Woodgrove Condominium
Overview & Key Facts
Woodgrove Condominium is a mature 99-year leasehold development in Woodlands, completed in 2002 and developed by Hoi Hup JV. Situated along Woodgrove Drive in District 25, it offers 248 units across a mid-density low-rise layout typical of early-2000s OCR condos. With approximately 70 years of lease remaining as of 2026, Woodgrove occupies the value end of the Woodlands residential market — providing affordable access to a well-established residential estate at average transacted prices around S$1,340,000 (median PSF: S$1,012 based on the past 12 months).
The development sits in the broader Woodlands North precinct, an area that has historically been characterised by practical, family-oriented living rather than the lifestyle-integrated concept found at newer launches. Woodgrove Condominium predates the current wave of integrated North-South Corridor (NSC) and Cross Island Line (CRL) planning, and its value case rests on established community infrastructure, affordable pricing relative to newer OCR launches, and proximity to a strong cluster of local schools. Buyers are largely own-stay families and HDB upgraders rather than speculative investors.
The project’s most material challenge — aside from its sub-optimal MRT access — is the advancing lease. At roughly 70 years remaining, Woodgrove is already approaching the threshold below which CPF usage restrictions and shortened loan tenures begin to affect buyers meaningfully. This is not an immediate concern for most buyers in 2026, but it is a factor that must be priced into any long-term hold or exit strategy.
Location & Connectivity
Woodgrove Condominium is located along Woodgrove Drive in the Woodlands planning area, one of Singapore’s most self-contained HDB towns. The immediate neighbourhood is dominated by landed housing enclaves, mid-range condominiums, and the broad green corridors that characterise Woodlands’ lower-density residential zones. Daily amenities are present within a reasonable radius: Causeway Point (one of the north’s largest malls) is accessible by bus, and several neighbourhood supermarkets, hawker centres, and polyclinics are within the Woodlands town catchment.
The MRT situation is the development’s most significant locational weakness. The nearest station is Woodlands MRT on the North-South Line (NSL), at approximately 0.99 km from the main gate. For most residents, this translates to either a 12–15 minute walk in Singapore’s heat or a bus ride to the station — neither is a genuinely pedestrian-friendly option for daily commuting. At peak hour, onward journeys to the CBD (Raffles Place, 15+ stops on the NSL) take approximately 35–40 minutes by train, making this decidedly a car-friendly address.
Drivers are better served: the Bukit Timah Expressway (BKE) and Seletar Expressway (SLE) provide efficient access to the central business district and Causeway, with off-peak CBD travel times of roughly 30–35 minutes. The proximity to the Causeway is a genuine advantage for households with frequent Malaysia travel or cross-border commuting patterns.
The school catchment is genuinely exceptional and is one of the strongest arguments for the address. Fuchun Secondary (0.23 km), Fuchun Primary (0.30 km), Innova Primary (0.43 km), Greenwood Primary (0.60 km), Christ Church Secondary (0.79 km), Si Ling Secondary (0.92 km), and Woodlands Ring Primary (0.94 km) are all within a kilometre — creating a cluster of options that few other condominiums in the OCR can match. For families whose P1 registration strategy involves residential proximity, Woodgrove Condominium is unusually well positioned.
Schools & Education
3 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 |
| Beacon Primary School | primary | Within 1 km |
| Greenwood Primary School | primary | ~1.0 km |
| Woodlands Ring Secondary School | secondary | ~1.2 km |
Facilities
Woodgrove Condominium’s facilities reflect the standards of early-2000s OCR development: functional rather than resort-styled. The compound includes a swimming pool, children’s pool, gymnasium, BBQ pits, and landscaped gardens — the core amenity set that defined suburban condos of that generation. With 248 units sharing the facilities, utilisation is moderate rather than crowded, and the lower density means pool access is generally easy to secure on weekends.
