Lyndenwoods

Overview & Key Facts

LyndenWoods is a landmark development in every sense — the first-ever residential condominium within Singapore Science Park, developed by CapitaLand Development and designed by ADDP Architects. Comprising 343 units across two 24-storey towers on a generous 75,347 sq ft site at 69–71 Science Park Drive, the project sold over 94% of units on launch day in July 2025, a resounding market endorsement of its first-mover positioning in the Greater One-North innovation district.

The development is conceptualised around a “Tree of Life” design philosophy that frames the two towers within a forest-sanctuary landscape inspired by the canopies of linden trees. CapitaLand opted against Prefabricated Prefinished Volumetric Construction (PPVC), choosing traditional building methods that allow more customisable layouts — a deliberate quality signal in a market increasingly dominated by modular builds. Units facing the Ayer Rajah Expressway are fitted with double-glazed windows and acoustic ceiling panels on balconies to mitigate highway noise.

With 98 years of lease remaining, a planned underground link to Kent Ridge MRT, and CapitaLand’s multi-billion-dollar vision to transform the 55-hectare Science Park into a dynamic live-work-play precinct, LyndenWoods offers a rare first-mover advantage — though buyers should note that the neighbourhood today is still primarily a business park, and the amenity ecosystem will take years to fully mature.

Location & Connectivity

LyndenWoods occupies a unique position at the nexus of Singapore’s knowledge economy. Science Park Drive places residents within walking distance of Science Park 1 and 2, the Biopolis and Fusionopolis research campuses at one-north, and the National University of Singapore (NUS) campus — just a three-minute drive or 1.45 km walk away. The National University Hospital (NUH) is roughly a 12-minute walk, making the development a natural magnet for researchers, academics, healthcare professionals, and tech workers seeking a minimal commute.

Kent Ridge MRT (Circle Line) is 470 m away — approximately a five-minute walk — with a planned underground pedestrian link that will provide sheltered, direct access. One-north MRT is 920 m to the north, offering a second Circle Line option. From Kent Ridge, residents can reach Buona Vista interchange (Circle + East-West lines) in one stop, connecting to the broader MRT network efficiently.

Current lifestyle amenities require a short drive or MRT hop. The Star Vista and Rochester Mall are the nearest retail options, while Holland Village — one of Singapore’s most popular dining and nightlife enclaves — is two MRT stops away. Nature enthusiasts will appreciate Kent Ridge Park directly adjacent, connecting to the Southern Ridges trail network and offering panoramic views of the port. Dulwich College (International) is just 140 m from the site, and River Valley High School sits at 1.21 km.

Schools & Education

Facilities

For a 343-unit development, LyndenWoods delivers an impressively curated amenity suite. The 50 m infinity lap pool forms the visual centrepiece, complemented by a cascading spa pool, sun decks, and a children’s pool. Active residents have both a recreational tennis court and a pickleball court — a forward-thinking inclusion that reflects the sport’s surging popularity. The fully equipped gymnasium and yoga studio cater to daily fitness routines, while communal gardens, rooftop terraces, and BBQ pavilions provide social spaces. A dedicated pets’ park acknowledges the growing trend of pet ownership among young professionals. Perhaps most distinctive is the co-working lounge with meeting rooms — a facility that directly serves the Science Park demographic of remote workers and entrepreneurs.

“The co-working space was a big draw for us — my husband works at Fusionopolis and I freelance from home, so having a proper meeting room downstairs without needing a WeWork membership is genuinely useful. The pickleball court has also been a hit with our friend group.”

— Early buyer, two-bedroom + study, reserved at launch

Unit Sizes & Layout

LyndenWoods offers two- to four-bedroom configurations, with two-bedders (from 635 sq ft) comprising 67% of the unit mix — a composition clearly targeting investors and young professional couples drawn to the one-north tenant pool. The three-bedroom + study (1,292 sq ft) and four-bedroom premium (1,647 sq ft) units provide genuinely spacious family living, with layouts that benefit from CapitaLand’s decision to forgo PPVC in favour of traditional construction, allowing more nuanced spatial design. All units feature smart-home technology, engineered timber flooring, and quality kitchen appliances as standard.

