The Woods

Overview & Key Facts

The Woods at 107–249 Westwood Avenue is a strata-landed cluster development in the Jurong West pocket of District 22 (OCR), comprising 91 three-storey strata terrace houses plus a pair of strata semi-detached units — 93 units in total, all configured as 5-bedroom homes with sizes ranging from approximately 4,000 to 5,500 square feet. Developed by Kheng Leong Group (a UOB-affiliated family entity) with P&T Consultants as designer, the project sits on a 99-year leasehold from 2010, leaving roughly 83 years on the clock as of 2026. This is not a vertical condominium — buyers should approach The Woods as the strata-landed format it actually is, with the lifestyle, maintenance, and resale dynamics that come with that distinctive product type.

The transaction footprint is sparse but interpretable: 22 sales caveats and 20 rental records on a 93-unit base imply roughly one resale and one new tenancy per quadrennium per unit — numbers that are characteristic of strata-landed cluster housing, where owner-occupiers dominate, holding periods are long, and turnover is structurally lower than in vertical condos. Recent SRX and EdgeProp data put PSF in the S$625–735 range, equating to absolute prices around S$2.5–3.0 million for the typical 4,000+ sqft 5BR home — pricing that buys what would be a S$5–7 million semi-detached on freehold land in mature districts. Rentals cluster around S$5,000–7,500 per month, anchored by NTU faculty and one-north / Jurong Innovation District professionals.

The investment thesis is unusually balanced for an OCR address. The Woods offers genuine landed-home utility — private garage, basement carpark, three storeys plus attic, full clubhouse and lap pool — at a strata-landed price point that puts cluster-house living within reach of households who would otherwise be priced out of freehold landed entirely. The constraint is the macro story: D22 is the heart of the Jurong Lake District URA Master Plan transformation, but that is a long-dated optionality, not a near-term price catalyst, and the lease will cross the sub-75-year CPF tightening threshold in 2034. Buyers underwriting today are buying landed-format space, NTU-corridor rental optionality, and JLD long-tail upside — a coherent package, but one that requires honest expectations about price discovery in a thinly-traded segment.

Location & Connectivity

Westwood Avenue is a quiet residential road tucked into the western reach of Jurong West, between Jurong West Street 73 and the Pan Island Expressway, well west of Jurong Lake itself and meaningfully closer to NTU and the Jurong Innovation District than to the Jurong Lake District CBD-extension proper. Public-transport reality here demands honesty: Pioneer MRT (East-West Line, EW28) is the nearest station at roughly 1.5–1.7 km, which is a drive, a feeder bus, or a 20-minute walk — not a comfortable commute walk. Boon Lay MRT (EW27) at approximately 2.5 km is even further. Buyers must be honest with themselves: this is a car-dependent or feeder-bus address, and households without a vehicle will find it operationally inconvenient compared to an MRT-walkable D22 condo like Lakeholmz, J Gateway, or Lakepoint. The trade-off is that the cluster-housing format genuinely needs the space that a non-MRT-adjacent plot can deliver — this is the geography of strata-landed living.

The school cluster is the address’s strongest amenity story. Within a 1–2 km radius sit Westwood Primary, Pioneer Primary, West Grove Primary, Juying Primary, plus Westwood Secondary, Pioneer Secondary, and Juying Secondary — an unusually dense MOE catchment that gives families with primary-aged children meaningful Phase 2A and 2C balloting optionality. Higher-education proximity to Nanyang Technological University at roughly 4 km is the second pillar — not within walking distance, but a 10-minute drive that drives sustained faculty and graduate-student rental demand into the corridor.

Day-to-day amenity sits in the Pioneer / Boon Lay retail belt. Gek Poh Shopping Centre and Pioneer Mall handle near-daily essentials at short driving distance. Jurong Point at Boon Lay MRT is one of Singapore’s largest suburban malls (450+ stores, hypermarket, cinema, food courts) and serves as the dominant weekend retail anchor for the entire western OCR cohort. Boon Lay Place Market & Food Village delivers wet-market and hawker depth. For green space, the Jurong Lake Gardens at Lakeside is a 10-minute drive, and the broader URA Jurong Lake District master plan envisages the area as Singapore’s second CBD — a long-dated optionality that is genuine but unlikely to compress into a 5–10 year underwriting window. The Tuas mega-port and the Jurong Innovation District (advanced manufacturing, robotics, agri-tech) are the nearer-term employment anchors that matter more for rental demand today.

