Forest Hills Condominium
Overview & Key Facts
Forest Hills Condominium is a 128-unit low-rise condominium at 25–31 Transit Road in District 26, completed in 2003 on a 99-year leasehold from 2000. Developed by MCL Land — one of Singapore’s established mid-market residential developers with projects across the island — the development occupies a generous 116,864 sqft land parcel in the quiet Mandai–Upper Thomson green corridor, a low-density residential enclave bounded by nature reserves, secondary forest, and park connectors rather than the dense HDB towns that define much of the North region.
The development’s four blocks rise to just five storeys each, giving the project a resort-grade landscaped character that belies its age. Unit types span 2-bedroom configurations from 1,044 to 1,356 sqft, 3-bedroom configurations from 1,195 to 1,367 sqft, and maisonette variants from 1,798 to 1,894 sqft across 11 distinct floor plan types — a generosity of scale that reflects MCL Land’s early-2000s design philosophy where liveable area was prioritised over layout optimisation.
At an average transacted price of $1,154,209 (~$920 PSF), Forest Hills sits firmly in the budget-to-mid range for District 26, a pricing that reflects both the leasehold tenure and the development’s distance from the MRT network. Average recorded rent of approximately $3,793 per month implies a gross yield of roughly 3.9% — above the Singapore private residential average — reflecting the strong tenant demand from the Woodlands-corridor industrial and commercial workforce and the genuine value-per-sqft that large unit sizes deliver at sub-$1,000 PSF entry levels.
The lease profile requires careful attention in 2026: with approximately 74 years remaining, Forest Hills sits just above the 75-year CPF Ordinary Account usage threshold. CPF funds can still be used to service the mortgage today, but buyers purchasing in 2026 should note that the development will cross below the 75-year threshold within approximately one year — after which CPF OA usage will be restricted under CPF Board rules. Buyers with long hold horizons must factor this transition into their financing planning.
Location & Connectivity
Forest Hills Condominium sits on Transit Road in the Mandai–Upper Thomson planning zone — a distinctive address in the Singapore residential landscape. Unlike most D26 condominiums, which cluster around the Woodlands New Town commercial spine or the Admiralty arterial road network, Transit Road is embedded in a genuinely low-density green environment: the development is flanked by secondary forest, the Woodlands Waterfront park connector network, and the open land buffer that characterises the Mandai conservation corridor.
MRT connectivity is provided primarily by Springleaf MRT (TE4) on the Thomson-East Coast Line, approximately 1 km from the development — a 12–15 minute walk or a short bus or cycling trip. Khatib MRT (NS14) on the North South Line is approximately 2.2 km away, accessible via bus or the park connector network, and Yishun MRT (NS13) is approximately 3.4 km away. Bus services from Transit Road provide connections to Yishun Town Centre in approximately 5–10 minutes, which in turn offers direct North South Line access to the CBD.
For drivers, the development benefits from good expressway access: the Central Expressway (CTE) and the Seletar Expressway (SLE) are both within reach, placing the CBD approximately 20–25 minutes by car in non-peak conditions. Yishun Town Centre, with its full complement of retail (Northpoint City is the anchor mall), dining, library, cinema, polyclinic, and supermarkets, is a 5–7 minute drive. The Causeway and Woodlands Checkpoint are approximately 15 minutes north.
The immediate neighbourhood character is defined by greenery and low density. Admiralty Park — one of Singapore’s larger northern coastal parks — is approximately 3 km northwest. The WoodsVista Gallery park connector provides a landscaped cycling and pedestrian route linking the area toward Woodlands MRT and Woodlands Waterfront Park. For residents who value outdoor access over urban amenity density, the Transit Road address is genuinely distinct within the Singapore private residential market.
Facilities
Forest Hills Condominium offers a comprehensive resort-grade facilities deck that is notably well-stocked relative to its 128-unit scale. The core offering comprises a main swimming pool with wading pool, Jacuzzi, sauna, gymnasium, tennis courts, jogging track, BBQ pits, multi-purpose hall / clubhouse, children’s playground, 24-hour guarded security, and basement car parking. The development occupies a 116,864 sqft land parcel — over 900 sqft of land per unit — which allows genuine landscaped separation between facilities zones and creates the resort garden atmosphere that the original marketing emphasised.
