Woodlands’ transformation picks up pace with Draft Master Plan 2025
Norwood Grand is the most recent condo to be launched for sale in Woodlands. (Photo: Benny Kee/EdgeProp Singapore).
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Under the Draft Master Plan 2025, plans for the North Region were announced which included the development of a new housing estate on the site of the former Singapore Racecourse. There are also plans for new housing at the Woodlands Waterfront and Housing by the Woods precincts (see Map 1). Additionally, a new neighbourhood centre is planned near Kranji MRT Station. Sembawang Shipyard will also be redeveloped when it winds down operations by 2028.
More retail and office spaces are planned for Woodlands Central, underscoring Woodlands’ designation as a sub-regional centre under the Master Plan 2019. The dual-line Woodlands MRT Station, which serves both the North-South Line (NSL) and Thomson-East Coast Line (TEL), will act as the anchor for the new commercial hub.
Source: URA
Connectivity of the North Region to the rest of the island, particularly the Central and East Regions, was enhanced with the opening of the TEL. Three TEL stations are located in Woodlands, namely Woodlands North, Woodlands, and Woodlands South. To date, the majority of the stations on the TEL have been completed, with the remaining two stations in the east expected to be operational next year.
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Additionally, Woodlands North MRT Station will serve the upcoming Johor Bahru–Singapore Rapid Transit System (RTS) Link, which is expected to begin operations at the end of 2026. The Johor–Singapore Special Economic Zone is expected to benefit from this transport link between the two countries.
Only seven completed condos in Woodlands
At the time of writing, there are only eight condos in the Woodlands Planning Area (see Table 1), all of which are located in District 25. Notably, all eight are 99-year leasehold developments, highlighting the lack of freehold condos in Woodlands.
With the exception of Norwood Grand, all these condos have obtained their temporary occupation permit (TOP). Norwood Grand was launched for sale in October last year and achieved a take-up rate of 84%. Its strong sales performance underscores the robust demand for condo units in Woodlands.
Unsurprisingly, the two condos completed before 2000 – The Woodgrove and Woodgrove Condominium – have average resale prices below $1,000 psf, while the two newest condos – Woodhaven and Parc Rosewood – are the only ones with average resale prices above $1,300 psf.
Additionally, Woodhaven and Parc Rosewood have average resale prices that are higher than the average for 99-year leasehold condos in the Woodlands Planning Area ($1,204 psf) but are on par with the average for the North Region ($1,346 psf) (see Chart 1). However, their average resale prices remain significantly below those for similar condos across the island ($1,703 psf), indicating that 99-year leasehold condos in Woodlands could be a more affordable option for homebuyers.
Source: EdgeProp Market Trends (as at 29 September 2025)
Three ECs in Woodlands will be privatised in next two years
There are also seven completed executive condos (ECs) in Woodlands. Notably, Forestville and Twin Fountains obtained their TOP in 2016 and will therefore be privatised next year (see Table 2). In total, 11 ECs are slated for privatisation next year. Interestingly, Forestville and Twin Fountains are the most affordable among them.
Given that Bellewoods obtained its TOP in 2017, it is expected to be privatised in 2027 along with six other ECs. However, Bellewoods stands out as the only one located in District 25 (see Table 3). It could also be a more affordable choice for homebuyers, as its current average resale price is the second lowest among the ECs slated for privatisation in 2027.
Interestingly, Forestville, Twin Fountains, and Bellewoods are located within a stone’s throw of each other (see Map 2) and therefore share similar locational attributes. Nearby amenities include Vista Point, Vista Park and Woodlands Ring Primary School.
Source: EdgeProp LandLens (as at 25 September 2025)
Given their similarities in age and location, it is not surprising that Twin Fountains and Bellewoods report the same average resale price of $1,323 psf (see Chart 2). However, the average resale price for Forestville lags behind at $1,181 psf.
Source: EdgeProp Market Trends (as at 29 September 2025)
Additionally, there are two upcoming ECs in Woodlands. Both government land sale (GLS) sites are located near each other and in close proximity to Woodlands South MRT Station. One of the EC sites was awarded to CDL in August and is expected to yield approximately 420 units. The second site is slated to be launched for tender in October.
Two BTO projects in Woodlands this year
A project in Woodlands was launched in each of the two Build-To-Order (BTO) exercises held earlier this year (see Table 4). The flats from both projects were launched under the Standard category, which has the usual minimum occupation period (MOP) of five years. All flat types for both projects were oversubscribed, attesting to the robust demand for HDB flats in Woodlands.
Unfortunately for homebuyers keen to live in the northern town, the upcoming BTO exercise in October does not feature any projects in Woodlands.
Woodlands North Grove and Woodlands North Verge are adjacent to each other and therefore share similar locational attributes. They are within walking distance of Woodlands North MRT Station and Admiralty Park. Schools within a 1 km radius include Qihua Primary School, Riverside Secondary School and Republic Polytechnic.
HDB flats in the Woodlands Planning Area ($549 psf) are among the most affordable in Singapore, as their average resale price trend below those for the North Region ($584 psf) and islandwide ($642 psf) (see Chart 3). Despite having the lowest average resale price, flats in Woodlands have achieved strong price growth of 60.1% since 2020; on par with the North Region (60.9%) and significantly above the islandwide average (49%).
Source: EdgeProp Market Trends (as at 29 September 2025)
Conclusion
Woodlands is designated as a sub-regional centre for the North Region. Accordingly, there are plans to develop more retail and office space near Woodlands MRT Station under the latest Master Plan. The connectivity of the region has also improved significantly with the opening of the majority of the MRT stations on the TEL.
In addition to more commercial space, more new homes can be expected in Woodlands. Homebuyers who prioritise affordability should consider the northern town, where average resale prices for both private and public housing are lower than their counterparts elsewhere.
Moreover, demand for homes in Woodlands is strong as shown by the stellar sales performance during the launch of Norwood Grand in October last year. The two BTO projects in Woodlands launched earlier this year were also oversubscribed.
Three ECs in Woodlands are expected to be privatised in 2026 or 2027. Additionally, two more ECs in the northern town are likely to be launched for sale within the next two years. Given the robust demand for homes in Woodlands and the expected price increase for privatised ECs, interested buyers may want to act before these units are snapped up.
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