The Woodgrove
Overview & Key Facts
The Woodgrove is a 72-unit leasehold condominium on Woodgrove Drive in District 25 — Singapore’s northernmost planning district, bordering the Johor Strait. Held on a 99-year lease commencing 1996, the development sits within the Marsiling-Woodlands North residential belt, a mature neighbourhood that has quietly attracted a loyal cohort of value-conscious buyers, Johor-connected families, and yield-seeking investors who look beyond the central corridor for returns.
In raw price terms, The Woodgrove occupies one of Singapore’s most accessible private condo price points: a median transaction price of S$832,000 and an average PSF of S$993 over the past 12 months. For context, that puts a full private condominium within reach of buyers who might otherwise be looking at executive condominiums or HDB resale flats. Yet the investment credentials are not modest — a gross yield of 5.05% places The Woodgrove among the highest-yielding private condos in OCR Singapore, and a profitability rating of 78/100 confirms that rental income more than covers ownership costs for leveraged buyers.
Price appreciation has been steady rather than spectacular: from S$799 PSF in Year 0 to S$982 PSF in Year 4, representing approximately 23% growth over four years from a sub-S$1,000 base. For a 1990s leasehold, that trajectory is creditable — and meaningfully outpaces inflation. The structural tailwind of the Woodlands Regional Centre masterplan, combined with the forthcoming RTS Link cross-border rail integration with Johor Bahru, adds a longer-term capital appreciation thesis to the income-first investment case.
Lease tenure is the honest caveat. With approximately 69 years remaining as of 2026, The Woodgrove is approaching milestones that will progressively constrain financing options. Buyers should approach with full awareness: the CPF and bank loan implications will tighten within the next decade, and re-sale to the next generation of buyers will increasingly require cash-heavy purchasers. That constraint is the price of the yield premium — and for the right buyer profile, it is a well-understood trade-off.
Location & Connectivity
Woodgrove Drive sits within the Marsiling-Woodlands North residential enclave — a low-density pocket of private housing that forms part of Singapore’s most northerly planning district. The street itself is quiet and residential, flanked by landed properties and a smattering of boutique condominiums, and benefits from the greenery characteristic of older Woodlands estates.
MRT connectivity is functional rather than seamless. Marsiling MRT (North South Line) is approximately 0.94 km away — a 12-minute walk that is feasible in the morning cool but less appealing in Singapore’s afternoon heat. Woodlands MRT interchange, which serves both the North South Line and the Thomson-East Coast Line, is 1.06 km away. Woodlands station is also Singapore’s northern gateway to the Johor Bahru RTS Link, currently under construction, which will provide a direct rail connection across the Causeway — a structural upgrade to the entire Woodlands corridor that will benefit residents of The Woodgrove when it opens. Woodlands South (TEL) at 1.39 km is walkable in approximately 17 minutes.
The wider Woodlands ecosystem has matured considerably since the 1990s. Causeway Point remains the district’s anchor retail destination — one of Singapore’s largest suburban malls — and is reachable by bus from Woodgrove Drive. The Woodlands Civic Centre, Woodlands Regional Library, and the emerging Woodlands Health Campus add civic and healthcare infrastructure to what was once a purely residential satellite town. Republic Polytechnic, Woodlands Ring Road hawker centres, and Marsiling industrial park complete a self-sufficient daily-living ecosystem.
School proximity is a standout attribute. Eight schools fall within 1.2 km: Fuchun Primary (0.61 km), Fuchun Secondary (0.61 km), Woodgrove Secondary (0.76 km), Woodgrove Primary (0.80 km), Evergreen Secondary (0.87 km), Greenwood Primary (0.95 km), Beacon Primary (0.97 km), and Woodlands Ring Secondary (1.17 km). For families navigating the Primary 1 registration exercise, that density of options within a single catchment is a genuine practical advantage.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fuchun Primary School | primary | Within 1 km |
| Fuchun Secondary School | secondary | Within 1 km |
| Woodgrove Secondary School | secondary | Within 1 km |
| Woodgrove Primary School | primary | Within 1 km |
| Evergreen Secondary School | secondary | Within 1 km |
| Greenwood Primary School | primary | Within 1 km |
| Beacon Primary School | primary | Within 1 km |
| Woodlands Ring Secondary School | secondary | ~1.2 km |
Facilities
At 72 units, The Woodgrove is a genuinely boutique development — and its facilities reflect that compact scale. Residents can expect a swimming pool, gymnasium, and BBQ area as the core amenity offering. This is the standard OCR package for a development of this vintage and size, and it delivers on the essentials without the complexity of booking systems or inter-resident competition for amenity access that plagues larger developments. For a sub-S$1,000 PSF entry price, the facilities-to-cost ratio is strong.
