Norwood Grand
29 units available
$2,026–$2,133 psf
92% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Woodlands Drive 17 (2H 2025) (EC) is an upcoming 560-unit 99-year leasehold executive condominium in D25 (OCR, North region), developed by Sim Lian Group, with completion expected in 2031.
The site sits about 0.40 km in a straight line from Woodlands South (TE3), roughly 6 minutes on foot. It has not launched. Our estimated launch range is $1,860–$2,100 psf (est.), anchored on an estimated breakeven of $1,615 psf ppr — see the estimate and its cost stack below.
Preview pending
Land awarded at $794 psf ppr · ~560 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Woodlands Drive 17 (2H 2025) (EC), field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- EC
- Project status
- Upcoming
- Developer
- Sim Lian Group
- District
- D25 · OCR · North
- Tenure
- 99 years
- Total units
- 560
- Site area
- 26,980 sqmest.290,410 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 56,658 sqm
- Plot ratio
- 2.1
- Land cost
- $794 psf ppr
- Estimated breakeven
- $1,615 psf pprest.
- Estimated launch psf
- $1,860–$2,100est.
- Units sold
- 0%0 of 560 · 560 available
- Estimated completion
- 2031
- Preview
- Q2 2027
- Nearest MRT
- Woodlands South TE3 · 0.40 km · ~6 min walk
- Coordinates
- 1.42628, 103.79752
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$1,860–$2,100
Breakeven $1,615 psf ppr x 1.15–1.30 margin
Awarded land cost
$794
psf per plot ratio
2BR indicative quantum
$1.3M–$1.47M
at a typical 700 sqft
3BR indicative quantum
$1.77M–$2M
at a typical 950 sqft
4BR indicative quantum
$2.14M–$2.42M
at a typical 1150 sqft
Land attributes
- Street
- Woodlands Drive 17 (2H 2025) (EC)
- Tenure
- 99 years
- Plot ratio
- 2.1
- Site GFA (sqm)
- 56,658
- Land rate ($psf ppr)
- $794
- Units (est.)
- 560
- Developer
- Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd
Estimated breakeven
- Land ($m)
- $484m
- Construction ($m)
- $278m
- Land financing ($m)
- $76m
- Professional / legal / taxes ($m)
- $91m
- Marketing / others ($m)
- $56m
- Est. total cost ($m)
- $984.8m
- Est. breakeven ($psf ppr)
- $1,615
Applying a 15%–30% developer margin to a breakeven of $1,615 psf ppr gives an estimated launch range of $1,860–$2,100 psf. How this model works and how it has performed.
Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 13 Jan 2026. Figures are estimates (est.), not the developer’s accounts.
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Woodlands Drive 17 (2H 2025) (EC) sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Woodlands South (TE3), about 0.40 km away in a straight line, roughly 6 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Woodlands Drive 17 (2H 2025) (EC) is located at 1.42628, 103.79752 in D25, Singapore. The interactive map loads when this section comes into view.
