The Woodleigh Residences
The Woodleigh Residences is a 667-unit 99-year leasehold integrated development in District 13’s Bidadari estate, sitting directly above Woodleigh MRT (NE11 on the North-East Line) and fused with The Woodleigh Mall and the Bidadari bus interchange. The lease commenced in 2017 (~90 years runway as of 2026), TOP was achieved in 2021, and the developer is a joint venture between Singapore Press Holdings and Japan’s Kajima Corporation. Our framework rates the project 8/10 and the location 8.5/10: integrated-transit RCR stock above an MRT station, anchoring the brand-new Bidadari estate master-plan, with a school belt that includes Cedar Girls’ Secondary and St Andrew’s Junior, is a structurally rare combination. The honest caveat: this is a 99LH from 2017 (your lease-decay clock has been ticking for nine years already), and the integrated-development format carries higher maintenance and a longer new-estate adoption curve than a standalone parcel — cross-check with URA transaction data before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Woodleigh Residences sits at the gateway of Bidadari, the URA-master-planned new town carved out of the former Bidadari Cemetery and positioned as one of the most ambitious mature-estate redevelopments in recent memory. Tenure is 99 years from 2017. The project is an integrated development: 667 residential units sit above The Woodleigh Mall (the estate’s retail anchor) and the Bidadari bus interchange, with direct sheltered link to Woodleigh MRT (NE11). URA classifies the project in the Rest of Central Region (RCR), with the usual RCR tax treatment under the latest IRAS ABSD framework. The developer is the joint venture between Singapore Press Holdings (the long-standing local media group, also the developer behind Sky@Eleven and The Seafront on Meyer) and Kajima Corporation, one of Japan’s “Big Five” general contractors — the project carries a credible Japanese-finishing-standard reputation backed by Kajima’s global delivery record. Bartley MRT (CC12) sits one stop south on the Circle Line for cross-island connectivity.
Overview & Key Facts
The Woodleigh Residences is a 667-unit integrated development sitting directly above Woodleigh MRT station on the North-East Line, in the heart of the transformative Bidadari estate in District 13. Jointly developed by Kajima Development (Japan) and Singapore Press Holdings, the project achieved its TOP in 2023 and represents one of Singapore’s rarest property typologies: a residential development with direct MRT access and an adjoining retail mall under one roof.
The design philosophy draws from the Japanese concept of “Shakkei” — borrowed scenery — with the entire complex arranged in a horseshoe layout to frame views of Bidadari Park and Alkaff Lake. Kajima’s Japanese craftsmanship is evident in the detailing: clean lines, natural materials, and a sense of spatial calm that distinguishes the development from more conventional Singaporean condos. The Woodleigh Mall below provides a 24-hour supermarket, medical facilities, enrichment centres, and a curated food hall, creating a self-contained ecosystem that eliminates the need to step outside for daily essentials.
With an average PSF of $2,450 in the RCR segment, The Woodleigh Residences commands a premium befitting its integrated status. Only a handful of comparable developments exist island-wide — The M at Middle Road, Midtown Modern, One Holland Village — making this a genuinely scarce asset class. The development targets discerning buyers who value seamless connectivity, curated retail, and the promise of living in one of Singapore’s most ambitious new-town rejuvenation projects.
Location & Connectivity
Location is The Woodleigh Residences’ trump card. At just 70 metres from the Woodleigh MRT station entrance, this is one of the closest condo-to-MRT distances in Singapore — residents literally walk through the mall and into the train station without stepping outdoors. The North-East Line puts Dhoby Ghaut (interchange for NSL and CCL) four stops away and HarbourFront six stops away. When the Cross Island Line extension reaches Bidadari in the 2030s, the area’s connectivity will further improve.
Bidadari is Singapore’s most ambitious new-town development since Punggol. The masterplan includes Bidadari Park (10 hectares with Heritage Walk and Alkaff Lake), Singapore’s first underground air-conditioned bus interchange, a community club, polyclinic, and over 10,000 new HDB flats. The Woodleigh Residences is at the epicentre of this transformation, with most amenities already completed or under construction.
The adjoining Woodleigh Mall is a genuine convenience multiplier. A 24-hour NTUC FairPrice supermarket anchors the retail mix, complemented by a food court, multiple restaurants, enrichment centres for children, a medical clinic, and dental practice. The nearby upcoming Bidadari Hawker Centre adds affordable dining options. For larger retail needs, NEX at Serangoon (two MRT stops) is one of the northeast’s biggest malls.
School proximity is solid. Bartley Secondary (760m), Red Swastika School (1.02 km), and Stamford Primary (1.12 km) serve the immediate catchment, while established names like Cedar Primary, Maris Stella High, and St Andrew’s Junior School are within a short drive. CTE access is excellent for drivers heading to the CBD (15–18 minutes off-peak), and the PIE provides cross-island connectivity.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | ~1.0 km |
| Assumption Pathway School | secondary | ~1.1 km |
| Stamford Primary School | primary | ~1.1 km |
| De La Salle School | primary | ~1.8 km |
| Cedar Girls' Secondary School | secondary | ~1.9 km |
| Balestier Hill Primary School | primary | ~1.9 km |
| Cedar Primary School | primary | ~1.9 km |
Facilities
The Woodleigh Residences offers an extensive facility deck befitting a 667-unit premium development. The headline is five pools — including a 50-metre lap pool, a leisure pool, and a Japanese-inspired onsen overlooking Bidadari Park. The gymnasium is well-equipped across multiple zones, and residents have access to function rooms, study rooms, a children’s play area, and landscaped gardens. Security is notably tight: lift access requires a keycard, and residents can only reach their own floor — a feature of the integrated design that separates residential and retail traffic.