Schools & Education

Facilities

The Woods punches above its weight on the facilities axis for a strata-landed product. The on-site provisioning includes a lap pool, children’s pool, clubhouse, gymnasium, outdoor fitness area, koi pond, and a lantern pavilion, set within landscaped common grounds and supported by 24-hour security and gated access. For comparison, most strata-landed cluster developments stop at a small pool and a guard house; the clubhouse-plus-gym envelope here is closer to a small-condo facility set than to typical cluster-house provisioning. Each unit comes with its own basement carpark and private garage, which functionally erases the parking-scarcity friction that defines vertical-condo living in this density bracket.

The genuine differentiator versus a same-PSF apartment in the corridor is the internal-space economics. A 4,000 sqft three-storey terrace with an attic delivers usable layered living that no apartment of any size can replicate — separated entertaining and family floors, a true private outdoor zone, garage-attached arrival, and the soundproofing reality of having no neighbour above or below. For households with multi-generational living, work-from-home setups requiring distinct studies, or simply a strong preference for vertical separation between bedrooms and living, this is a fundamentally different product than any condo in D22.

“You don’t buy The Woods for the gym — you buy it because at 4,000 plus square feet over three storeys with an attic, it’s effectively a semi-D in a guarded compound at half what semi-D land in mature districts would cost. The pool and clubhouse are a nice extra. The garage is the real luxury.”

— Owner perspective on cluster-housing format and value via Singapore Expats community directory

Maintenance fees for cluster-landed developments of this scale typically land in the S$500–750/month range — higher than a small boutique condo block, but proportional to the larger common grounds, pool, and clubhouse, and notably below the per-month carrying cost of equivalent freehold landed (where owners shoulder full external maintenance, pest, landscaping, and security in cash). For households running the math against a freehold semi-D alternative, the strata-landed maintenance structure is part of the value proposition rather than a deduction from it.

Pricing & Market Position

Based on 22 recorded transactions, sale prices range from $1,838,000 to $2,685,000, averaging $2,285,955 (~$656 psf).

Rents range from $4,600 to $9,000 per month across 20 rental transactions. Current rental yield sits at approximately 3.5%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 35% (from $482 to $651 psf).

Neighbourhood Comparison

Versus the dominant vertical-condo cohort in District 22 — J Gateway, Lake Grande, Lakeholmz, The Centris, and the various Lakeside / Boon Lay / Jurong East projects — The Woods sits in a fundamentally different product category. The condo cohort offers MRT-walkable access (J Gateway is essentially on top of Jurong East interchange), denser amenity, full transaction liquidity, and a far broader resale buyer pool. The Woods offers landed-format internal space at strata-landed pricing, a substantially larger usable footprint per dollar of total quantum, and a private-garage / basement-carpark format that no apartment can replicate. This is not a like-for-like comparison — it is a product-category choice.

Versus the freehold landed alternatives in mature districts (D10, D11, D15), The Woods at S$2.5–3.0 million for a 4,000+ sqft 5-bedroom three-storey terrace with attic and basement carpark sits at roughly half the absolute price of equivalent freehold landed in mature districts, where the same physical envelope routinely commands S$5–7 million and where land-only pricing (excluding the structure) starts at S$1,800–2,500 PSF on land. The trade-offs are real: 99-year tenure rather than freehold, a non-mature OCR macro location, strata-tenure (not standalone landed) governance under a management council, and a strict cluster-development envelope that constrains owner-driven exterior modification. For households who genuinely value landed-format living over freehold-tenure prestige, the price-format trade-off here is unusually favourable. For households whose mental model of “landed” is bound up with freehold tenure, mature-district address, and full owner-controlled land title, this is the wrong asset and the freehold comparables are the right answer. The Woods is what landed-format ownership looks like at OCR strata-leasehold prices — honestly, that is a genuinely useful product for a specific household profile.