For a 2003-vintage 128-unit development, the facilities scope is above average. The inclusion of both a Jacuzzi and a sauna — amenities that were often value-added in mid-market MCL Land products of this era — combined with a full-size tennis court and a dedicated jogging track reflects a positioning above the standard North region condominium of the period. Unlike many contemporary developments where high unit counts and tight land parcels mean contested facilities, Forest Hills’ low density (128 units on 116,864 sqft) means the pool, tennis court, and gym are genuinely accessible without booking friction.
“The pool and facilities are very well maintained and the landscaping is amazing — it has a great resort feel. For its age, the development looks fabulous.”
— Resident review via EdgeProp
The multi-purpose hall is a practical amenity for the family-oriented resident profile that Transit Road’s quiet neighbourhood character attracts — useful for birthday parties, gatherings, and community events. The wading pool is a considered inclusion for the family demographic, offering a shallow option alongside the main pool. Overall, the facilities deck is well-suited to the development’s mid-size, family-grade positioning.
Unit Sizes & Layout
Forest Hills Condominium’s 128 units span 11 distinct floor plan types across three primary configurations: 2-bedroom units from 1,044 to 1,356 sqft, 3-bedroom units from 1,195 to 1,367 sqft, and maisonette variants from 1,798 to 1,894 sqft. The development has no studio or 1-bedroom units — every home is a functional multi-bedroom configuration, reflecting MCL Land’s intent to deliver a family-grade product in a family-grade neighbourhood.
The size specifications are generous by any contemporary standard. A 1,195 sqft three-bedroom at Forest Hills provides bedroom proportions and living room dimensions that a 2025 new launch three-bedder at similar PSF in the North region typically cannot match. The maisonette configurations at 1,798–1,894 sqft offer a multi-level layout with the space budget of a small terrace house within a managed condominium setting — an uncommon format in the Singapore market and one that attracts specific demand from buyers who want the vertical separation of a landed home without the landed maintenance burden.
The five-storey low-rise format means units top out at fifth-floor elevation. There are no panoramic city views or elevated sightlines. Upper-floor units at the fifth level look out over the development’s mature canopy and the secondary forest and low-density housing of the surrounding Mandai enclave. Lower-floor units are closer to the landscaped pool deck and garden zones. The aesthetic is consistently green and suburban rather than urban and elevated.
At an average transacted price of $1,154,209 and $920 PSF, Forest Hills delivers among the most affordable entries into private condominium ownership in the North region. For buyers comparing against newer D26 or D27 99-year condominiums, the PSF premium for freshly-launched projects typically ranges from $300 to $600 over Forest Hills — a gap that directly purchases a newer lease and more contemporary interiors but not necessarily larger or better-proportioned units. For buyers who prioritise space over specification, the Forest Hills unit sizes at the $920 PSF level are difficult to replicate in the current North region market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 21 | $940 | $1,079,442 |
| 4 BR | 9 | $872 | $1,328,667 |
Pricing & Market Position
Based on 30 recorded transactions, sale prices range from $820,000 to $1,978,000, averaging $1,154,209 (~$1,161 psf).
Rents range from $2,300 to $5,500 per month across 34 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 37.5% (from $791 to $1,088 psf).
Neighbourhood Comparison
The most direct comparisons to Forest Hills Condominium are other 99-year leasehold condominiums in Districts 25, 26, and 27 that target similar family owner-occupier and value-investor profiles. Rosewood at Woodlands Avenue 1 (D25, 99yr/1996, 457 units) is a larger development with direct access to Woodlands MRT — the trade-off is higher PSF, smaller average unit sizes, and significantly higher resident density. For buyers who prioritise MRT-walking-distance access, Rosewood or comparable Woodlands Town condominiums offer that, but at a meaningful PSF premium and without the resort-density character of Forest Hills.
Within the Yishun–Khatib corridor, developments such as Yishun Sapphire (D27, 99yr, near Khatib MRT) offer the advantage of North South Line walking proximity but at tighter unit sizes and higher per-unit density. The key differentiator at Forest Hills is the land parcel generosity — 116,864 sqft for 128 units — and the resulting resort-density facilities layout that most comparable-era North region condominiums on smaller parcels cannot replicate.