“Living above the mall is genuinely transformative for daily life. I take the lift down, grab groceries at FairPrice, pick up the kids from enrichment class, and we’re home in 10 minutes without ever going outside. The onsen pool overlooking the park at sunset is the highlight of our weekends.”
— Resident review, StackedHomes, 2024
Unit Sizes & Layout
The development offers 2-bedroom (700–829 sq ft), 3-bedroom (958–1,163 sq ft), and 4-bedroom (1,335–1,507 sq ft) configurations. The horseshoe layout means that over 50% of units enjoy views of either Alkaff Lake or Bidadari Park — a genuine differentiator over box-shaped developments. Unit finishes reflect the Japanese design sensibility: clean lines, quality kitchen appliances (De Dietrich), and a minimalist palette that ages well. The 3-bedroom units at around 958–1,163 sq ft are on the generous side for RCR new launches.
The most sought-after stacks face inward toward Alkaff Lake and Bidadari Park, offering unblocked greenery views. Stacks facing Upper Serangoon Road will experience road noise, particularly on lower floors. Higher-floor units in the park-facing wings command a 5–8% premium in the resale market. Note that some units overlook the mall’s service road, so check the specific stack’s orientation carefully.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 99 | $2,245 | $1,452,798 |
| 2 BR | 84 | $2,235 | $1,762,832 |
| 3 BR | 190 | $2,218 | $2,344,890 |
| 4 BR | 21 | $2,228 | $3,285,524 |
Pricing & Market Position
Based on 394 recorded transactions, sale prices range from $1,148,000 to $3,700,000, averaging $2,046,777 (~$2,446 psf).
Rents range from $3,400 to $12,000 per month across 540 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 13.6% (from $2,152 to $2,444 psf).
Neighbourhood Comparison
The Woodleigh Residences competes in a dual market: against RCR condos in the Bidadari-Potong Pasir belt, and against the small universe of integrated developments island-wide. Locally, Park Colonial ($2,133 PSF, 805 units) near Woodleigh MRT offers a lower entry point but without mall integration or direct MRT connection. The Tre Ver ($1,917 PSF, 729 units) along Potong Pasir Avenue 1 has strong river views at a $533 PSF discount, but its MRT walk to Potong Pasir station is roughly 600m versus Woodleigh’s 70m — a night-and-day difference for daily commuters.
Among integrated developments, The Woodleigh Residences benchmarks against Poiz Residences ($1,862 PSF) at Potong Pasir MRT — smaller in scale and without the park views, but priced at a $588 PSF discount. Bartley Ridge ($1,698 PSF) near Bartley MRT offers a significantly lower quantum but lacks the mall component and Bidadari’s masterplanned park. The $317–$752 PSF premium over these neighbours is the price of genuine integrated living in one of Singapore’s most transformative new estates.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,446 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
| SENNETT ESTATE | Freehold | 2021 | — | $1,928 |
Lease Decay Analysis
The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | 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 ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE WOODLEIGH RESIDENCES across multiple dimensions.
What Residents Say
“The MRT access is unbeatable — I literally time my morning commute at 4 minutes from my front door to the train platform. The mall downstairs has everything we need for daily life. Bidadari Park is gorgeous and the kids love the playground with the giant treehouse.”
— Resident review, StackedHomes, 2024
“The shared carpark with the mall is a real issue. On weekends, the queue to enter can stretch back to Upper Serangoon Road. The MCST has been raising this but it’s a design limitation that’s hard to fix. Also, construction noise from the surrounding BTO sites is still ongoing in 2025.”
— Resident review, EdgeProp, 2025
“The Japanese design quality shows in the details. The common areas are well maintained, the onsen is a unique touch, and the overall feel is more premium than most 99-year condos. We moved from Potong Pasir and don’t regret the upgrade despite the higher PSF.”
— Resident review, PropertyGuru, 2025
- Direct integrated access to Woodleigh MRT (NE11) on the North-East Line. Sheltered, weather-proof access from the residential lobby to the train platform is one of the most valuable transit configurations in Singapore — verify your specific stack’s lobby-to-gantry walk time on our price heatmap. Direct NEL access reaches HarbourFront, Dhoby Ghaut, Little India, Serangoon, and Punggol without transfers.
- The Woodleigh Mall is on-site. Supermarket, F&B, services, and the bus interchange are accessible without leaving the building — the integrated-development daily-life amenity profile is structurally rare in RCR resale stock.
