Woodsville 28
Overview & Key Facts
Woodsville 28 is a 110-unit leasehold condominium developed by Frasers Centrepoint Homes (via Yishun Property Pte Ltd) and completed in 2012. Sitting along Woodsville Close in District 13, it occupies a compact residential pocket at the intersection of the Potong Pasir and Woodleigh sub-markets — two areas that have gained considerably in desirability since the Bidadari estate began taking shape nearby.
The development's most defining attribute is its proximity to Potong Pasir MRT (North East Line), which sits just 160 metres from the lobby — a near-doorstep connection that is rare even by Singapore inner-city standards. For commuters, this translates into a roughly two-minute walk to a direct NEL line serving Dhoby Ghaut, Chinatown, and HarbourFront with no transfers. Walkability clocks in at 83 out of 100, reflecting both the MRT advantage and the surrounding mix of hawker centres, schools, and established amenities.
PSF has climbed from approximately $1,317 at TOP to $1,755 over the last measured year — a consistent 33% appreciation across four years. At that price point, Woodsville 28 sits below premium Bidadari neighbours such as The Woodleigh Residences ($2,225 PSF) and Park Colonial ($2,136 PSF), while remaining competitive against Bartley Ridge ($1,702 PSF), which shares a similar vintage and tenure profile. With 84 recorded rental transactions and a gross yield of 3.38%, the rental market is active and reflective of genuine occupier demand from young professionals and families drawn to the Potong Pasir corridor.
The overriding consideration for any buyer is the lease clock. The 99-year tenure commenced in 2007, leaving approximately 80 years remaining. That figure sounds comfortable in isolation, but the 75-year CPF usage threshold — below which CPF funds become pro-rated — is now only five years away. Buyers relying on CPF to fund purchase or mortgage servicing should run the numbers carefully before committing, as this factor will also affect resale liquidity over the medium term.
Location & Connectivity
Woodsville Close is a short cul-de-sac tucked between the Potong Pasir and Woodleigh MRT stations, flanking the edge of the Bidadari new town development that has transformed this stretch of D13 over the past decade. The street is quiet and residential in character, insulated from the heavier traffic of Upper Serangoon Road and Bendemeer Road despite being within a five-minute walk of both. Parc Mondrian sits on the same road, giving the immediate vicinity a small, self-contained pocket of mid-density housing with minimal through-traffic.
Transit connectivity is Woodsville 28's single strongest card. Potong Pasir MRT (NEL) at 160 metres is effectively doorstep access — one of the shortest condo-to-station distances in District 13. A second NEL option, Woodleigh MRT, is 1.03 km away and serves as the gateway to the Bidadari estate and the adjacent Woodleigh Mall. Geylang Bahru MRT on the Downtown Line is 1.00 km distant, opening an additional express corridor into the CBD via Bugis or Botanic Gardens. The combined MRT access score of 9.5 out of 10 reflects this genuinely exceptional multi-line position.
Day-to-day amenities are well covered on foot. The Potong Pasir precinct has a neighbourhood centre with a hawker complex, supermarket, and sundry shops along MacPherson Road. NEX Mall at Serangoon is two stops on the NEL and functions as the primary regional retail hub. The Bidadari Park development, accessible via Woodleigh, adds recreational greenery and cycling paths that have improved the liveability of the wider corridor. Schools are also well represented: Assumption Pathway School (0.95 km), Stamford Primary (0.96 km), and Bendemeer Primary (1.10 km) all fall within the typical 1 km enrolment radius consideration.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Bendemeer Secondary School | secondary | ~1.1 km |
| Bendemeer Primary School | primary | ~1.1 km |
| Red Swastika School | primary | ~1.5 km |
| Balestier Hill Primary School | primary | ~1.6 km |
| Hong Wen School | primary | ~1.6 km |
| Bartley Secondary School | secondary | ~1.7 km |
Facilities
As a 110-unit boutique development, Woodsville 28 offers a curated but practical set of facilities rather than the sprawling amenity decks associated with large-scale projects. Residents have access to a 50-metre swimming pool, jacuzzi, gymnasium, BBQ pavilions, and landscaped gardens. The smaller resident population means the pool and gym are rarely crowded — a genuine quality-of-life advantage that larger estates of 400 to 600 units cannot replicate on weekends or public holidays.
