Forest Woods
Overview & Key Facts
Forest Woods is a 519-unit condominium at Lorong Lew Lian in District 19, jointly developed by City Developments Limited (CDL) and TID Pte Ltd (a joint venture between Hong Leong Group and Mitsui Fudosan). Completed around 2019 on a 99-year lease from 2016, Forest Woods occupies a site that punches well above its weight in connectivity terms — just 440 metres from Serangoon MRT interchange, one of only a handful of stations in Singapore where the North-East Line and Circle Line cross, providing direct routes to the CBD, Dhoby Ghaut, HarbourFront, and the entire circle of the island.
At 519 units, Forest Woods sits in the sweet spot of mid-sized development scale — large enough to deliver a comprehensive facilities deck, yet intimate enough that the pools and lifts never feel overwhelmed. The CDL pedigree is evident in the build quality: clean lines, functional common areas, and finishes that have weathered their first seven years without the premature wear that plagues some newer developments. The resident community is a healthy mix of owner-occupiers drawn by the Serangoon MRT interchange access and the Cedar school cluster, alongside a steady rental cohort attracted by the same connectivity fundamentals.
The numbers tell a story of steady, reliable appreciation. With 142 recorded sales transactions averaging $1,541,115 and a PSF of $2,061, Forest Woods has delivered consistent growth from its launch pricing. The PSF trajectory — $1,795 → $1,910 → $1,985 → $2,031 → $2,145 — represents a 19.5% climb that has been remarkably smooth, without the sharp spikes and corrections that characterise more speculative developments. The rental market is deep: 665 rental transactions with a median rent of $3,757 and a gross yield of approximately 3.0% confirm that this is a development tenants actively seek out, not one where landlords struggle to fill units.
Location & Connectivity
Forest Woods’ defining locational asset is its 440-metre proximity to Serangoon MRT interchange, where the North-East Line meets the Circle Line. This is not merely a neighbourhood station — it is a strategic node in the MRT network. The NEL provides a direct, transfer-free ride to Clarke Quay, Dhoby Ghaut, Chinatown, and HarbourFront, while the CCL connects to Bishan, Botanic Gardens, Holland Village, and one-north. For commuters working in the CBD, Dhoby Ghaut is roughly 20 minutes away. For those in the biomedical or tech corridors, one-north is a single CCL ride. This dual-line interchange access is a structural advantage that cannot be replicated by competing developments further from the station.
Bartley MRT (Circle Line) is a secondary option at 1.10 km, useful for residents in the northern blocks who prefer walking to the CCL directly. The bus network along Upper Serangoon Road and Boundary Road adds further connectivity layers, though for most residents, the MRT interchange is the dominant transport mode.
Daily convenience is anchored by NEX Shopping Centre, the 450,000 sqft mega-mall integrated with Serangoon MRT. NEX houses NTUC FairPrice Xtra, Don Don Donki, a food court, cinema, and over 300 retail units — effectively a one-stop destination for groceries, dining, and shopping that is a 6–8 minute walk from Forest Woods. Serangoon Gardens, the charming foodie enclave known for its hawker centre (chomp chomp) and specialty restaurants, is a short drive to the north. Kovan Heartland Mall and Upper Serangoon Shopping Centre provide additional neighbourhood retail.
The school proximity is a genuine differentiator for families. Cedar Girls’ Secondary School is just 390 metres away, Cedar Primary School is 480 metres, and Zhonghua Secondary School is 680 metres — a cluster of established schools all within comfortable walking distance. For primary school parents, the Cedar Primary proximity at under 500 metres places Forest Woods well within the critical 1 km Priority Phase balloting zone.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | Within 1 km |
| Zhonghua Primary School | primary | Within 1 km |
| Serangoon Secondary School | secondary | Within 1 km |
| Bartley Secondary School | secondary | ~1.1 km |
| Montfort Junior School | primary | ~1.1 km |
| Montfort Secondary School | secondary | ~1.2 km |
Facilities
Forest Woods’ facilities are arranged across a landscaped deck that gives the development its name — the mature planting and tree canopy create a genuine sense of woodland retreat despite the urban Serangoon surroundings. The centrepiece is a 50-metre lap pool, complemented by a children’s pool, jacuzzi, and poolside cabanas. A fully equipped gymnasium, tennis court, BBQ pavilions, function room, children’s playground, and a sky garden with views over the Serangoon neighbourhood round out the standard offerings. The landscaped jogging path that winds through the grounds provides a pleasant morning loop for residents who prefer not to cross the road to the Bidadari Park Connector.
