Frasers developments. The ceiling heights are standard for the era but adequate, and the balconies in most configurations provide functional outdoor space for planters or a small dining setup. Compared to the sub-700-sqft two-bedrooms in nearby new launches, 8@Woodleigh’s units feel noticeably more spacious — a tangible benefit of the era in which it was designed.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 9 | $1,693 | $689,642 |
| 1 BR | 2 | $1,255 | $702,500 |
| 2 BR | 25 | $1,689 | $1,437,138 |
| 3 BR | 43 | $1,672 | $1,825,947 |
| 4 BR | 3 | $1,754 | $2,456,000 |
Pricing & Market Position
Based on 82 recorded transactions, sale prices range from $635,000 to $2,650,000, averaging $1,578,341 (~$1,914 psf).
Rents range from $1,500 to $8,200 per month across 456 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33% (from $1,443 to $1,919 psf).
Neighbourhood Comparison
8@Woodleigh ($1,881 psf, 99-year from 2008, ~81 years remaining) sits in a tight competitive cluster in the Bidadari-Potong Pasir corridor. The most direct comparison is Park Colonial ($2,286 psf, 99-year from 2017), the 805-unit colonial-themed development just down the road. Park Colonial commands a 21% PSF premium through newer finishes, a distinctive architectural identity (50-metre cantilevered pool, 9-metre-ceiling clubhouse), and a fresher lease with 90 years remaining. However, 8@Woodleigh offers larger average unit sizes for the same budget, equally good MRT access (350 m vs 210 m to Woodleigh station), and a lower entry price that improves rental yield mathematics.
The Woodleigh Residences ($2,225 psf, 99-year from 2018) is the integrated development directly connected to Woodleigh MRT via The Woodleigh Mall. Its mall integration, Japanese-inspired design, and premium positioning place it at the top of the corridor’s price ladder. For buyers choosing between 8@Woodleigh and Woodleigh Residences, the question is whether mall-at-doorstep convenience and newer finishes justify a 18% PSF premium and smaller unit sizes.
On the more affordable end, The Tre Ver ($1,917 psf, 99-year from 2017) offers a riverfront setting along the Kallang River at a price point close to 8@Woodleigh but with significantly newer construction. The Tre Ver’s Potong Pasir MRT access (450 m) is slightly less convenient than 8@Woodleigh’s Woodleigh station proximity, but the unblocked river views are an amenity that 8@Woodleigh cannot match. For value-conscious buyers, 8@Woodleigh’s combination of space, MRT proximity, and established maintenance track record makes it the quiet achiever in a corridor dominated by newer launches.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 8@WOODLEIGH | — | 330 | $1,914 | |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates 8@WOODLEIGH across multiple dimensions.
What Residents Say
“We moved here in 2016 and have watched the Bidadari neighbourhood transform completely. When we arrived, there was almost nothing nearby — now we have The Woodleigh Mall, the hawker centre at Woodleigh Village, and Bidadari Park for weekend family outings. The condo itself has been brilliantly maintained by the management. Our three-bedroom unit is spacious and well-ventilated, and at the price we paid, it has been excellent value compared to what our friends paid for Park Colonial next door.”
— Owner-occupier, three-bedroom unit, since 2016 (PropertyGuru)
“Great resort-like condo. The sunbathing pool is the highlight — we use it almost every day. There are many expats and young professionals living here, and it is quite a happening place. The proximity to Woodleigh MRT is very convenient — I am at Dhoby Ghaut in 15 minutes. The fittings are starting to show their age in some areas, but the overall quality of the build is solid.”
— Expatriate tenant, two-bedroom unit (Singapore Expats)
“Bought a two-bedder here as an investment in 2019 and it has been consistently tenanted at good yields. The Bidadari transformation has been a real uplift for the area. My only concern is that Park Colonial and Woodleigh Residences are newer, flashier alternatives that may draw tenants away in the longer term. But for now, my tenants appreciate the space and the resort-style pool at a rent that is $500–$800 less than similar units at the newer neighbours.”
— Investor-owner, two-bedroom unit (99.co)
Strengths & Weaknesses
- Woodleigh MRT (NEL) approximately 350 m — 5-minute walk with direct line to CBD, one stop to Serangoon interchange
- Resort-style pool complex with innovative sunken deck chairs — frequently cited as a standout feature by residents
- Bidadari neighbourhood transformation: The Woodleigh Mall, Woodleigh Village hawker centre, and 10-hectare Bidadari Park all within walking distance
- Competitive pricing at ~$1,881 psf — meaningful 15–20% discount to newer neighbours Park Colonial and Woodleigh Residences
- Strong rental yield of 3.4% supported by international school proximity and improving neighbourhood amenities
- Well-maintained development with consistent positive feedback on MCST management and common area upkeep
- 330-unit sweet spot — facilities feel spacious without overcrowding, community atmosphere without anonymity
- 81 years remaining on lease — comfortable buffer above CPF 75-year threshold for decades ahead
- Frasers Property build quality has aged well — solid construction and finishing that holds up after 14 years
- Building age (completed 2012) means fittings are 14 years old — some units may benefit from kitchen and bathroom refresh
- Increasing competition from newer, flashier developments in the Bidadari corridor may draw tenants and buyers
- Bidadari population density growing rapidly — Woodleigh MRT can be crowded during peak hours
- Limited unit type range — no one-bedroom units for entry-level investors or small studios
- Some outward-facing stacks experience noise from Upper Serangoon Road and construction activity
- Capital appreciation may lag newer neighbours that attract more buyer attention and agent marketing effort
- No direct mall integration — The Woodleigh Mall is a 7-minute walk, not connected underground
- Parking may be tight during evening hours when most residents are home simultaneously
Verdict
8@Woodleigh occupies an increasingly attractive position in the District 13 landscape: a well-maintained, resort-style development with genuine MRT proximity (350 m to Woodleigh NE11), sitting in a neighbourhood that has transformed from a construction zone to a fully functioning new town in the years since completion. At approximately $1,881 psf, it trades at a meaningful discount to neighbouring Park Colonial ($2,286 psf) and The Woodleigh Residences ($2,225 psf), while offering comparable MRT access and facilities quality — the value gap reflects the 9-year age difference and the newer developments’ fresh finishes and design cachet.
The 3.4% rental yield is competitive for the corridor, supported by a diverse tenant pool drawn to the international schools nearby, the improving neighbourhood amenities, and the North-East Line’s direct connectivity to the CBD and HarbourFront. With 81 years remaining on the lease, CPF financing remains comfortable for the foreseeable future, and the development is well within the parameters that bank valuers require for full loan-to-value support.
The principal risks are competitive rather than structural. The Bidadari corridor is becoming increasingly supply-rich, with Park Colonial, The Woodleigh Residences, and ongoing BTO completions all adding units to the area. 8@Woodleigh’s age, while a price advantage today, will increasingly tell against it as the decade-plus gap to newer neighbours widens. For owner-occupiers seeking a family-friendly, well-located condo at a reasonable price point, or for investors wanting steady rental income in a maturing neighbourhood, 8@Woodleigh is a sensible proposition. Just don’t expect it to lead the capital-appreciation race in a corridor where newer, shinier options are drawing the headline attention.