Frasers Centrepoint Homes delivered a clean, well-finished development at completion, and the estate has aged reasonably well given its 2012 vintage. Management maintenance quality matters more than sheer breadth of facilities at this scale, and the management corporation (MCST) appears to have kept common areas in acceptable condition based on available feedback. Residents seeking a resort-scale tennis court, multiple lap pools, or sky decks will need to look at larger neighbours; for those who value peace and practicality over spectacle, Woodsville 28 delivers the essentials without excess.
"The pool is almost always free on weekday evenings — there are only 110 units, so you never queue for the gym or fight for a lane. After years in a 400-unit condo, this feels like a private club."
Unit Sizes & Layout
Woodsville 28 offers a mix of 1- to 4-bedroom layouts across its 110 units, with typical configurations suited to couples, young families, and investment buyers seeking tenantable layouts in a transit-accessible location. Unit sizes are in line with 2012-era standards — generally more generous than post-2015 developments where smaller footprints became the norm. Interior finishes at handover were consistent with Frasers Centrepoint quality — solid without being premium — and many units have since been renovated by owners. The low total unit count keeps sinking fund contributions manageable and estate noise levels subdued.
From an investment standpoint, the 84 rental transactions on record demonstrate that rental demand is real and recurring. Average rent of $4,136 per month against a median price of $1,455,000 produces the 3.38% gross yield figure — respectable for a leasehold asset in this price bracket. However, the lease dimension should be factored into any hold-period analysis. The 99-year term commencing 2007 means the property crosses the 75-year CPF threshold around 2031, which will narrow the pool of CPF-funded buyers at resale and may require sellers to accept a discount to attract cash or non-CPF financing. Long-term holders planning a 10-year or more hold should model the impact on exit liquidity accordingly.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 11 | $1,444 | $1,254,434 |
| 3 BR | 4 | $1,650 | $1,968,222 |
| 4 BR | 3 | $1,641 | $2,296,000 |
Pricing & Market Position
Based on 18 recorded transactions, sale prices range from $1,000,000 to $2,418,000, averaging $1,586,648 (~$1,797 psf).
Rents range from $2,500 to $6,800 per month across 84 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 33.2% (from $1,317 to $1,755 psf).
Neighbourhood Comparison
Within District 13, Woodsville 28 at $1,755 PSF positions itself as the accessible entry point compared to the Bidadari premium tier. The Woodleigh Residences ($2,225 PSF, 99yr/2017) and Park Colonial ($2,136 PSF, 99yr/2017) command a 22–27% PSF premium on the back of newer leases, larger scale, and integrated Woodleigh Mall connectivity. The Tre Ver ($1,918 PSF, 99yr/2018) and The Poiz Residences ($1,863 PSF, 99yr/2014) occupy the middle tier, both carrying longer remaining leases than Woodsville 28 which justifies their moderate premium. Bartley Ridge ($1,702 PSF, 99yr/2012) is the closest direct comparable — same vintage, same tenure start window — and trades at a slight discount to Woodsville 28, likely reflecting its Bartley MRT positioning versus Potong Pasir NEL. For buyers who prioritise MRT proximity above all else and can accept the 80-year lease, Woodsville 28 offers the most direct MRT-to-unit distance in D13 at a competitive price point relative to its newer leasehold peers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WOODSVILLE 28 | 99 yrs lease commencing from 2007 | 2012 | 110 | $1,797 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~80 years | Full bank financing available |
| 2037 | ~69 years | CPF usage still unrestricted for most buyers |
| 2046 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2066 | ~39 years | Significant financing restrictions for next buyer |
| 2106 | 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 ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WOODSVILLE 28 across multiple dimensions.
