Woodhaven

Overview & Key Facts

Woodhaven is a 337-unit condominium development located along Woodgrove Avenue in the Woodlands precinct, completed in 2015 on a 99-year lease from 2011. Developed by Tampines Court Pte Ltd and designed by Ong & Ong Pte Ltd, the development occupies a generous 20,956 sqm site spread across 43 low-rise blocks. What distinguishes Woodhaven from the typical Woodlands apartment is its diverse housing typology: conventional condominium units, SOHO-concept residences with double-volume living spaces, and spacious townhouses exceeding 3,200 sqft — a mix rarely found in a single northern Singapore development.

At an average of approximately $1,331 psf with a gross rental yield around 4.0%, Woodhaven occupies a value segment that appeals strongly to families seeking space and greenery without the premium of central or eastern districts. The development’s popularity with expatriate families — drawn by the proximity to Singapore American School and the generous unit sizes — has maintained a healthy rental market, with approximately 28% of buyers being Permanent Residents and 10% foreign nationals.

The Woodlands Regional Centre transformation, anchored by the Thomson-East Coast Line stations at Woodlands and Woodlands South, is gradually repositioning the area from a suburban dormitory to a self-sufficient regional hub. Combined with the Johor Bahru–Singapore Rapid Transit System link at Woodlands North, the long-term connectivity trajectory for this part of Singapore is strongly positive.

Location & Connectivity

Woodhaven sits along Woodgrove Avenue, a quiet residential street in the western pocket of Woodlands. The nearest MRT station is Woodlands on the Thomson-East Coast and North-South Lines, approximately 950 m away — a 12-minute walk that most residents supplement with a short bus ride or drive. Woodlands South TEL station is a comparable distance. While the MRT access is not doorstep-convenient, the development compensates with strong local amenities and expressway connectivity.

For families with school-age children, Si Ling Primary School is within the 1 km balloting radius, while Innova Primary, Woodgrove Secondary, and Riverside Secondary are all nearby. The proximity to Singapore American School has made Woodhaven particularly attractive to expatriate families, who value the spacious townhouse units and the leafy, low-density living environment. Admiralty Park, one of the largest parks in northern Singapore, is a short drive away and features an extensive nature playground.

The Bukit Timah Expressway (BKE) provides the primary expressway connection, linking to the CTE and PIE for trips to the CBD (30–35 minutes off-peak) and Changi Airport (35–40 minutes). Woodlands Checkpoint is approximately 5 minutes away for drivers crossing to Johor Bahru. The upcoming RTS Link at Woodlands North will provide a dedicated rail connection to JB, potentially boosting the appeal of Woodlands for cross-border commuters.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Woodhaven’s facilities are well-considered for a family-oriented development. Multiple swimming pools serve different needs, from a lap pool for serious swimmers to children’s pools and a leisure pool surrounded by landscaped decking. The gymnasium, barbecue pavilions, and a clubhouse provide standard communal amenities, while a tennis court uniquely located on the rooftop of Block C offers an elevated playing experience. All 337 units benefit from basement parking, with townhouse owners receiving two dedicated lots — a practical advantage in a suburban development where car ownership is nearly universal.

“Very comfortable place to stay. Quiet, lots of trees, within 3 minutes walk to The Woodgrove with a 24-hour FairPrice Finest. Esso station just next to it — so convenient. Families love it here with the numerous pools and child-friendly facilities.”

— Resident review, PropertyGuru (2024)

The low-rise, spread-out layout across 43 blocks creates a village-like atmosphere with considerable greenery between buildings. This is a distinctly different living experience from the typical high-rise tower developments in central Singapore — residents trade skyline views for ground-level accessibility, private garden spaces (for townhouses), and a quieter acoustic environment. The landscaping has matured well over the development’s 11 years, with established trees providing genuine shade and a settled, leafy character.

Unit Sizes & Layout

Woodhaven’s unit mix is one of its most compelling features. The development offers 26 distinct floor plan types across five broad categories: 1-bedroom condos and SOHO units (614–663 sqft, 134 units), 2-bedroom compact SOHO units (717–760 sqft, 45 units), 2-bedroom condos (878–1,000 sqft, 59 units), 3-bedroom condos (1,131–1,239 sqft, 60 units), and 4-bedroom townhouses (3,268–3,314 sqft, 39 units). The SOHO units feature double-volume living areas — a design element that creates a loft-like ambience and the perception of substantially more space than the raw square footage suggests.