- Bidadari is one of URA’s flagship new-estate master-plans. The Alkaff lake, Bidadari Park, the pedestrian-priority street grid, and the future Bidadari Hawker Centre are master-plan deliverables that will continue to mature through the late 2020s — the estate is still ascending its adoption curve.
- Strong school catchment for the family-upgrader segment. Cedar Girls’ Secondary School and St Andrew’s Junior School are both within reasonable range, and the broader Potong Pasir/Bidadari belt includes Maris Stella High and Stamford Primary — verify exact distances via OneMap for primary-school 1km eligibility planning. Cross-reference with our District 13 page for catchment context.
- Bartley MRT (CC12) is one stop south for Circle Line access. Cross-island connectivity to one-north, Buona Vista, Holland Village, and the broader Circle Line ring complements the NEL spine — the dual-line catchment is unusual for a single integrated parcel.
- Kajima Corporation finishing standards. Japanese general-contractor build quality is structurally above the local-developer median — the SPH partnership brings local development know-how and Kajima brings the construction discipline, a combination that mitigates post-TOP defect-rectification risk relative to first-time-developer parcels.
- RCR positioning balances yield and growth. RCR median PSF and gross yields sit between CCR’s compressed cap-rate environment and OCR’s higher-yield-but-lower-growth profile — the integrated-mall premium adds a structural rental cushion that pure-residential RCR comparables cannot match.
- 99LH from 2017 means ~90 years of lease runway as of 2026. Your lease-decay clock has been ticking for nine years already — the 99-year curve’s steepest depreciation phase is decades out, but factor it into a hold-to-2050s scenario before committing. Model the lease-decay sensitivity in our lease-decay calculator.
- Integrated-development maintenance fees run higher than standalone parcels. Shared infrastructure with the mall and bus interchange means more lifts, more common-area air-conditioning, and more elaborate fire-safety systems — the monthly MCST line will sit above an equivalent-sized standalone RCR condo. Audit recent quarterly statements before committing.
- Bidadari is still on its adoption curve. The Alkaff lake, Bidadari Park, and the future hawker centre are master-plan deliverables that are still maturing — the estate’s lived-in character is not yet fully formed, which is both an upside (further amenity build-out ahead) and a risk (slower-than-expected adoption could weigh on transaction velocity).
- Park Colonial and The Tre Ver are the direct RCR competitors. Park Colonial sits one MRT stop north (Woodleigh-adjacent, Woodleigh MRT walking distance) on 99LH-from-2017 terms; The Tre Ver in Potong Pasir is freehold along the Kallang River. Compare on a like-for-like basis using our comparison tool.
- Integrated mall traffic is a mixed bag for residents. The on-site mall is a daily-life convenience but also a noise, crowd, and security-management dimension that standalone parcels do not carry — stack and floor selection matters more here than in a pure-residential project.
- ABSD friction for foreign and second-property buyers is acute. The 60% foreigner ABSD and 20%/30% tiers for second/third Singaporean properties materially shrink the addressable demand pool under MAS TDSR rules — at The Woodleigh Residences’ price points this is a real constraint on resale liquidity.
The Woodleigh Residences fits three buyer archetypes cleanly and one with a sharp caveat. The strongest fit is the HDB-upgrader family inside the Cedar Girls’/St Andrew’s catchment who specifically wants direct MRT integration and on-site mall amenity — the integrated-development daily-life profile, combined with the Bidadari estate master-plan trajectory, is a combination no standalone RCR parcel in the corridor can replicate. The second strong fit is the commuter-professional couple prioritising NEL access to HarbourFront, Dhoby Ghaut, and Serangoon, with weekday rain-resilience as a non-negotiable. The third fit is the RCR-positioning investor who wants the integrated-mall rental premium as a yield cushion versus pure-residential RCR comparables; model the numbers in the ROI calculator. The caveated fit is the multi-generational legacy buyer — the 99LH-from-2017 tenure means your great-grandchildren will inherit a lease in its steepest depreciation phase, and a freehold alternative like The Tre Ver may be the better fit for that horizon. Foreigners facing 60% ABSD should run the all-in cost via our stamp-duty calculator before committing.
We recommend The Woodleigh Residences for HDB-upgrader families inside the Cedar Girls’/St Andrew’s catchment who value direct MRT integration above all, commuter-professional couples who need weather-proof NEL access, and RCR-positioning investors who want the integrated-mall rental cushion. The combination of integrated NEL access, on-site Woodleigh Mall, Bidadari master-plan trajectory, and Kajima finishing standards is structurally hard to replicate — Park Colonial matches on MRT proximity but not on direct integration or on-site mall, and The Tre Ver matches on freehold tenure but not on transit configuration. We would moderate enthusiasm for multi-generational legacy buyers (the 99LH-from-2017 lease decay clock is already running), pure capital-gain flippers (the integrated-development premium is fully baked in), and buyers averse to the higher MCST line that integrated-development format necessarily carries. The fair-value zone, in our analysis, sits at a clear premium to standalone RCR-99LH medians in the corridor — pay up for high-floor stacks oriented away from the mall and bus-interchange noise envelopes, and stress-test mid-floor stacks against Park Colonial on a transit-integration-justified basis.