The overall facilities package sits below what newer OCR developments deliver today. There is no 50-metre lap pool, no clubhouse, no tennis court or function rooms of note — features that have become standard at post-2010 launches. Residents who place a premium on facilities variety or resort-style living should benchmark this carefully against competing developments before committing. Woodgrove is valued for its community, quiet environment, and school proximity — not its recreation offering.
“The pool is well-maintained and quiet on weekday evenings. The management keeps the grounds clean, which is the main thing for us. We don’t need a fancy gym — we’re here for the neighbourhood and the schools.”
— Resident review via 99.co
Unit Sizes & Layout
Woodgrove Condominium offers a conventional mix of unit types across its 248 homes, with sizes typical of early-2000s construction — generally more generous in square footage per dollar than contemporary OCR launches. Three-bedroom units in the 1,100–1,400 sqft range are the dominant inventory, providing practical family living space with room for two children and a helper. Layouts follow the era’s design conventions: squarish bedrooms, a wet/dry kitchen split in some unit types, and balconies that add usable outdoor space.
Buyers should note that finishes are commensurate with the development age: not dated to the point of requiring full renovation, but unlikely to match showflat-fresh expectations. A realistic renovation budget of S$60,000–S$100,000 for a 3-bedroom unit is appropriate for buyers who want to bring fittings to a contemporary standard. That said, the larger floor plates at Woodgrove typically deliver more liveable space per dollar than newer compact units at similar price points.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $886 | $1,065,530 |
| 4 BR | 15 | $909 | $1,418,926 |
| 5 BR | 11 | $879 | $1,908,273 |
Pricing & Market Position
Based on 39 recorded transactions, sale prices range from $815,000 to $2,660,000, averaging $1,439,148 (~$1,015 psf).
Rents range from $2,100 to $10,000 per month across 194 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 38.8% (from $732 to $1,017 psf).
Neighbourhood Comparison
| Development | Tenure | Avg PSF (12m) | Units | Key Note |
|---|---|---|---|---|
| Woodgrove Condominium | 99yr (1997) | S$1,012 | 248 | Subject — value play, lease concern |
| Woodhaven | Freehold | S$1,197 | 105 | Freehold premium, boutique scale |
| Woodsvale | 99yr | S$1,121 | 696 | Large estate, similar vintage |
| Forestville EC | 99yr | S$1,017 | 653 | EC (5-yr MOP), comparable PSF |
| Parc Rosewood EC | 99yr | S$895 | 689 | Lowest PSF in set, older vintage |
| Norwood Grand | 99yr | S$2,136 | 348 | New launch premium — 2024/2025 |
Within the Woodlands competitive set, Woodgrove Condominium sits at the lower end of the PSF range, reflecting both its advancing lease and its older facilities profile. Woodhaven is the most direct upgrade path for buyers who can stretch: 105 units, freehold tenure, and a PSF of S$1,197 — a S$185 per sqft premium over Woodgrove, but with no lease decay risk and boutique scale. Buyers who prioritise tenure security and can absorb the premium differential should give Woodhaven serious consideration.
Woodsvale (696 units, S$1,121 psf) is a closer comparator on price — also 99-year leasehold, similar vintage, larger estate — and its PSF premium over Woodgrove is modest enough that buyers should evaluate both on facilities quality and specific unit availability rather than price alone. Forestville EC and Parc Rosewood EC serve a different buyer segment (EC eligibility required on resale within the minimum occupation period), but post-privatisation they compete directly with older leasehold condos on value metrics.
The most instructive comparison is against Norwood Grand at S$2,136 psf — a 2024/2025 new launch that illustrates how steeply new OCR launches have repriced relative to older leasehold stock. Buyers who can tolerate a renovation at Woodgrove receive approximately twice the purchasing power in floor area relative to a brand-new Norwood Grand unit at equivalent total outlay. The question is whether fresh tenure and a new facilities package is worth that premium — for many families, it is not.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WOODGROVE CONDOMINIUM | 99 yrs lease commencing from 1997 | 1999 | 248 | $1,015 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WOODGROVE CONDOMINIUM across multiple dimensions.