The SOHO units cleverly use their double-height spaces to create mezzanine sleeping areas, effectively giving a 663 sqft one-bedroom unit the usable feel of a larger apartment. The 2-bedroom condos at 878–1,000 sqft are generously proportioned by current market standards, with proper enclosed kitchens and balconies. Build quality from Ong & Ong is solid, with clean lines and practical layouts that have aged well. Most units benefit from cross-ventilation due to the low-rise block configuration, reducing reliance on air conditioning — a meaningful advantage for utility bills.

Pricing & Market Position

Across 96 recorded transactions (all-time), sale prices range from $640,000 to $3,291,288, averaging $1,220,968.

Over the last 12 months, transactions averaged $1,345 psf.

Rents range from $1,600 to $11,000 per month across 633 rental transactions. Current rental yield sits at approximately 4.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at WOODHAVEN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 25.4% (from $1,092 to $1,369 psf).

Neighbourhood Comparison

In the Woodlands market, Woodhaven competes with Forestville EC (2016, 99yr, ~$1,100 psf) and North Park Residences (2018, 99yr, ~$1,500 psf). Forestville offers a lower entry price point and EC-grade sizing, but its facilities and design are more conventional. North Park Residences, integrated with Northpoint City mall at Yishun MRT, trades Woodhaven’s low-rise tranquillity for direct MRT and mall access at a 13% PSF premium. For buyers who value the village-like atmosphere and diverse unit types — particularly the townhouses and SOHO concepts — Woodhaven occupies a unique niche that neither competitor can replicate.

Against newer developments in the Thomson-East Coast Line corridor such as Lentor Modern (2026, 99yr, ~$2,100 psf), Woodhaven offers 35–40% lower PSF pricing with larger absolute unit sizes. The trade-off is a more established development with less cutting-edge finishes and a less convenient MRT location. For families prioritising space and lifestyle over commute optimisation, Woodhaven’s value proposition remains strong, particularly given the 4.0% yield that comfortably exceeds the northern Singapore average.

Lease Decay Analysis

The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates WOODHAVEN across multiple dimensions.

What Residents Say

“Relaxing environment and within minutes walk of stores, bus and schools. The SOHO units are surprisingly spacious with the double-height ceilings. It feels like living in a much bigger apartment than the numbers suggest.”

— Resident review, 99.co (2024)

“We chose Woodhaven for the townhouse — it’s like a landed house with condo security. The kids have the pool and playground, we have the garden, and the American School is a 5-minute drive. Best decision we made when relocating to Singapore.”

— Expatriate tenant review, SingaporeExpats (2023)

“The location is the main drawback. It’s far from the MRT and far from the city. If you work downtown, prepare for a long commute. The development itself is lovely, but you really need a car here.”

— Former resident review, PropertyGuru (2024)

Strengths & Weaknesses

Verdict

Woodhaven is a development that asks buyers to look beyond the Woodlands postcode and evaluate the actual living experience. The combination of diverse unit types, generous sizing, mature landscaping, and a 4.0% rental yield creates a proposition that consistently outperforms expectations for northern Singapore. The townhouses, in particular, offer a landed-style living experience within condominium security at a fraction of landed property prices in the same district.

The primary trade-off is connectivity. At 950 m from the nearest MRT station and 30+ minutes by car to the CBD, Woodhaven requires a degree of acceptance that daily commuting will be longer than city-fringe alternatives. For families where one or both adults work in the northern corridor (Woodlands, Sembawang, Yishun, or JB), or for remote/hybrid workers, this trade-off is minimal. For CBD commuters, it is significant and should be factored honestly into the decision.

With approximately 84 years of lease remaining, Woodhaven is in a comfortable position for CPF usage and long-term financing. The development is well-suited for a 10–15 year hold period, particularly for families whose children are in primary or secondary school and who value the space, greenery, and suburban tranquillity that Woodhaven delivers. Investors targeting the expatriate rental market — especially families relocating to work at SAS or the northern industrial clusters — will find the 4.0% yield and consistent tenant demand compelling. The Woodlands Regional Centre transformation and the RTS Link to JB provide medium-term catalysts that could lift valuations beyond the current OCR baseline.