Clovelle of Woodlands

The research read

Clovelle of Woodlands is the official name of Sim Lian Group's Executive Condominium at Woodlands Drive 17, in District 25. Buyers also search for it as Clovelle Woodlands or Clovelle EC. About 570 homes are planned on a 99-year lease, next to Woodlands Health Campus and about 400m from Woodlands South MRT. Sim Lian won the land in January 2026 for $484 million, or $794 psf ppr. Sales can start from 20 April 2027, with a launch targeted for Q2 2027 and completion around 2031 (est.).

Three things to take note. The tender closed on 13 January 2026, before the EC rules were tightened on 8 May 2026. So Clovelle keeps the five-year minimum stay, privatisation at year ten and the option of a deferred payment scheme. It also stays under the $16,000 household income ceiling, because the higher $18,000 ceiling only covers sites whose tenders closed from 24 August 2026. And it is the second EC on the same road within a few months: CDL's Wynwood Grand, next door, is due to preview first.

Sim Lian paid a record for EC land at the time. So what does Clovelle of Woodlands have to charge? Can a household at the $16,000 ceiling borrow enough to buy a three-bedroom? Does it matter that Wynwood Grand reaches the market first? And how hard is it to get into the primary schools nearby? Floor plans, the unit mix and the price list are not out yet. Interested buyers can register interest, get the latest e-brochure and book a showflat viewing on the Clovelle of Woodlands appointed developer sales website.

Second time lucky: Sim Lian's two bids on Woodlands Drive 17

Sim Lian bid for this road twice. In August 2025 it lost the first Woodlands Drive 17 EC site to CDL by less than 1%: $781 psf ppr against CDL's $782. That site is now Wynwood Grand. Five months later, Sim Lian came back for the second, larger parcel and won it at $794.

We checked the headline figure. The site is 26,980 sq m, or about 290,412 sq ft, at a plot ratio of 2.1. That allows 56,658 sq m of floor space, or 609,867 sq ft. Divide $484 million by 609,867 and you get $794.

The top two bids were $4 psf ppr apart. When two groups price a site that closely, the number reads as a market price rather than one bidder's bet. Divide the floor space by about 570 homes and each home has roughly 1,070 sq ft of gross floor area. That figure includes lobbies and corridors, so it is not a unit size. It does point to a mix weighted towards three- and four-bedroom homes.

How $794 psf ppr becomes a $1,850–$2,100 estimate

Land cost gives us an idea of what the starting price will be. The ladder puts Clovelle against every recent EC site that frames it.

Our cost model puts Clovelle's total development cost at about $983 million. Land is $484 million of that, or 49%. Construction adds about $278 million, professional fees and stamp duty $89 million, land financing $76 million, and marketing $56 million. Spread over 609,867 sq ft, the estimated breakeven is $1,612 psf ppr. We then apply the 15% to 30% margin band that we use for every project on this site. That gives an indicative range of $1,850 to $2,100 psf (est.). Part of that margin is not profit: it covers the gap between the floor area a developer pays for and the smaller area it can sell. The full working is in our pricing methodology.

A high land price raises the floor under the launch price. It does not set the ceiling. Sim Lian has little room to price below about $1,850 psf, but nothing obliges it to price at the top.

Five-year MOP, $16,000 ceiling: the rules Clovelle keeps

Two policy changes in 2026 split the EC market in two. Clovelle falls on the older side of both.

The first change helps Clovelle buyers. With completion around 2031 (est.), the first chance to sell on the open market comes around 2036 (est.). A buyer at Canberra Drive EC, sold in October 2026, waits until about 2041 on a similar timeline. The second change cuts the other way. A household earning between $16,000 and $18,000 a month qualifies for the newer ECs but not for Clovelle. The cut-off is the tender closing date, so Clovelle stays at $16,000. Our analysis of the 2026 EC framework sets out the full rule change.

The earliest sales date is a separate rule. Under HDB's conditions for EC sites, a developer may only start selling 15 months after the land award. The sales team gives that date as 20 April 2027.