With 519 units sharing these facilities, the ratio is comfortable — a notch above the larger Florence Residences (1,410 units) next door, where shared spaces can feel strained on weekends. The CDL design philosophy favours clean functionality over Instagram-worthy but impractical features: the gym has proper equipment, the BBQ areas have adequate prep space, and the function room is sized for genuine use rather than being an afterthought. Seven years in, the facilities have matured well — the landscaping has thickened into genuine greenery, and maintenance standards remain solid under competent MCST management.
“The pool is the highlight — 50 metres and rarely overcrowded because we’re only 519 units. The grounds feel genuinely green, almost park-like in the mornings. CDL built this well — nothing feels cheap or flimsy even after several years. The gym is compact but has everything you need.”
— Owner-occupier via PropertyGuru
Unit Sizes & Layout
Forest Woods offers a mix of 1-bedroom to 4-bedroom configurations across its 519 units. The CDL layout approach here leans toward compact efficiency — rooms are regularly shaped and corridor wastage is minimal, but internal dimensions are tighter than some buyers accustomed to older, more generous floor plates may expect. The 2-bedroom units (approximately 650–750 sqft) are well-suited for couples and form the core of the rental pool, while the 3-bedroom units (around 900–1,050 sqft) target young families and represent the most popular configuration for owner-occupiers. The 1-bedroom and studio units cater to singles and investors seeking the lowest entry quantum.
The compact sizing is the honest trade-off for the price point and location. At $2,061 average PSF, buyers get Serangoon MRT interchange access at 440 metres, but the internal space per dollar is less generous than what older resale condos in the area offer. Living-dining areas in the 3-bedroom units can accommodate a standard dining set and sofa, but families with larger furniture collections may find the space constraining. Kitchens are functional with adequate counter space and ventilation, though the 1- and 2-bedroom configurations typically feature open-concept kitchens that divide opinion.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 55 | $1,840 | $1,080,624 |
| 2 BR | 60 | $1,893 | $1,616,746 |
| 3 BR | 28 | $1,968 | $2,205,617 |
| 4 BR | 1 | $2,053 | $2,850,000 |
Pricing & Market Position
Based on 144 recorded transactions, sale prices range from $830,000 to $3,100,000, averaging $1,535,044 (~$2,045 psf).
Rents range from $2,121 to $8,000 per month across 678 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23.4% (from $1,679 to $2,072 psf).
Neighbourhood Comparison
The competitive landscape in the Serangoon corridor is well-defined. Chuan Park (~$2,596 PSF) is the new-launch benchmark — a brand-new 99-year lease with contemporary specifications at a 26% premium over Forest Woods. That premium buys a full lease term and modern finishes, but Chuan Park has yet to establish the rental track record and community stability that Forest Woods has built over seven years. Florence Residences (~$1,743 PSF) is the mega-development alternative at 1,410 units on the former Florence Regency site, offering a lower PSF and more generous unit sizes but at a greater distance from the MRT interchange. Affinity at Serangoon (~$1,697 PSF) provides the value play in the broader Serangoon area, with 1,052 units in a large-format development.
Forest Woods’ differentiators are structural. The 440-metre distance to Serangoon MRT interchange is the shortest in this competitive set — Florence Residences and Affinity are both further from the station, and that gap compounds with every daily commute. The CDL build quality is a tangible advantage over some competitors where early maintenance issues have surfaced. The 519-unit scale ensures a more intimate living experience than the 1,000+ unit mega-developments that dominate the area. The trade-off is space: at $2,061 PSF with compact layouts, the price-per-usable-sqft is higher than Florence or Affinity. And at $2,596 PSF, Chuan Park offers the brand-new alternative for buyers who prefer a full lease and fresh finishes over proven track record. For buyers who weight MRT proximity and build quality above raw space per dollar, Forest Woods occupies a defensible middle ground in the Serangoon market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| FOREST WOODS | 99 yrs lease commencing from 2016 | — | 519 | $2,045 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates FOREST WOODS across multiple dimensions.
