Le Wood
Overview & Key Facts
Le Wood is a 58-unit boutique condominium developed by Ananda Development (S) Pte Ltd, nestled at the foot of Bukit Timah Nature Reserve along Hindhede Drive in District 21. Completed in 2000 on a 99-year lease from 1999, the development comprises just two low-rise blocks of five storeys each — a scale that is almost impossibly rare in modern Singapore, where even boutique launches routinely exceed 100 units. Le Wood’s defining characteristic is not its architecture or facilities but its address: Hindhede Drive is literally where the city meets the jungle, with primary rainforest beginning at the condo’s back fence.
At a current average price of $1,397,067 (median $1,480,000) and an average PSF of $1,286 over the past twelve months, Le Wood represents the most affordable entry point into the Bukit Timah private condo corridor — a district where new launches like The Reserve Residences ($2,494 psf), Nava Grove ($2,487 psf), and Pinetree Hill ($2,485 psf) command nearly double the per-square-foot cost. The gross rental yield of 3.08% on an average rent of $3,685 is respectable for a D21 address, though the rental pool is narrow given the development’s small size and car-dependent location.
The elephant in the room is the lease. With 72 years remaining and the 60-year CPF usage threshold arriving in just 12 years, Le Wood’s financing runway is shorter than many buyers realise. This is not a fatal flaw — properties with shorter leases trade actively in Singapore — but it is a structural reality that shapes who should buy here and at what price. Le Wood is a nature lover’s sanctuary with a ticking clock, and buyers need to price both dimensions into their decision.
Location & Connectivity
Le Wood sits on Hindhede Drive, a quiet residential cul-de-sac branching off Upper Bukit Timah Road at the base of Bukit Timah Hill — Singapore’s highest natural point at 163 metres. The Bukit Timah Nature Reserve, one of only two remaining patches of primary tropical rainforest on the island, is quite literally at the back door. Hindhede Nature Park, with its quarry pool and walking trails, is a two-minute stroll from the condo gate. For residents who hike, trail-run, or simply value waking up surrounded by greenery rather than concrete, this is an address that no amount of rooftop gardens or landscaped decks at newer developments can replicate.
Daily amenities require a short drive or a 10-minute walk to the Beauty World cluster. Bukit Timah Plaza and the Beauty World Centre shophouses offer kopitiam stalls, a FairPrice supermarket, clinics, and basic retail. The upcoming The Reserve Residences integrated development at Beauty World MRT will add a mall component by 2028, significantly improving the retail offering within walking distance. For more comprehensive shopping, Bukit Timah Shopping Centre and King Albert Park are within a 5-minute drive, while Jurong East’s malls (JEM, Westgate, IMM) are 10 minutes by car.
The school catchment is strong at the secondary and tertiary level: Anglo-Chinese Junior College is 1.17 km away, Ngee Ann Polytechnic 1.58 km, and Henry Park Primary 1.84 km. However, the 1 km primary school priority-enrolment radius does not capture any particularly sought-after primary schools, which is a consideration for families with young children. The German European School Singapore is just 870 m away, making Le Wood attractive to expatriate families enrolled there.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.2 km |
| Ngee Ann Polytechnic | tertiary | ~1.6 km |
| Henry Park Primary School | primary | ~1.8 km |
Facilities
Le Wood’s facilities are necessarily modest for a 58-unit development built in 2000. The communal amenities include a swimming pool, jacuzzi, sauna, BBQ area, a multi-function room, car park, and 24-hour security — the essentials, delivered without pretension. There is no gymnasium, no tennis court, no sky terrace, and no children’s playground beyond what the general landscaped areas provide. For a development of this vintage and scale, this is entirely expected: 58 units simply cannot support the maintenance costs of resort-grade facilities.
What Le Wood lacks in built amenities, however, it arguably compensates for with its natural surroundings. Hindhede Nature Park is a two-minute walk from the gate, offering a quarry pool viewpoint, shaded hiking trails, and a boardwalk through secondary forest. The Bukit Timah Nature Reserve summit trail begins barely 500 metres away. Residents who value outdoor fitness — trail running, hiking, nature walks — have access to a “facility” that no developer can build and no MCST fee can replicate.
“I’ve stayed here seven years and find it very quiet and convenient. The air quality is superb as it is close to the nature reserve. I go hiking every morning before work — it’s become my gym. The pool is small and often has leaves in it because of the trees, but honestly I rarely use it when I have the entire Bukit Timah trail system at my doorstep.”