Woodlands South station, about six minutes on foot

• Woodlands South (TE3), Thomson-East Coast Line: about 0.40km in a straight line, roughly 6 minutes on foot (est.). Verify the route on OneMap. The station has run since January 2020, with a direct ride to Orchard, Outram Park and Marina Bay.
• Woodlands (TE2/NS9): one stop north. The North-South Line interchange, Causeway Point, the bus interchange and the Woodlands Regional Centre.
• Woodlands North (TE1): two stops north, and the Singapore end of the Johor Bahru–Singapore RTS Link to Bukit Chagar.
• Roads: the Seletar Expressway runs just south of the site, with links to the Bukit Timah Expressway and the Central Expressway towards town.

The RTS Link needs dated language. It was targeted for the end of 2026. On 2 October 2026, RTS Operations said passenger service is now expected in February 2027, after testing and safety certification. Fares have not been announced. None of this changes the daily commute from Clovelle, which runs on a station that already exists.

What is already built around Woodlands South

• Woodlands Health Campus, about 0.4km away, opened in phases from December 2023. It is a working hospital and a large employer next door.
• Woodlands Regional Centre, about 2km away, is URA's planned commercial hub for the north. Woods Square is its first completed development.
• The RTS Link, two stops away, is now expected to open in February 2027.
• The Johor-Singapore Special Economic Zone was formally set up in January 2025. It gives the cross-border job story a signed framework.

Two of these four already exist, and a third is months away. The Regional Centre is the slow one. Its office build-out runs over a decade, so a buyer holding to 2036 sees only the early part of it.

Two primary schools within 1km, neither balloted in 2026

On our schools dataset, two primary schools are within 1km radius of the development: Innova Primary at about 0.84km and Woodlands Ring Primary at about 0.95km. Woodgrove Primary sits just outside, at about 1.08km. These are straight-line distances from OneMap map data. MOE measures from the registered home address on its own basis, so confirm each school on MOE SchoolFinder or OneMap's school query.

Living within 1km gets a family into a ballot. It does not win one. At Innova and Woodlands Ring, though, there was no ballot to win in either year: every Phase 2C applicant got a place. Admiralty Primary is the school in demand, with 87 applicants for 40 places in 2026, and it balloted among citizens within 1km. At about 1.85km, a Clovelle family would have been outside that group. Ballot results change every year, and about 990 new EC homes on this road may change these ones. Our study of school demand and new launches explains how these ratios move.

Day to day, Woodgrove Secondary is about 0.28km away and Christ Church Secondary about 0.45km, with the Singapore Sports School at about 0.9km. ACE The Place community club is about 0.6km away and the Vista Point mall about 0.66km. The gap is hawker food. The nearest hawker centre in our dataset, Kampung Admiralty, is about 1.5km away, a bus ride rather than a walk.

Woodlands resale prices against a $1,850 start

Clovelle of Woodlands will likely command a premium over older homes nearby. The table shows how large.

Our range sits 35% to 53% above Parc Rosewood, the newest resale condo in the table. All six projects are pre-harmonised: their floor area included spaces such as air-con ledges, so on today's basis their psf would read a few percent higher. Northwave, the last EC built in Woodlands (2019), is not in our matched dataset; EdgeProp counted about 48 resales there in 2025 at an average of $1,258 psf.

Here is the good news. Across District 25 as a whole, 3,788 of 4,169 recorded resales made money, or 90.9%, at a median of 3.3% a year. That is better than the 88.0% across Singapore, partly because five older ECs added to our records in October 2026 carry only their sales since 2021. The losses are not trivial, though: the median loss in the district was about $68,000.

No whole-unit rental until the MOP ends

During the five-year minimum stay, an owner may rent out rooms but not the whole unit, and may not buy another home. Any rental case here starts around 2036 (est.). At that point the comparison is with the Woodlands condos in the table above, whose lodged rents average about $3.40 to $4.70 psf a month. On an entry price of $1,850 psf or more, that is a gross yield of roughly 2% to 3%, before tax, fees and empty months. Clovelle is a home to live in first. Anyone buying mainly for income should run their own figures through our new launch ROI calculator.

Who Clovelle of Woodlands is for, and who should pass

It suits Woodlands, Admiralty and Marsiling upgraders whose HDB flats have cleared their own minimum stay, who want to keep their schools and family close. It suits second-timer households, who still get up to 30% of units here and will get far less at newer ECs. It suits families who want a short walk to the Thomson-East Coast Line and a hospital next door. And it suits buyers who can hold to around 2036 (est.).