ShiokNest Scores

Our proprietary scoring system evaluates THE WOODS across multiple dimensions.

What Residents Say

“We moved from a freehold semi-D in District 19 because the maintenance was eating us alive. Here we get the three-storey terrace with the attic and the garage, the kids have the pool and the clubhouse, and the management council handles the security and the landscaping. Yes, the MRT is a drive — we have two cars anyway. For a family of six this is the right format and the right price.”

— Owner-occupier on landed-format trade-off via PropertyGuru project discussion

“NTU is a 10-minute drive. We rent the standard 4,000 sqft layout for our family of five, the rent is fair compared to anything equivalent closer to town, and the kids walk to Pioneer Primary. The lease has 80-plus years and we’re not buying anyway. Westwood Avenue is quiet, the cluster is well-kept, and the garage is honestly life-changing after years of fighting for parking.”

— Expat tenant on NTU-driven rental decision via Singapore Expats community reviews

“We considered The Woods seriously and walked away. Our deal-breaker was the MRT — we’re a one-car household and my wife and I both work in the CBD, the Pioneer walk just doesn’t work for us in the long run. The houses themselves are excellent. If you have two cars and you actually want a five-bedroom terrace, this is genuinely a good deal. We bought a smaller condo closer to the EW line instead.”

— Prospective buyer who declined citing transport profile via Stacked Homes reader discussion

Across community discussion the recurring split is consistent with the product’s structural niche: large-family owner-occupiers and NTU-corridor expat tenant households treat The Woods as a high-utility landed-format home that delivers genuine multi-generational space at a sub-mature-district price, while CBD-commuting professionals and households without a vehicle correctly self-select out once they understand the MRT geography. The 22-resale, 20-rental dataset is sparse but consistent — the asset works as advertised within its niche, and the buyer / tenant profile that fits the format reports high satisfaction on the format itself.

Strengths & Weaknesses

Verdict

The Woods is a coherent strata-landed proposition in a corner of D22 OCR that delivers an unusually distinctive product for its price band: 5-bedroom three-storey terrace houses with attics, basement carparks, and private garages, set within a gated cluster compound with a real lap pool, clubhouse, and gym. For households whose primary requirement is landed-format internal space — multi-generational families, professionals working from home requiring true zoning, families who specifically prefer vertical separation between living and sleeping floors — the asset has no equivalent at this price point in any mature district. The 99-year lease from 2010 (~83 years remaining) is comfortable; CPF tightening at the 75-year mark in 2034 is a watchpoint, not a near-term constraint.

The case against is the macro location and the liquidity profile. Westwood Avenue is honestly not MRT-walkable — Pioneer EW28 at ~1.7 km is a drive or feeder-bus realistically, not a daily commuting walk. Households without a car will find the address operationally inconvenient versus an MRT-adjacent D22 condo. The 22 resale caveats on a 93-unit base over more than a decade signal a thinly-traded segment where price discovery requires patience and a tolerant transaction timeline. The Jurong Lake District master-plan upside is genuine but long-dated — not a 5-to-10 year price catalyst that will rescue a buyer who underwrote on weak assumptions.

The ShiokNest composite reflects the product’s real character: solid facilities (6.5/10) versus typical strata-landed peers, strong unit-layout score (7.0/10) reflecting the genuinely substantial 4,000+ sqft 5BR envelope, fair value (6.5/10) given that the per-square-foot economics buy meaningful landed-format utility, decent neighbourhood quality (7.0/10) anchored by the dense MOE school cluster and JLD long-tail, weaker MRT access (5.5/10) honestly reflecting the 1.5–1.7 km Pioneer walk, and a healthy lease score (7.5/10) for the 83-year-remaining position. The composite is a fair summary of an asset that is genuinely the right answer for a specific household type and genuinely the wrong answer for buyers prioritising MRT walkability or near-term capital-appreciation momentum.