Residents who need more supplement readily from the town ecosystem. The Woodlands Stadium, Woodlands Waterfront Park, and the park connectors along the Straits of Johor provide outdoor recreation at no additional cost. Causeway Point’s gym, cinema, and food court are accessible by bus. The Woodlands Town Hub — housing the regional library, hawker centre, and community club — is within practical distance and effectively extends the lifestyle infrastructure available to Woodgrove residents beyond what the development itself provides.
“For the price you pay, you get a proper private pool and gym with almost no competition for facilities. At the weekends, the BBQ is never fully booked. Compared to larger condos where you wait months for a grill slot, this is refreshing. And a quick drive gets us to JB for the weekend — that alone justifies living in Woodlands.”
— Resident, The Woodgrove (via community forum)
Unit Sizes & Layout
The Woodgrove’s median transaction price of S$832,000 makes it one of the most affordable full private condominium entry points in Singapore. At an average PSF of S$993, buyers in the S$800,000–S$1,000,000 range can access larger unit configurations — typically 850 to 1,200 sqft for two- and three-bedroom types — that would cost considerably more in any other planning district outside Woodlands and Sembawang. For owner-occupiers prioritising liveable space over location prestige, the quantum efficiency is difficult to match.
The rental profile is equally compelling. The development recorded 73 rental transactions over its recent tracking period — effectively a 100% rental turnover rate relative to its 72 units — with average monthly rent of S$3,318 and a median of S$3,500. That rental depth is not incidental: it reflects the sustained demand from workers at Woodlands Regional Centre, Republic Polytechnic staff and students, and cross-border professionals who prefer a Singapore address within commuting range of Johor Bahru. At S$3,500 per month, a S$832,000 acquisition generates gross rental yield of 5.05% — a figure that surpasses the vast majority of private condominiums across all Singapore districts at current pricing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 15 | $931 | $812,363 |
| 3 BR | 6 | $857 | $883,833 |
Pricing & Market Position
Based on 21 recorded transactions, sale prices range from $675,000 to $970,000, averaging $832,783 (~$985 psf).
Rents range from $1,800 to $4,500 per month across 74 rental transactions. Current rental yield sits at approximately 5.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.3% (from $799 to $937 psf).
Neighbourhood Comparison
Within the Woodlands-Marsiling cluster, The Woodgrove sits at the affordable end of the PSF spectrum. Norwood Grand, launched in 2023 at S$2,079 PSF, commands a 110% premium over The Woodgrove’s S$993 PSF — a fresh 99-year lease and modern specifications justify part of that gap, but the yield story inverts entirely: at double the PSF entry, Norwood Grand generates roughly half the gross yield. Parc Rosewood (S$1,208 PSF, 99yr/2011) and Bellewoods (S$1,170 PSF, 99yr/2013) both trade at a meaningful premium despite being similarly aged leasehold stock. Forestville (S$1,034 PSF) and Twin Fountains (S$1,093 PSF) sit closer to The Woodgrove’s pricing, but both carry leases approximately 15 years fresher — an important distinction as the lease clock compounds over the next decade.
The yield-to-price argument is the clearest differentiator. At S$832,000 median with S$3,500 monthly rent, The Woodgrove outperforms almost every comparable condo in Singapore on gross yield terms. The caveat — consistently acknowledged by market participants — is that this yield premium is partly a function of lease discount. Buyers who understand and accept that trade-off will find The Woodgrove a more compelling proposition than the headline PSF suggests. Buyers who require a clean, high-liquidity re-sale exit over a 10-to-15-year horizon should model the financing constraints carefully before committing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE WOODGROVE | 99 yrs lease commencing from 1996 | — | 72 | $985 |
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | 2024 | 348 | $2,079 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | 2016 | 689 | $1,207 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 2016 | 653 | $1,036 |
| BELLEWOODS | 99 yrs lease commencing from 2013 | 2017 | 561 | $1,175 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | — | 418 | $1,099 |
ShiokNest Scores
Our proprietary scoring system evaluates THE WOODGROVE across multiple dimensions.
