Goodwood Residence
Overview & Key Facts
Goodwood Residence is one of District 10’s most architecturally distinctive developments — a 210-unit freehold condominium completed in 2013 by GuocoLand and designed by the internationally acclaimed WOHA Architects, with landscape architecture by ICN Design International. Situated at 261–265 Bukit Timah Road, the development backs onto the 20-hectare Goodwood Hill conservation area, borrowing a verdant backdrop that no amount of money can replicate on a blank site. The result is a low-rise sanctuary — two 12-storey L-shaped blocks configured as “garden walls” that enclose a series of courtyards culminating in a 100-metre-wide lawn and pool court at the heart of the estate.
GuocoLand is among Singapore’s most established luxury developers, with a track record spanning Wallich Residence at Tanjong Pagar Centre, Martin Modern, and the more recent Lentor Mansion. For Goodwood Residence, they commissioned WOHA — winners of the Aga Khan Award for Architecture and the RIBA Lubetkin Prize — to create something that prioritised landscape integration over sheer density. Eighty percent of the site is dedicated to landscaping, with over 500 new trees planted in addition to 58 existing mature specimens. The project earned a BCA Green Mark Platinum Award (2013) and a Silver Award for Excellence at the Singapore Landscape Architecture Awards (2013), recognitions that reflect genuine environmental commitment rather than marketing greenwash.
At a current average of $2,684 PSF, Goodwood Residence sits in the upper tier of District 10 pricing but is not the most expensive address on the stretch. What distinguishes it from newer competitors is the combination of freehold tenure, WOHA’s biophilic design philosophy, and unit sizes that start at 1,119 sqft for a two-bedroom and reach 8,450 sqft for the penthouses — proportions that new launches in the Core Central Region simply cannot match at comparable PSF levels. For buyers who value architectural pedigree, green living, and spatial generosity over the gleaming newness of a fresh TOP, Goodwood Residence remains one of Bukit Timah Road’s most compelling propositions.
Location & Connectivity
Bukit Timah Road is one of Singapore’s most storied residential corridors, running from the edge of Orchard through Newton and into the heart of the Bukit Timah conservation belt. Goodwood Residence sits at 261–265 Bukit Timah Road, sharing a 150-metre boundary with the Goodwood Hill tree conservation area — a protected green lung that ensures the rear aspect of the development will never be built out. The immediate surroundings are predominantly low-rise residential, lending a tranquillity that belies the address’s proximity to Orchard Road, barely two kilometres to the south.
Connectivity is a genuine strength. Newton MRT station (NS21/DT11) is approximately 240 metres away — a five-to-six-minute walk that qualifies as genuinely doorstep. Newton is an interchange station serving both the North-South and Downtown Lines, placing Orchard one stop away, Marina Bay four stops via the NSL, and Bugis three stops via the DTL. This dual-line access is a material advantage over many District 10 condominiums that rely on a single line. Novena MRT (1.1 km) and Orchard MRT (1.2 km) are secondary options for those heading in different directions.
Daily amenities are well served. Newton Hawker Centre — one of Singapore’s most famous food destinations — is literally across the road, offering affordable meals at one of the few hawker centres that attracts both locals and tourists in equal measure. For groceries and retail, United Square (Cold Storage supermarket) is an 800-metre walk, while the full breadth of Orchard Road shopping — from ION to Takashimaya to Paragon — is reachable in minutes by MRT or a short drive. Balmoral Plaza and Goldhill Plaza provide closer neighbourhood convenience.
The school catchment is exceptional. Anglo-Chinese School (Primary) is just 170 metres away — effectively next door and well within the coveted 1 km priority enrolment radius. Singapore Chinese Girls’ School (Primary) is 240 metres, St. Anthony’s Primary School 670 metres, and St. Margaret’s Primary School 860 metres. The concentration of elite primary schools within walking distance is among the strongest of any condominium in Singapore, making Goodwood Residence a perennial draw for families with school-age children.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| ISS International School (Paterson) | international | ~1.1 km |
Facilities
Goodwood Residence’s facilities are defined less by quantity than by the landscape-first design philosophy that WOHA brought to the project. With 80% of the site given over to greenery and open space, the communal areas feel more like a private botanical garden than a condominium amenity deck. The centrepiece is the 100-metre-wide lawn and pool court, flanked by the two L-shaped blocks and set against the Goodwood Hill conservation backdrop. The swimming pool, jacuzzi, and spa pool are embedded within this landscape rather than perched on a rooftop podium, giving them a grounded, resort-like character.
Beyond the aquatic facilities, the development provides a gymnasium, tennis court, clubhouse, children’s playground, barbecue area, pool deck, steam bath, lounge, and 24-hour security. Ground-floor units enjoy private gardens and plunge pools with sliding panels that can create either a walled courtyard or framed views over the borrowed landscape. On the second and third storeys, 15 units feature “treehouse cabanas” perched within the treetop canopy — a design flourish that is pure WOHA and genuinely unlike anything offered by conventional developments.