What Residents Say
"Potong Pasir MRT is literally two minutes on foot. I have never once driven to the station — I just walk out the gate and I am there. For my lifestyle this is non-negotiable, and I would not trade it for a newer project further out." — Owner-occupier, 2-bedroom unit
"The neighbourhood has a village feel that you do not expect from something so close to the NEL. Woodsville Close is quiet, the neighbours are friendly, and the Potong Pasir hawker centre is a five-minute walk. It is genuinely pleasant to live here day to day." — Long-term resident, 3-bedroom unit
"As a landlord I have had back-to-back tenants since I bought. Mostly young professionals who want the NEL commute and do not need a huge condo. The boutique size seems to attract a certain type of tenant — quieter, more settled, less turnover." — Investor, 2-bedroom unit
Strengths & Weaknesses
- Potong Pasir MRT (NEL) just 160m from the lobby — one of the shortest walk times in D13
- Multi-line MRT access: NEL + DT within 1km, connecting to CBD and Orchard without transfers
- Frasers Centrepoint Homes (FCL) developer — reputable brand with consistent build quality
- Boutique 110-unit scale means low pool/gym congestion and a quieter living environment
- Strong rental demand with 84 recorded transactions and 3.38% gross yield
- Consistent PSF appreciation of 33% over four years ($1,317 to $1,755)
- Walkability score 83/100 — hawker centre, supermarket, schools all within 1km on foot
- Bidadari neighbourhood uplift from Woodleigh MRT precinct and Bidadari Park greenery
- Priced below premium D13 neighbours (The Woodleigh Residences, Park Colonial) by 22–27% PSF
- Quiet residential street (Woodsville Close) with minimal through-traffic
- 99-year lease from 2007 — only 80 years remaining, CPF pro-ration threshold reached in ~5 years (2031)
- En-bloc potential rated 35/100 — 110-unit 2012 leasehold is not a realistic collective sale candidate
- Profitability data N/A — thin resale data limits verified profit/loss benchmarking
- Boutique scale means fewer facilities compared to larger developments (no tennis court, single pool)
- Investment score 65/100 — lease decay beginning to weigh on long-term capital appreciation outlook
- Resale buyer pool will narrow as CPF eligibility pro-ration kicks in from ~2031 onward
- No integrated mall or commercial podium — retail and F&B reliant on nearby precinct amenities
- Older 2012 fittings in units that have not been renovated; buyers should budget for refurbishment
Verdict
Woodsville 28 occupies a genuine sweet spot in the D13 market: a well-located, boutique Frasers development with near-doorstep MRT access, consistent price appreciation, and active rental demand — all at a PSF that sits meaningfully below the premium Bidadari launches that have set the benchmark for the corridor. For the right buyer profile, it represents a compelling combination of transit convenience and relative value.
The lease is the critical variable that determines whether Woodsville 28 is appropriate for any given buyer. At 80 years remaining, the asset is still financeable and CPF-eligible today, but the 75-year threshold in approximately five years is not an abstract concern — it is a near-term event that will affect both CPF usage at resale and potentially the pool of eligible buyers. Owner-occupiers planning a short-to-medium hold (under five years) and cash-rich buyers or those not relying on CPF are best positioned to absorb this without penalty. First-time buyers maximising CPF contributions to service the loan should model the pro-ration impact carefully before committing.
Overall, Woodsville 28 earns a ShiokNest score of 61 out of 100. Its MRT access score of 9.5 is exceptional and largely accounts for its investment appeal. The lease trajectory and limited en-bloc potential (35/100 for a 110-unit 2012 leasehold) cap the upside, but the fundamentals — location, developer, rental demand — remain sound for buyers who enter with clear eyes on the lease clock.