For buyers comparing the leasehold discount against newer D26 supply, projects such as The Criterion (Yishun, 99yr/2015, 505 units) transact at $1,050–$1,150 PSF — a PSF premium of $130–$230 over Forest Hills — and offer the advantage of a longer remaining lease (approximately 89 years) and more contemporary interiors. The Criterion’s much larger unit count (505 vs 128) and denser facilities-to-unit ratio is the trade-off. Buyers for whom lease length is the primary concern should favour newer launches; buyers for whom space, facilities-per-resident, and green enclave character are primary should evaluate Forest Hills seriously at its current PSF.
Against its most relevant peer — MCL Land’s own product philosophy of resort-grade, family-scale condominiums on generous land parcels — Forest Hills holds up well. The development was clearly not conceived as a high-density investment product, and 20 years later that positioning is an advantage: the facilities are uncrowded, the community is established, and the grounds are mature. The lease clock is the one irreducible variable that distinguishes Forest Hills from a freehold or long-remaining-lease comparable; everything else points to a development that has aged better than its D26 price point might suggest.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FOREST HILLS CONDOMINIUM | 99 yrs lease commencing from 2000 | 2004 | 128 | $1,161 |
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 2025 | 941 | $2,178 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 2022 | 605 | $2,137 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 2023 | 598 | $2,116 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,266 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 2025 | 477 | $2,222 |
Lease Decay Analysis
The 99-year lease runs from 2000, meaning approximately 26 years have already been consumed. Roughly 73 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~73 years | Full bank financing available |
| 2030 | ~69 years | CPF usage still unrestricted for most buyers |
| 2039 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2059 | ~39 years | Significant financing restrictions for next buyer |
| 2099 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~63 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates FOREST HILLS CONDOMINIUM across multiple dimensions.
What Residents Say
“We find the place peaceful, green, and well-maintained. Forest Hills is a real gem around this area. The resort feel is genuine — this is not just a marketing phrase.”
— Resident review via EdgeProp
“The facilities and pool are very well maintained, and the landscaping is amazing. For its age, the development looks fabulous. Very peaceful environment and the neighbours are mostly families and long-term residents.”
— Owner review via PropertyGuru
“The unit size is one of the main reasons we chose Forest Hills. You simply cannot find a 3-bedroom above 1,200 sqft at this price anywhere else in the North. The Jacuzzi and sauna are nice extras. The distance to MRT is the trade-off.”
— Owner comment via 99.co
“Good for families who work in Woodlands or Yishun and don’t need to commute to the CBD daily. The green environment and spacious units make a big difference to daily life quality. Bus to Yishun is straightforward enough.”
— Tenant review via SRX
Resident feedback at Forest Hills Condominium is consistently positive on three themes: the genuine green-resort environment, the quality maintenance of facilities for a 20-year-old development, and the spacious unit proportions that remain a standout in the budget D26 market. The development’s primary trade-off — MRT distance requiring a bus connection or short drive to Springleaf TE4 or Yishun NS13 — is acknowledged by most reviewers as a known and accepted compromise for residents who either work locally in the North or who drive. Long-term ownership tenure is a notable characteristic: many reviewers indicate multi-year or decade-plus residency, suggesting a stable owner-occupier community rather than a high-turnover investment product.