- District
- D25 · North · OCR
- Nearest MRT
- Woodlands South TE3 · 0.40 km · ~6 min walk
- Coordinates
- 1.42628, 103.79752
- Tenure
- 99 years
- Site status
- Upcoming
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Woodgrove Secondary SchoolSecondary | 0.28 km | 4 min | — |
| Woodlands Health CampusGovernment-funded community hospital | 0.39 km | 6 min | — |
| Woodlands HospitalPublic acute hospital | 0.39 km | 6 min | — |
| Woodlands South MRTTE3 · Thomson-East Coast Line | 0.40 km | 6 min | — |
| Christ Church Secondary SchoolSecondary | 0.45 km | 7 min | — |
| ACE The Place CCCommunity club | 0.60 km | 9 min | — |
| Vista PointShopping mall | 0.66 km | 10 min | — |
| Innova Primary SchoolP1 vacancies available | 0.84 km | 13 min | 2 min |
| Singapore Sports SchoolSecondary through JC | 0.90 km | 13 min | 3 min |
| Woodlands Ring Primary SchoolP1 vacancies available | 0.95 km | 14 min | 3 min |
| Woodgrove Primary SchoolModerate P1 demand | 1.08 km | 16 min | 3 min |
| 888 PlazaShopping mall | 1.31 km | 20 min | 4 min |
| Woodlands Primary SchoolModerate P1 demand | 1.31 km | 20 min | 4 min |
| Northern Explorer LoopPark Connector loop | 1.40 km | 21 min | 4 min |
| STELLAR@TE2Shopping mall | 1.43 km | 21 min | 4 min |
| Si Ling Primary SchoolP1 vacancies available | 1.49 km | 22 min | 4 min |
| Woodgrove CCCommunity club | 1.52 km | 23 min | 4 min |
| Woodlands Galaxy CCCommunity club | 1.53 km | 23 min | 4 min |
| Kampung Admiralty Hawker CentreHawker centre · 43 cooked-food stalls | 1.54 km | 23 min | 4 min |
| Admiralty PlaceShopping mall | 1.61 km | 24 min | 5 min |
| Woodlands Regional CentreRegional commercial centre | Within 2 km | — | Under 10 min |
| DigiPen Institute of Technology SingaporeOverseas university partner | 2.52 km | — | 7 min |
| Singapore Institute of TechnologyAutonomous university | 2.52 km | — | 7 min |
| Singapore American SchoolInternational school | 2.55 km | — | 7 min |
| Seletar Aerospace ParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Downtown (CBD and Marina Bay)Central business district | Over 15 km | — | 45 min or more |
No categories selected. Pick one above, or .
26 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D25 resales have performed
Capital appreciation context for Woodlands Drive 17 (2H 2025) (EC): what sellers of completed condos in the same district actually realised on 3,398 matched buy-and-sell pairs (March 1995 to August 2026), including the 11.2% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 11.2% recorded on completed sales here.
Median annualised return
2.9% p.a.
all exits in district D25, winners and losers
Share that made money
88.8%
3,019 of 3,398 matched exits
Median gain when it worked
$260k
gross, before transaction costs
Median loss when it did not
-$68k
379 exits sold at or below cost
Median holding period
10.4y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D25 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
2.8% p.a.middle of the 6 mapped, all exits1.2–4.3%slowest to fastest of the 6$267kmiddle project’s median gain, gross$1,049 psftheir middle average resale psf$1,860–2,100 psfthis launch, estimated (est.) launch range
Map of the 6 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Casablanca | 2005 | 516 | 94.8% | 4.3% p.a. | 8.6y | $317k | $1,166 |
| Rosewood | 2003 | 442 | 89.4% | 3.2% p.a. | 9.6y | $295k | $1,151 |
| Woodsvale | 2000 | 834 | 86.8% | 2.8% p.a. | 11.3y | $263k | $1,043 |
| Northoaks | 2000 | 941 | 85.9% | 2.7% p.a. | 12.4y | $272k | $1,041 |
| Parc Rosewood | 2014 | 520 | 92.3% | 2.4% p.a. | 9.1y | $105k | $1,046 |
| Woodhaven | 2015 | 145 | 84.8% | 1.2% p.a. | 9.7y | $78k | $1,052 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Woodlands Drive 17 (2H 2025) (EC) and the 7 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Woodlands Primary School1–2km1.31 km (est.)≈ 20 min walk
2A 0.37×2B 0.25×2C 0.97×2C(S) 3.00× • ballot SC <1km
Greenwood Primary School1–2km1.73 km (est.)≈ 26 min walk
2A 0.24×2B 0.00×2C 0.82×2C(S) 1.38× • ballot SC
Admiralty Primary School1–2km1.85 km (est.)≈ 28 min walk
2A 0.70×2B 1.04× • ballot SC 1–2km2C 1.67× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2025 P1 exercise and can change year to year. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D25 or the same segment and region.
Wynwood Grand
Upcoming
Est. launch price$1,840–$2,080 psf
0% sold
Admiralty Walk (EC)
GLS Site
Pricing TBC
0% sold
Canberra Crescent Residences
35 units available
$1,952–$2,151 psf
91% sold
Canberra Drive (EC)
GLS Site
Pricing TBC
0% sold
Chencharu Close GLS
Upcoming
Est. launch price$2,270–$2,570 psf
0% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