What Residents Say
“We moved here for the MRT access and the Cedar schools. My daughter walks to Cedar Primary in under 10 minutes, and my wife takes the NEL to Clarke Quay for work. NEX is our second living room — groceries, food, everything. The development is very well-maintained, and at 519 units it never feels crowded.”
— Owner-occupier family via PropertyGuru
“I’ve been renting a 2-bedder here for two years. Serangoon interchange is 5 minutes on foot — I take the CCL to one-north for work, and my flatmate takes the NEL to Outram. It’s hard to beat that convenience. Chomp chomp at Serangoon Gardens is our Friday night ritual. CDL quality is noticeable — nothing creaks or leaks.”
— Tenant via 99.co
“The 50-metre pool is a real luxury — I swim laps every morning and rarely share it with more than two or three people. The landscaping makes it feel like you’re not in the middle of Serangoon. Only minor gripe is the 3-bedder layout is a bit tight for a family of four with a helper, but the location compensates.”
— Long-term resident via EdgeProp
Strengths & Weaknesses
- CDL / TID joint venture — quality build that has aged well over 7 years
- Serangoon MRT interchange just 440m — NEL + CCL dual-line access
- Steady PSF appreciation: $1,795 → $2,145 (+19.5%) with no sharp corrections
- Deep rental market: 665 transactions with median rent $3,757/month
- Cedar school cluster: Cedar Girls' Sec (390m), Cedar Primary (480m), Zhonghua (680m)
- NEX mega-mall (450,000 sqft) within 6–8 minute walk
- Walkability 75/100 — genuine pedestrian access to daily needs
- 519 units mid-sized — intimate community, uncrowded facilities
- Gross yield ~3.0% — respectable for OCR with interchange proximity
- Mature landscaping creates woodland character true to the development's name
- Compact unit layouts — 3-bedders around 900–1,050 sqft feel tight for larger families
- PSF premium over Florence Residences ($1,743) and Affinity ($1,697) for less space per dollar
- Rating value 6.5/100 — premium pricing relative to area average
- 99-year lease with ~89 years remaining — long runway but not freehold
- Competing with Chuan Park new launch ($2,596 PSF) for buyer attention
- Some stacks face Lorong Lew Lian with road-facing exposure
- Open-concept kitchens in smaller units — not ideal for heavy cooking
- Serangoon Gardens hawker centre requires driving — not walking distance
Verdict
Forest Woods is a connectivity-first proposition wrapped in a well-built CDL package. The 440-metre walk to Serangoon MRT interchange — where the NEL meets the CCL — is the development’s defining advantage, and it is one that will only appreciate in value as Singapore’s MRT network becomes the dominant commuting mode. Seven years after completion, the development has proven its fundamentals: steady PSF appreciation from $1,795 to $2,145 (19.5% growth), a deep rental market with 665 transactions, and a walkability score of 75/100 that reflects genuine pedestrian access to daily necessities.
The investment metrics are credible if not spectacular. A gross yield of approximately 3.0% is respectable for the OCR, supported by the kind of rental demand depth (665 transactions) that signals structural desirability rather than temporary interest. The profitability score of 65/100 and investment score of 69/100 reflect a development that delivers reliable, if not explosive, returns. The CDL quality translates into lower maintenance costs and slower depreciation of finishes — practical benefits that compound over a holding period.
The honest limitations: unit layouts are compact for their price point, a consequence of newer developments optimising efficiency over generosity. At $2,061 PSF, Forest Woods sits above the neighbouring Florence Residences ($1,743 PSF) and Affinity at Serangoon ($1,697 PSF), both of which offer more internal space per dollar but at greater MRT distances. The 89 years remaining on the lease is healthy, but the en-bloc calculus is uncertain given the mid-sized 519-unit configuration and relatively recent build. Chuan Park at $2,596 PSF represents the new-launch premium alternative in the area — a fresh lease with contemporary specs at a 26% markup.
The right buyer for Forest Woods is someone who prioritises connectivity above all: a dual-income household where both partners commute by MRT, a family targeting the Cedar school cluster, or an investor seeking proven rental demand backed by interchange-station proximity. At 519 units, the community is intimate without feeling sparse, and the CDL build quality provides confidence in the physical asset. Forest Woods is not the cheapest option in Serangoon, nor the most spacious — but for buyers who understand that a 440-metre walk to an MRT interchange is a permanent, irreplaceable advantage, it makes a compelling case.