What Residents Say
“Woodgrove is a quiet, low-key condo. No frills, no drama. The pool is decent, the management is responsive, and the kids can walk to school in under 5 minutes. We’ve been here 8 years and haven’t felt the need to move.”
— Long-term resident review via PropertyGuru
“The MRT distance is the main pain point. Without a car, you’re relying on buses to get anywhere fast. If you have a car, this place is absolutely fine — easy access to BKE, 30 minutes to town in off-peak. Great value for the size you get.”
— Resident review via 99.co
“The school choices around here are the best reason to live at Woodgrove. Fuchun Primary is a 5-minute walk for my kids. That alone justified the purchase for us. Facilities aren’t as fancy as newer condos but they’re maintained well and we never have to fight for a lane in the pool.”
— Resident via EdgeProp
The recurring themes across resident feedback are consistent: appreciation for the quiet, low-density neighbourhood character, the outstanding school cluster, and the sense of genuine community that comes with a mature development. Criticisms centre almost exclusively on the MRT distance and the age of facilities — both structural factors that prospective buyers should research thoroughly rather than expect current residents to have resolved.
Strengths & Weaknesses
- Outstanding school cluster — Fuchun Primary (0.30km), Innova Primary (0.43km), Fuchun Secondary (0.23km) within walking distance
- Affordable entry PSF (~S$1,012) relative to newer OCR launches in Woodlands
- Gross yield of 4.18% — competitive for District 25, outperforms many newer OCR condos
- Quiet, low-density residential neighbourhood with a mature community character
- Larger unit footprints than contemporary OCR launches at equivalent price points
- Good highway access via BKE and SLE for car-owning households
- Proximity to Causeway — practical for Malaysia commuters and frequent travellers
- Moderate density (248 units) — pool and facilities rarely crowded
- Woodlands MRT is 0.99 km away — outside the 800m walkable threshold, requires bus for non-drivers
- Lease of ~70 years remaining — below 60yr by ~2036, triggering loan tenure cap; below 40yr by ~2056, restricting CPF use
- Facilities reflect 2002 build standard — no lap pool, no tennis court, no premium clubhouse
- Finishes require renovation budget (S$60k–S$100k estimated for 3-bed modernisation)
- District 25 (Woodlands) lacks the lifestyle and F&B vibrancy of central or eastern OCR districts
- Resale buyer pool narrows as lease decays — exit timing becomes more critical past 2030
- Investment score 52/100 — below par for medium-term capital appreciation
- No sheltered MRT connection; weather-dependent public transport access
Verdict
Woodgrove Condominium is a clear value-oriented buy for a specific buyer profile: families prioritising school proximity, HDB upgraders seeking spacious units at an accessible price point, and car-owning households comfortable with the Woodlands MRT distance. At a median price of S$1,340,000 and PSF of S$1,012, it delivers genuine value relative to newer OCR launches in the area — particularly when unit sizes and plot layouts are factored in. The gross yield of 4.18% at an average rent of S$5,000/month is competitive for the district and reflects consistent rental demand from professionals and families in the area.
The honest weaknesses are real, however. The MRT access gap is a structural disadvantage that no amount of goodwill towards the neighbourhood can paper over — households without a car will find daily commuting genuinely inconvenient. More critically, the lease trajectory demands attention. With approximately 70 years remaining in 2026, Woodgrove will drop below the 60-year mark around 2036 — at which point the maximum home loan tenure becomes capped at 30 years for new buyers. By 2056, with under 40 years remaining, CPF funds can no longer be used for purchase, eliminating a large slice of the buyer pool. This lease decay profile compresses the resale market and eventual exit options for long-term holders.
For buyers with a 5–10 year horizon who plan to own-stay and then resale before the 60-year threshold approaches, Woodgrove Condominium offers a practical value play in a location with genuine school merit. It is not, however, a hold-forever asset, and it is not suited to buyers whose long-term exit depends on maximum buyer pool access or CPF-assisted resale. Buy with eyes open on the lease, and the price-to-liveability ratio is hard to argue with in the current OCR market.