“The grounds are beautiful — clearly designed to be a luxurious, peaceful oasis. It’s surprisingly quiet and tranquil despite being on a busy stretch of Bukit Timah Road.”
— Resident review via PropertyGuru
The honest caveat concerns maintenance execution rather than facility design. Multiple residents report that while the grounds are impressively landscaped, the maintenance regime generates significant noise — loud pruning machines and leaf blowers operating for three to four hours daily on weekdays. The gym, while adequate, is not exceptional for a development at this price point. And several residents note that repair response times are slow, with management sometimes taking an extended period to address reported issues. These are operational shortcomings rather than design flaws, but for a freehold development commanding average prices of $6.7 million, the management standard should be higher.
Unit Sizes & Layout
Goodwood Residence’s unit mix is skewed decisively toward spacious family living. The breakdown across 210 units: two-bedroom units at 1,119 sqft, three-bedroom units ranging from 1,948 to 2,142 sqft, four-bedroom units from 2,454 to 2,723 sqft, four-bedroom deluxe units at 2,928 sqft, and penthouses spanning an extraordinary 3,918 to 8,450 sqft. These are not the efficient compact layouts of modern new launches — they are proportioned for the kind of living where every bedroom fits a king-sized bed with furniture to spare, and the living-dining areas accommodate genuine entertaining.
The layout design by WOHA prioritises natural ventilation and greenery integration. Many stacks feature private lift lobbies, enhancing privacy and security. Units are oriented to maximise views over the central courtyard and the Goodwood Hill conservation area, with wide frontages ensuring the living, dining, and balcony spaces face either the central lawn or the borrowed green landscape. The two L-shaped blocks are deliberately angled to avoid direct unit-to-unit sightlines, a thoughtful planning decision that preserves privacy across the development.
The three-bedroom units at 1,948–2,142 sqft are the development’s volume play, and they are enormous by current standards. For context, a three-bedroom at the nearby Leedon Green starts at roughly 1,100 sqft, while newer CCR launches typically offer three-bedrooms in the 1,000–1,200 sqft range. At Goodwood Residence, you are getting nearly double the space. The four-bedroom units at 2,454–2,928 sqft are effectively the size of small landed homes, and the penthouses at up to 8,450 sqft enter a category where comparisons become meaningless.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $2,551 | $2,856,000 |
| 4 BR | 3 | $2,188 | $3,576,667 |
| 5 BR | 40 | $2,708 | $7,406,000 |
Pricing & Market Position
Based on 48 recorded transactions, sale prices range from $2,600,000 to $32,000,000, averaging $6,692,708 (~$2,736 psf).
Rents range from $5,200 to $40,000 per month across 300 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 10.4% (from $2,491 to $2,750 psf).
Neighbourhood Comparison
The most instructive comparisons are with District 10’s recent luxury launches. Skye at Holland ($2,945 PSF, 99-year from 2024, 666 units) represents the newest competition — higher PSF with leasehold tenure, modern finishings, and a larger facilities set, but significantly smaller units and the density trade-offs of a 666-unit project. Leedon Green ($2,784 PSF, freehold, 638 units) is the closest freehold competitor, offering newer finishings and a prestigious Leedon Road address, but again with substantially smaller unit sizes and a higher-density configuration. Both developments offer three-bedrooms starting around 1,000–1,200 sqft — roughly half of Goodwood Residence’s equivalent.
Among existing developments, D’Leedon ($1,854 PSF, 99-year from 2010, 1,703 units) is the mega-scale comparison — dramatically lower PSF reflects its 99-year lease and the density of a 1,700+ unit project, but the Zaha Hadid-designed development offers its own architectural cachet. Hyll on Holland ($2,648 PSF, freehold, 319 units) offers freehold tenure at a marginally lower PSF with newer finishings (TOP 2024), but lacks the conservation area backdrop and the WOHA pedigree. Fourth Avenue Residences ($2,465 PSF, 99-year from 2018, 476 units) completes the competitive set at a lower PSF but with leasehold tenure and a Bukit Timah location further from the MRT.
The investment lens reveals Goodwood Residence’s nuanced position. Its PSF trend — ranging from $2,596 to $2,790 over recent years with a current average of $2,684 — shows stability rather than dramatic growth. The 1.6% two-year price appreciation lags the District 10 average of 6.0%, a gap that reflects the development’s already-elevated pricing and the limited liquidity inherent in a 210-unit, high-quantum project. With only 45 total sales transactions on record, the resale market is thin. However, scarcity works both ways: freehold District 10 developments with WOHA architecture, conservation area frontage, and units above 1,900 sqft are effectively irreplaceable. For buyers thinking in decade-long horizons rather than short-term flips, the competitive position is more defensible than the recent price data suggests.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GOODWOOD RESIDENCE | Freehold | 2013 | 210 | $2,736 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates GOODWOOD RESIDENCE across multiple dimensions.
What Residents Say
“The grounds are beautiful and it’s surprisingly quiet and tranquil despite being on a busy stretch of Bukit Timah Road. Clearly designed to be a luxurious, peaceful oasis with impressive amenities.”