— Long-term resident, 7 years (SG Expats Forum)
The 24-hour security and small community size create a genuine village atmosphere. With only 58 households, residents know their neighbours — a social dynamic that larger developments cannot easily replicate. Maintenance fees are reasonable relative to the unit count, though per-unit contributions are inherently higher than in large developments due to the smaller cost-sharing base.
Unit Sizes & Layout
Le Wood offers a compact unit mix of one-bedroom, two-bedroom, and three-bedroom configurations spread across just two five-storey blocks. Unit sizes range from approximately 807 sqft for the smaller layouts to 1,141 sqft for the three-bedroom units — generous dimensions by today’s new-launch standards, where three-bedrooms have shrunk to 800–900 sqft. The year-2000 vintage means layouts follow the pre-efficiency-driven era of Singapore condo design: rooms are proportionally sized, kitchens are enclosed, and corridors are wide enough for a bookshelf — qualities that buyers accustomed to modern shoebox units will appreciate.
The low-rise, five-storey format means no unit is more than a few flights from the ground — a practical advantage for elderly residents and a lifestyle benefit for those who prefer the feel of low-density living over high-rise tower blocks. Upper-floor units in both blocks benefit from treetop views and better air circulation, though even the highest floor sits below the surrounding tree canopy in parts, creating a genuine “living in the forest” ambiance that is unique to the Hindhede Drive enclave.
Internal finishes reflect the development’s age. Original fittings from 2000 — floor tiles, bathroom fixtures, kitchen cabinetry — will need updating in most units unless the previous owner has already renovated. Buyers should budget $50,000–$80,000 for a comprehensive renovation of a three-bedroom unit, which is standard for resale properties of this vintage. The solid construction quality typical of turn-of-millennium developments means the structural bones are sound, even if cosmetic updates are overdue.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,177 | $950,000 |
| 3 BR | 14 | $1,153 | $1,429,000 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $950,000 to $1,680,000, averaging $1,397,067 (~$1,286 psf).
Rents range from $2,300 to $5,000 per month across 32 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 47.2% (from $882 to $1,297 psf).
Neighbourhood Comparison
In the Bukit Timah corridor, Le Wood ($1,286 psf, 99-year from 1999, ~72 years remaining) sits at the extreme value end of a market dominated by premium new launches. The Reserve Residences ($2,494 psf, 99-year from 2021, 892 units) is the most direct new-launch comparison — an integrated development at Beauty World MRT with retail mall, nearly double the PSF but with a fresh 95-year lease, full condo facilities, and direct MRT connectivity that Le Wood cannot match. Nava Grove ($2,487 psf, 99-year from 2024, 552 units) and Pinetree Hill ($2,485 psf, 99-year from 2022, 520 units) command similar premiums for brand-new product with full-length leases.
The more relevant comparison is KI Residences ($1,953 psf, 999-year lease, 660 units), which offers a near-freehold tenure at a 52% PSF premium — a meaningful upgrade for buyers concerned about Le Wood’s lease decay. Forett at Bukit Timah ($2,130 psf, freehold, 633 units) provides the ultimate tenure security at a 66% premium over Le Wood.
Le Wood’s competitive position is clear: it is the budget entry ticket to a Bukit Timah address. Buyers choosing Le Wood over the new launches are explicitly trading lease runway, modern facilities, and larger-development liquidity for a 50% PSF discount and an irreplaceable nature-reserve-adjacent setting. The trade-off makes sense for buyers with a sub-10-year holding horizon or retirees who value lifestyle over exit strategy — less so for young families seeking a 20-year home with full CPF flexibility.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LE WOOD | 99 yrs lease commencing from 1999 | 2000 | 58 | $1,286 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1999, meaning approximately 27 years have already been consumed. Roughly 72 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~72 years | Full bank financing available |
| 2029 | ~69 years | CPF usage still unrestricted for most buyers |
| 2038 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2058 | ~39 years | Significant financing restrictions for next buyer |
| 2098 | 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 ~62 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LE WOOD across multiple dimensions.
What Residents Say
“Safe, quiet, peaceful with tranquillity — one of the best condominiums I have stayed in. The location is unbeatable for nature lovers. I wake up to birdsong every morning and hike Bukit Timah Hill three times a week before breakfast. The air quality here is noticeably better than anywhere else I’ve lived in Singapore. Yes, it’s humid and the monkeys are a nuisance, but that’s the price of living next to genuine rainforest.”