Strengths & Weaknesses
- Generous unit sizes — 2BR from 1,044 sqft, 3BR from 1,195 sqft, maisonettes from 1,798 sqft — outstanding space-per-dollar in D26
- MCL Land resort-grade facilities on 116,864 sqft land: pool, wading pool, Jacuzzi, sauna, tennis court, jogging track, gym, BBQ pits — uncrowded at 128 units
- Quiet green enclave address on Transit Road — secondary forest, park connectors, and low-density residential character preserved by surrounding land use
- Springleaf MRT (TE4) on Thomson-East Coast Line accessible ~1 km away — direct TEL services to Newton, Orchard, and Marina Bay without transfer
- Gross yield ~3.9% on $3,793 avg monthly rent — above Singapore residential average; strong tenant demand from Woodlands-corridor workforce
- $920 PSF budget-range entry point — lowest-PSF private condo ownership in the North with full resort facilities deck
- WoodsVista Gallery park connector network nearby — cycling and pedestrian routes to Woodlands Waterfront and Admiralty Park
- MCL Land developer with established quality reputation — well-maintained development for its 2003 vintage
- Yishun Town Centre (Northpoint City) ~5–7 min drive — full retail, cinema, library, polyclinic, hawker centre, supermarket
- CPF OA still usable in 2026 (74yr remaining, above 75yr threshold) — window to purchase with CPF before restrictions apply
- Lease expiry 2099 — ~74yr remaining in 2026; will cross below 75yr CPF threshold within ~1 year, restricting CPF OA usage for future buyers
- No direct MRT walking access — Springleaf TE4 is ~1 km (12–15 min walk); Khatib NS14 is ~2.2 km; most residents rely on bus or car
- D26 Mandai–Upper Thomson address is not a prestige district — resale pool is local-workforce-oriented and price-sensitive
- Lease decay trajectory progressively contracts future buyer pool — post-75yr crossing, resale restricted to cash buyers and borrowers without CPF dependency
- 2003 vintage interiors — kitchens and bathrooms in original condition will require renovation budget for buyers seeking modern finishings
- Limited retail immediately at the doorstep — daily convenience requires a bus or drive to Yishun Town Centre
- No en-bloc precedent in this enclave; development’s small scale (128 units) and individual leasehold structure make collective sale coordination uncertain
- $920 PSF reflects market’s accurate pricing of lease, MRT-distance, and address-tier constraints — not a hidden discount; upside is limited
Verdict
Forest Hills Condominium’s investment and owner-occupier case rests on four interconnected factors: budget-range D26 entry pricing, genuinely large unit sizes at below-market PSF, a quiet green address with resort-grade facilities, and a lease profile that is now in its final window of unrestricted CPF usability.
At $920 PSF for a 99-year leasehold D26 address, Forest Hills is priced at the lower end of the North region private condominium spectrum — a reflection of the age-of-lease discount, the distance from the MRT network (Springleaf TE4 is ~1 km, Khatib NS14 is ~2.2 km), and the Mandai–Upper Thomson address, which sits outside the core Woodlands and Yishun commercial and transit nodes. These are real constraints, and the market has priced them accurately. But the other side of the ledger is equally real: 128 units on 116,864 sqft of land, maisonettes to 1,894 sqft, a resort facilities deck, and a naturally quiet green enclave that no new-launch competitor at comparable PSF in the North can replicate.
The gross yield picture is the development’s strongest investment argument. At $3,793 average monthly rent against a $1,154,209 average sale price, the implied gross yield is approximately 3.9% — meaningfully above the Singapore private residential median and reflective of genuine tenant demand from the Woodlands-corridor industrial workforce, personnel at the nearby Sembawang Shipyard and Seletar Aerospace industrial clusters, and families seeking large-unit rental value in the North. The large unit sizes that make Forest Hills a below-market PSF purchase also make it a competitive rental product where value-per-sqft matters to tenants.
Forest Hills is the right answer for buyers who want the most space per dollar in the North region, accept that MRT access requires a bus or bicycle connection, and are either purchasing immediately (while CPF OA is still usable) or are cash buyers for whom the lease threshold is irrelevant.
The lease is the central financial risk factor. At 74 years remaining, the CPF window is closing: buyers in 2026 can still use CPF OA, but the window is measured in months rather than years. Once the remaining lease drops below 75 years at time of purchase, the eligible buyer pool contracts materially — cash-only purchasers and those able to service the full mortgage without CPF support. This trajectory is not speculative; it is calculable and imminent. For short-to-medium hold investors who intend to resell within 5–10 years, the contracting buyer pool is a genuine liquidity risk that must be weighed against the yield advantage.
For the right buyer — a cash purchaser, a family upgrader not reliant on CPF for servicing, or a buy-and-hold investor comfortable with the 3.9% yield and the green-enclave tenant profile — Forest Hills at current pricing delivers genuine value that the North region new-launch market at $1,200–$1,500 PSF cannot. The key is entering with clear-eyed awareness of the lease clock.