Lyndenwoods
Lyndenwoods completed in 2025 with a profile that District 5 has not seen at this scale in years: a fresh 99-year lease commencing in 2025, a CapitaLand-pedigreed developer in Tuas View Development, and dual-MRT walkability into a biotech-and-research employment catchment that anchors one of Singapore's most concentrated knowledge-economy belts. At 343 units, the project sits in the mid-sized band — large enough for an active resale book in time, small enough that the absorption profile is not the dominant risk.
The site benefits from Buona Vista MRT (East-West Line and Circle Line interchange) and one-north MRT (Circle Line) within walking distance, opening direct rail access to the CBD via the EWL and the entire eastern arc via the CCL. The Biopolis and Fusionopolis research campuses, NUS, and Mapletree Business City form a tenant-demand triangle that few RCR projects can match for stability of rental enquiry.
For buyers, the practical question is whether the freshest-lease premium and CapitaLand brand justify launch pricing in a cycle where Elta, Faber Residence, and Blossoms by the Park are all live competitors. This review walks through tenure economics, the comparable-project set, the biotech-anchored rental thesis, and the new-launch absorption math, before landing on a six-dimension scorecard.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Lyndenwoods launched into a District 5 RCR pricing environment where the binding benchmark is fresh-lease 99-year stock in the one-north / Pasir Panjang corridor. Early transaction data from the 2025 launch quarter puts the project firmly in the upper RCR band, reflecting the lease-commencement premium (a 2025 start date versus 2019–2021 starts on the immediate comparables) and the CapitaLand brand pedigree.
Relative to Blossoms by the Park (also one-north, 99-year leasehold, slightly earlier vintage), Lyndenwoods trades at a modest premium that buyers tend to ascribe to the fresher lease and direct dual-MRT positioning. Against Elta (Clementi, 99-year leasehold, comparable vintage), the comparison is closer on lease but Elta's positioning is more Clementi-MRT-centric than one-north-centric, which matters for the biotech-tenant catchment. Faber Residence (Faber Walk, 99-year leasehold) is a useful third leg but skews further west and is less directly comparable on employment proximity.
Per URA quarterly price index data, RCR non-landed prices have compounded at a steady pace through 2024–2026, and new-launch pricing has consistently been set above the resale benchmark. Buyers running affordability scenarios should pressure-test launch PSF against post-stamp-duty cost using the affordability calculator and the mortgage calculator under current MAS TDSR rules, and run the stamp duty calculator for BSD plus any applicable ABSD layer.
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
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | Within 1 km |
| River Valley High School | secondary | ~1.2 km |
| River Valley High School (JC) | jc | ~1.2 km |
| Queenstown Primary School | primary | ~1.3 km |
| Queensway Secondary School | secondary | ~1.3 km |
| Global Indian International School (GIIS Queenstown) | international | ~1.3 km |
| National University of Singapore | tertiary | ~1.5 km |
| Alexandra Primary School | primary | ~1.5 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 45 | $2,374 | $1,507,622 |
| 2 BR | 184 | $2,510 | $2,001,620 |
| 3 BR | 90 | $2,430 | $2,836,322 |
| 4 BR | 23 | $2,376 | $3,912,522 |
Pricing & Market Position
Based on 342 recorded transactions, sale prices range from $1,398,000 to $4,280,000, averaging $2,284,789 (~$2,462 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 4.9% (from $2,462 to $2,583 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LYNDENWOODS | 99 yrs lease commencing from 2025 | 2025 | 343 | $2,462 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
Lease Decay Analysis
The 99-year lease runs from 2025, meaning approximately 1 years have already been consumed. Roughly 98 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~98 years | Full bank financing available |
| 2055 | ~69 years | CPF usage still unrestricted for most buyers |
| 2064 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2084 | ~39 years | Significant financing restrictions for next buyer |
| 2124 | 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 ~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
Three risks dominate the downside scenarios for Lyndenwoods buyers.
1. New-launch absorption. 343 units is mid-sized, but the parallel launches at Elta, Faber Residence, and Blossoms by the Park mean the Clementi / one-north / west-corridor arc is absorbing meaningful supply concurrently. Sustained quarterly volume across the cluster will set the pace of price discovery; the price heatmap is the right place to track this in real time.
2. ABSD foreign-buyer friction. The 2023 ABSD recalibration set foreign-buyer rates at 60%, which has materially thinned the foreign-capital component of new-launch demand across the RCR. Lyndenwoods is not immune; the project leans more heavily on Singaporean and PR demand than equivalent launches did pre-2023. Buyers should model their full stamp-duty exposure using the stamp duty calculator before committing.
3. New-launch premium pricing. Launch pricing reflects the freshest-lease premium and the CapitaLand brand, but resale exit pricing in 5–10 years will benchmark against the same Elta / Blossoms / Faber cohort plus any 2026–2028 launches in the corridor. Buyers underwriting 4%+ gross yields or aggressive capital-appreciation scenarios should revisit the math using the rental yield calculator against a more conservative resale PSF.