At an average $2,462 psf, quantum ranges from approximately $1.4M for a two-bedder to $4.25M for a four-bedroom premium — positioning LyndenWoods above nearby resale developments like Normanton Park ($1,864 psf) and Parc Clematis ($1,880 psf) but at a discount to the neighbouring new launch Elta ($2,557 psf). The first-mover premium over resale stock reflects the development’s unique Science Park address and the anticipated precinct uplift.

Pricing & Market Position

Across 343 recorded transactions (all-time), sale prices range from $1,398,000 to $4,280,000, averaging $2,288,096.

Over the last 12 months, transactions averaged $2,509 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 6.2% (from $2,462 to $2,615 psf).

Neighbourhood Comparison

In District 5’s competitive RCR landscape, LyndenWoods ($2,462 psf) positions itself as the innovation-district play. Normanton Park ($1,864 psf), a massive 1,862-unit development completed in 2023, offers significantly lower entry pricing and resort-scale facilities but sits in a more conventional Kent Ridge location without the Science Park growth narrative. Parc Clematis ($1,880 psf) near Clementi MRT provides established neighbourhood amenities and MRT interchange access at a lower PSF, making it the safer “value” choice for families prioritising immediate livability over precinct transformation.

Elta ($2,557 psf), the closest new-launch competitor on Clementi Avenue 1, trades at a ~$100 psf premium over LyndenWoods while offering proximity to Clementi MRT interchange. Faber Residence ($2,154 psf) in the Mount Faber precinct provides a quieter, more established residential setting at a lower price point but lacks the employment-hub connectivity that fuels LyndenWoods’ rental thesis. For investors targeting the NUS–NUH–one-north professional tenant pool specifically, LyndenWoods has no direct competitor.

Lease Decay Analysis

The 99-year lease runs from 2025, meaning approximately 1 year have already been consumed. Roughly 98 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~88 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LYNDENWOODS across multiple dimensions.

What Residents Say

“We bought at launch specifically because of the NUS and one-north proximity. My wife is a researcher at Biopolis and her commute will essentially be a walk through the park. The underground link to Kent Ridge MRT sealed the deal — sheltered access to the Circle Line without needing a car is rare in this part of Singapore.”

— Buyer couple, three-bedroom + study, launch purchaser

“The pricing felt right for what CapitaLand is delivering: non-PPVC construction, smart-home tech, a proper co-working lounge, and 50-metre pool in a 343-unit development. My concern is that the Science Park area is quite dead on weekends — there’s no hawker centre, no neighbourhood mall, no community vibe yet. You’re banking on CapitaLand building that ecosystem over the next 5–10 years.”

— Investor-buyer, two-bedroom unit

“I almost pulled the trigger but held back because of AYE noise. Even with the double glazing, the expressway is right there. If they execute the underground MRT link as promised, and the Science Park precinct develops as planned, early buyers will do well. But there’s execution risk — this is a vision play, not a sure thing.”

— Prospective buyer who attended showflat preview

Strengths & Weaknesses

Verdict

LyndenWoods is a calculated bet on the future of Singapore’s knowledge-economy precincts. As the first residential project within Science Park, it offers something no resale competitor can match: a ground-floor position in CapitaLand’s multi-billion-dollar transformation of a 55-hectare precinct from business park to integrated live-work-play district. The 94%+ launch-day sell-through rate — driven by 12,000 showflat visitors — confirms strong market conviction in this thesis.

The immediate trade-off is a neighbourhood that today feels more like a weekday office park than a vibrant residential precinct. Weekend foot traffic is sparse, dining options are limited to the Science Park canteens and a short drive to Rochester Mall or Star Vista, and the area lacks the organic street-level energy of established residential districts. Buyers must be comfortable with a “buy the future” proposition, understanding that the amenity ecosystem will take several years to materialise as subsequent Science Park development phases are completed.

Against comparables, LyndenWoods ($2,462 psf) sits comfortably below Elta ($2,557 psf) while offering a more distinctive location story. Normanton Park ($1,864 psf) and Parc Clematis ($1,880 psf) are significantly cheaper on a PSF basis but represent conventional RCR offerings without the Science Park’s growth narrative. For tech professionals, academics, and investors targeting the NUS–one-north tenant pool, LyndenWoods is the most compelling new entry point in District 5.