— Owner-occupier, three-bedroom, long-term resident (SG Expats Forum)
“We moved here for the German European School, which is under 1 km away. The condo is basic but well-maintained for its age. Our biggest adjustment was the humidity — we lost a wooden bookshelf and two cabinets to moisture damage in the first year before we invested in proper dehumidifiers. Now we run them daily and the problem is manageable. The pool is often cold and full of leaves, so we don’t use it much. But the nature reserve trails more than compensate.”
— Expatriate tenant, two-bedroom, since 2023 (PropertyGuru)
“The monkeys are a real issue — they got into our unit twice through the kitchen window and made a mess both times. We now keep all windows with grilles and never leave food visible. Other than that, it’s a lovely place to live. Very quiet, very green, and the walk to Beauty World MRT is about 10 minutes. Not the most convenient condo in Singapore, but if you want peace and nature, nothing else comes close at this price.”
— Owner-occupier, two-bedroom, since 2021 (SG Expats Forum)
Strengths & Weaknesses
- Irreplaceable location at the foot of Bukit Timah Nature Reserve — primary rainforest as your backyard
- Budget Bukit Timah entry at $1,286 psf — roughly half the cost of new launches like Reserve Residences or Pinetree Hill
- Beauty World MRT (DTL) 650 m away — decent Downtown Line connectivity to Botanic Gardens and Bayfront
- Strong historical capital appreciation: PSF up 19% over five years ($1,086 → $1,297)
- Boutique 58-unit community — quiet, low-density, village-like atmosphere with neighbours who know each other
- Generous unit sizes by modern standards: 3-bed at 1,141 sqft versus 800–900 sqft in new launches
- Respectable 3.08% gross yield for a D21 address, sustained by nature-lover and expat tenant demand
- Hindhede Nature Park and summit trail at doorstep — unmatched outdoor recreation without driving
- German European School Singapore within 870 m — strong draw for expatriate families
- Only 72 years remaining on lease — drops below 60-year CPF threshold in just 12 years (2038)
- Walkability score 32/100 — car-dependent for daily errands, limited nearby retail and F&B
- Humidity from adjacent rainforest accelerates furniture deterioration, especially wooden cabinetry
- Monkey intrusions are a documented reality — window grilles essential on rear-facing units
- Pool frequently cold and leaf-covered due to heavy tree shade, limiting usability
- Minimal facilities (no gym, no tennis court, no playground) — 58 units cannot support resort amenities
- Walk to Beauty World MRT is unsheltered with slight uphill gradient — uncomfortable in rain or heat
- Year-2000 finishes require $50K–$80K renovation budget for most resale units
- Small unit count limits resale liquidity — fewer comparable transactions for valuation
Verdict
Le Wood is not a condo you buy for facilities, for capital growth, or for convenience. You buy it for one reason: to live at the foot of Bukit Timah Nature Reserve in a small, quiet community at a price point that the Bukit Timah corridor otherwise no longer offers. At $1,286 psf, Le Wood costs roughly half of what The Reserve Residences ($2,494 psf), Nava Grove ($2,487 psf), or Pinetree Hill ($2,485 psf) command — a discount driven almost entirely by its 72-year remaining lease and year-2000 vintage.
The profitability score of 91/100 reflects genuine historical capital appreciation: PSF has climbed from $1,086 to $1,297 over the past five years, a steady 19% gain. But past performance comes with a caveat. In 12 years, the lease drops below 60 years, at which point CPF usage becomes severely restricted and bank financing terms tighten materially. Buyers purchasing today with a 10–15 year holding horizon need to factor in a shrinking pool of eligible buyers at exit — particularly for quantum-sensitive purchasers who rely on CPF for their down payment.
The walkability score of 32/100 is the lowest we have reviewed in the Bukit Timah corridor, and it is accurate. Le Wood is car-dependent for daily errands beyond what Beauty World’s modest retail cluster provides. The 650 m walk to Beauty World MRT is manageable but unsheltered, and the development’s cul-de-sac location means buses are not at the doorstep. For single-car households or retirees who drive infrequently, the isolation can feel acute.
For the right buyer — a nature enthusiast, a semi-retired professional, a small family that values tranquillity over urban buzz, or an investor seeking budget Bukit Timah exposure with 3%+ yield — Le Wood delivers something no new launch can: a home where primary rainforest is your backyard and the morning soundtrack is birdsong, not pile-driving. Just go in with eyes open on the lease timeline, and plan your exit before the 60-year threshold reshapes the buyer pool.