Lease-decay risk is essentially nil over a normal hold period given the 2025 lease commencement — the project will not approach the SSD-relevant 60-year mark until well into the 2060s — but buyers planning very long holds (20+ years) can still pressure-test exit assumptions using the lease decay calculator.
Lyndenwoods is a structurally strong RCR new-launch with the freshest lease in its immediate sub-market, a CapitaLand-pedigreed developer in Tuas View Development, dual-MRT walkability via Buona Vista and one-north, and direct access to Singapore's most concentrated knowledge-economy catchment. The lease-runway premium is data-supported; the brand premium versus Blossoms by the Park is more debatable and depends on how buyers weight developer pedigree against the slightly earlier resale liquidity at Blossoms.
For owner-occupiers prioritising MRT access, employment-corridor proximity, and a defensible long-runway lease, Lyndenwoods screens well within the 2024–2025 cohort. For investors, the binding constraints are new-launch absorption across the parallel Elta / Faber / Blossoms launches, the ABSD friction on foreign capital, and the launch pricing premium that needs to be earned back through stable biotech-tenant rental income and a measured resale exit.
Our six-dimension scoring framework treats Lyndenwoods as a stronger-than-average RCR new-launch, with the tenure-runway, MRT-access, and employment-catchment scores carrying the bull case and the absorption / pricing scores tempering enthusiasm. Compare your shortlist directly using the comparison tool and ground your district view via the District 5 overview before committing.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
The most instructive comparison set for Lyndenwoods is the triangle of Elta, Faber Residence, and Blossoms by the Park — all 99-year leasehold, all within the Clementi / one-north / west-corridor arc, all launched into the same 2024–2025 cycle.
- vs Blossoms by the Park (one-north, 99-year leasehold): The closest geographic comparable. Both projects share the Biopolis / Fusionopolis / NUS catchment, but Lyndenwoods carries a slightly fresher lease and the dual-MRT positioning. Blossoms benefits from an earlier resale liquidity profile.
- vs Elta (Clementi, 99-year leasehold): Similar lease vintage, but Elta sits closer to Clementi MRT than to one-north, which shifts the tenant catchment toward NUS / Singapore Polytechnic over Biopolis / Fusionopolis. Pricing has tracked closely, with the differentiation more about which employment anchor a buyer is underwriting.
- vs Faber Residence (Faber Walk, 99-year leasehold): Furthest west of the three. Lower MRT proximity (closer to Clementi than to Buona Vista), and the catchment skews toward NUS / west-coast residential rather than the one-north research belt. Useful as a price-floor reference but not a direct substitute on employment proximity.
Run a side-by-side using the comparison tool to stress-test PSF, yield, lease-runway, and MRT-proximity assumptions against your target hold period. Cross-reference District 5 transaction density on the price heatmap to ground the comparison in observed activity.
- District: 5 (Clementi / one-north / Pasir Panjang), RCR
- Tenure: 99 years from 2025 (~99 years remaining as of 2026 — freshest in the immediate sub-market)
- Units: 343
- TOP: 2025 (recently completed)
- Developer: Tuas View Development (CapitaLand subsidiary)
- Nearest MRT: Buona Vista (EWL & CCL interchange) and one-north (CCL) — both within walking distance
- Employment anchors: Biopolis, Fusionopolis, NUS, Mapletree Business City, Science Park
- Region classification: Rest of Central Region (RCR)
- Source: URA Realis transaction archive for transacted pricing and URA property market information for index benchmarking
The rental thesis for Lyndenwoods rests on the most concentrated knowledge-economy catchment in Singapore: Biopolis and Fusionopolis research campuses immediately accessible via one-north MRT, NUS within one MRT stop, Mapletree Business City and Science Park within the same corridor. Tenant demand in this catchment is structurally stickier than generic OCR rental thesis because the underlying employers (A*STAR research institutes, biotech tenants, university faculty) tend to anchor multi-year contracts rather than rotate annually.
Gross yields on the smaller stacks (1- and 2-bedroom) have been trending toward the mid-3% range based on observed launch-period rental enquiries versus launch PSF, with 3-bedroom yields compressing modestly as is typical for the segment. The rental yield calculator can model your specific stack and floor, and the cash flow calculator handles the post-financing math after TDSR-compliant servicing.
One nuance worth modelling separately: the biotech / research tenant pool skews toward 1- and 2-bedroom configurations for postdoc and early-career researchers, while the 3- and 4-bedroom stack will lean more on family-stage NUS faculty and senior MBC / Science Park staff. MOM expat pass data remains the structural backdrop, and the Employment Pass policy stability into 2026 supports the underwriting.