— Resident review via PropertyGuru
“Constant noise pollution coming from the unplanned construction, non-stop loud machines being used for pruning and leaf blowing. Almost every single day, for 3–4 hours, there is loud noise coming from the condo. Goodwood Residence is the noisiest place my family has ever lived.”
— Resident feedback via 99.co
“Everything inside seems to be breaking regularly — lights, switches, lifts, inbuilt appliances. Repairs and maintenance work takes forever to complete. Security staff are incredibly rude.”
— Owner feedback via SingaporeExpats
“It’s quiet and peaceful. The design is wonderful — you feel like you’re living in a resort surrounded by greenery. The location near Newton MRT is unbeatable.”
— Long-term tenant via PropertyGuru
The pattern across review platforms is strikingly polarised — and that polarisation itself tells you something important about the development. Residents who focus on architecture, greenery, and location are overwhelmingly positive: the WOHA design, the Goodwood Hill backdrop, the proximity to Newton MRT, and the resort-like grounds generate genuine enthusiasm. Those who focus on day-to-day management and maintenance are sharply critical: noise from landscaping machinery, slow repair response times, unreliable lifts, and security staff conduct are recurring complaints across multiple platforms. The disconnect suggests a development where the hardware (architecture, location, layout) is genuinely excellent but the software (management, maintenance execution, service standards) has not kept pace with the price positioning. For prospective buyers, this is an actionable distinction — management committees can be changed, but WOHA architecture and Goodwood Hill proximity cannot.
Strengths & Weaknesses
- Freehold tenure in District 10 CCR — no lease decay, generational holding potential
- WOHA Architects design — BCA Green Mark Platinum, internationally acclaimed biophilic architecture
- 80% of site dedicated to landscaping, 500+ trees, backs onto 20-hectare Goodwood Hill conservation area
- Newton MRT interchange (NSL + DTL) just 240m away — among the best connectivity in District 10
- Exceptional school catchment: ACS Primary 170m, SCGS Primary 240m, both within 1 km priority radius
- Generous unit sizes: 3-bedrooms from 1,948 sqft, 4-bedrooms from 2,454 sqft, penthouses to 8,450 sqft
- Only 210 units across 2 low-rise blocks — genuine exclusivity and low density
- Unique ground-floor private gardens with plunge pools and treehouse cabana units on floors 2-3
- Strong rental demand — average rent $14,203/month reflects premium tenant pool
- Newton Hawker Centre across the road, Orchard Road shopping 1 MRT stop away
- Very high absolute quantum — average transaction $6.7M severely limits the buyer pool
- Modest gross yield at 2.44% — not optimised for rental income returns
- Price appreciation of 1.6% over two years lags District 10 average of 6.0%
- Daily landscaping noise (3-4 hours of pruning machines and leaf blowers) — recurring resident complaint
- Management and maintenance standards criticised — slow repairs, unreliable lifts reported
- Security staff conduct has drawn negative feedback from multiple residents
- Thin resale liquidity — only 45 total sales transactions, limited buyer pool at this quantum
- Development is 13 years old — some interior finishings may need refreshing despite solid architecture
- Gym is adequate but not exceptional for the price segment
Verdict
Goodwood Residence occupies a distinctive niche in District 10: it is the architecturally significant, landscape-immersive, freehold alternative to both the newer compact luxury launches and the ageing mega-developments that dominate the Newton–Bukit Timah corridor. At $2,684 PSF, it is priced below newer competitors like Skye at Holland ($2,945 PSF, 99-year) and Leedon Green ($2,784 PSF, freehold) on a PSF basis — but the absolute quantum at an average of $6.7 million means the buyer pool is inherently limited to high-net-worth individuals and families.
The honest weaknesses deserve candid acknowledgment. The 2.44% gross yield is modest for District 10 and reflects the tension between ultra-high purchase prices and a rental market that, while strong in absolute terms ($14,203 average monthly rent), cannot keep pace with the capital outlay. Price appreciation has been underwhelming relative to the district average — a 1.6% gain over two years versus the District 10 average of 6.0%. Management and maintenance standards, based on resident feedback, fall short of what a development at this price tier should deliver. The noise from daily landscaping maintenance is a recurring complaint that seems incongruous with the “peaceful oasis” the architecture was designed to create.
Where Goodwood Residence genuinely excels is in the fundamentals that cannot be replicated. The WOHA architecture and ICN landscape design are award-winning and aging gracefully — the biophilic integration with the Goodwood Hill conservation area is a permanent amenity that no competitor can match. Newton MRT interchange at 240 metres is exceptional connectivity for a prime district address. The school catchment, with ACS Primary at 170 metres and SCGS Primary at 240 metres, is among the strongest in Singapore. And unit sizes in the 1,900–8,450 sqft range belong to an era of development that is not coming back. For owner-occupiers who value architectural quality, green living, and spatial generosity — and who can absorb the quantum — Goodwood Residence remains one of the most distinctive homes on Bukit Timah Road.