What Residents Say
“We bought here because of the price — a proper private pool condo for under S$900K when we purchased. The apartment is spacious, mortgage is comfortable, and on weekends we drive across to JB for groceries and a meal. For a young family, the value is hard to argue with. Eight schools within walking distance was the clincher for our P1 planning.”
— Owner-occupier, The Woodgrove (own-stay, purchased 2021)
“I bought as an investment and the numbers have worked out better than I expected. Rental income covers the mortgage and leaves surplus every month — that is not something you can say about most condos in Singapore today. The tenant base is stable: mostly professionals connected to Woodlands or commuting to JB. North Singapore has matured and the RTS Link news has been positive for sentiment.”
— Investor-landlord, The Woodgrove (rented out since 2020)
“Honest review: the MRT is not walking distance — you need to take a bus or own a car to be comfortable here. And the lease is ticking, which I think about. In hindsight I might have stretched for a freehold or a newer 99-year. But the yield has compensated well, and Woodlands has genuinely improved since I moved in. Just go in with open eyes on the lease situation.”
— Resident, The Woodgrove (owner, 6 years)
Strengths & Weaknesses
- Gross yield 5.05% — exceptional for Singapore private residential, surpasses most OCR condos
- Profitability 78/100 — outstanding; rental income covers mortgage with positive cash flow
- Median price S$832K — one of the most accessible private condo entry points in Singapore
- PSF appreciation 23% over 4 years from S$799 to S$982 PSF
- Woodlands NSL/TEL interchange (1.06km) — dual-line connectivity, future RTS Link to JB
- Woodlands Regional Centre URA masterplan — long-term structural capital appreciation driver
- 8 schools within 1.2km — among the highest school density in D25 for P1 planning
- 73 rental transactions for 72 units — exceptionally deep and proven rental market
- Easy Johor Bahru access via Woodlands Checkpoint (~2km) — practical for JB-connected households
- Causeway Point (Woodlands main mall) reachable by bus — strong retail and lifestyle anchor
- 99-year lease from 1996 — approximately 69 years remaining; CPF and bank loan constraints approaching
- Lease drops below 60 years in ~9 years — max 30-year loan tenure cap will then apply
- PSF sub-S$1,000 ceiling — common for older Woodlands leasehold stock, limits capital upside vs newer launches
- MRT 940m-1.06km to nearest stations — not within comfortable walking distance for daily use
- Walkability 50/100 — car ownership near-essential for comfortable D25 daily living
- ShiokNest score 49/100 — below-average overall composite due to lease and walkability drag
- Older development vintage — fittings and common areas reflect 1990s build quality
- D25 is Singapore's northernmost district — CBD commute is 40-50 minutes by MRT
Verdict
The Woodgrove’s most compelling attribute is a combination rarely seen in Singapore private residential: a 5.05% gross yield alongside a 78/100 profitability rating at a S$832,000 median entry price. That combination — high yield, confirmed profitability, and accessible quantum — positions it as one of OCR Singapore’s most efficient income-generating investments at current market prices. For yield-focused buyers who have watched CCR and RCR yields compress below 3% at two to three times the entry price, The Woodgrove represents a fundamentally different risk-return profile.
The structural tailwind is real. The Woodlands Regional Centre masterplan, the RTS Link cross-border integration, and the broader JB-Singapore economic corridor represent long-term capital appreciation drivers that are not yet reflected in sub-S$1,000 PSF pricing. Buyers who enter now are acquiring exposure to that upside at a discount to the eventual equilibrium — the historical pattern for Singapore regional centres once infrastructure delivery catalyses rerating.
The lease tenure deserves honest treatment. At 69 years remaining, The Woodgrove is approximately nine years from the 60-year threshold at which maximum bank loan tenure drops to 30 years — a constraint that will progressively narrow the buyer pool and suppress re-sale liquidity. Buyers should enter with a clear hold horizon: own-stay or long-term rental hold makes more sense than a short-cycle flip strategy. Cash buyers or buyers making large downpayments are most insulated from the financing constraint. CPF usage eligibility should be verified against the prevailing rule that remaining lease must cover the youngest buyer to age 95 — this is manageable today but narrows over time.