It does not suit a household earning above $16,000 a month, which cannot buy here at all. It does not suit a buyer who needs rental income or a second property within the next ten years. And it is hard to reach for a household whose deposit is HDB sale proceeds alone, as the next section shows.

The MSR, the income ceiling and the cash a Clovelle buyer needs

EC eligibility at Clovelle needs at least one Singapore Citizen applicant, an eligible family nucleus, and an average gross household income of no more than $16,000 a month. HDB flat owners must sell their flat within six months of collecting the EC keys, and applicants must not own private property. Check every condition with HDB before you book; this page does not decide eligibility.

The tighter limit is the Mortgage Servicing Ratio. On an EC bought from a developer, your monthly home loan repayment is capped at 30% of gross income, tested at 4%. That is stricter than the 55% total debt cap for a private condo. At the $16,000 ceiling, 30% is $4,800 a month, which supports a loan of roughly $909,000 over 25 years.

Take a 900 sq ft three-bedroom at our range: about $1.67 million to $1.89 million (est.). The loan covers about half. The rest, roughly $0.76 million to $0.98 million, has to come from cash and CPF, plus Buyer's Stamp Duty of about $53,000 to $64,000. HDB sale proceeds usually fill that gap for an upgrader selling a flat. If Sim Lian offers the deferred payment scheme, it buys time to sell the flat first. Our affordability calculator, stamp duty calculator and progressive payment calculator show the cash stage by stage, and our guide to selling an HDB to buy a new launch covers the order of events. Get a bank's in-principle approval before the preview, and test the repayment at a rate above today's.

Plus points for Clovelle of Woodlands

• Older, easier EC rules. A five-year minimum stay, privatisation at year ten and a possible deferred payment scheme, which no EC sold from May 2026 will have.
• Good MRT connectivity. Woodlands South station is about 400m away, on a line that runs to Orchard and Marina Bay with no change.
• A hospital next door and schools with room. Innova and Woodlands Ring Primary are within 1km radius, and neither balloted at Phase 2C in 2025 or 2026.
• A developer with recent EC sales. Sim Lian's Rivelle Tampines sold 529 of 572 homes on its March 2026 launch weekend at an average of $1,893 psf. Its Treasure at Tampines condo shows 738 recorded resales, all of which made money.
• A clean district record. 90.9% of recorded District 25 resales made money.

Minus points for Clovelle of Woodlands

Each card names a risk, rates it, and gives the strongest argument the other way.

• HighThe cash gap at the income ceilingA $909,000 loan cap against a $1.67–$1.89 million three-bedroom (est.) leaves about half the price to fund in cash and CPF. The counter-argument: most buyers here will be upgraders with HDB equity, and the deferred payment scheme, if offered, gives them time to sell.
• HighWynwood Grand launches first, next doorCDL's 430-odd homes preview first, on land that cost $12 psf ppr less, under the same rules. About 1,000 EC homes on one road will compete for the same upgraders within months. The counter-argument: Clovelle is the larger project with more stacks, and Wynwood's take-up will show Sim Lian where demand sits before it sets a price.
• ModerateA record land cost sets a high floorAt $794 psf ppr, Clovelle's estimated breakeven is $1,612, so prices much below $1,850 psf are unlikely. The counter-argument: recent launches at similar land costs priced at 2.38 to 2.47 times land, or about $1,890 to $1,960 here, in the lower half of our range.
• ModerateA premium over Woodlands resaleOur range sits 35% to 53% above Parc Rosewood's recent resale prices. Buyers may opt for a comparable resale instead. The counter-argument: new homes on this road already sell at these levels. Norwood Grand, the private condo across the road, has sold about 92% of its homes at an average of about $2,079 psf.
• LowNo hawker centre within walking distanceThe nearest hawker centre is about 1.5km away, and the nearest large mall is one MRT stop away. The counter-argument: Vista Point, a community club and three schools are within about 0.7km.

From the January tender to the April 2027 sales date

1. Jan 2020Woodlands South (TE3) opensThe Thomson-East Coast Line station about 400m from the site.
2. Aug 2025First Woodlands Drive 17 EC site soldCDL wins at $782 psf ppr; Sim Lian bids $781. The site is now Wynwood Grand.
3. 16 Oct 2025Second site offeredHDB opens the tender for this parcel.
4. 13 Jan 2026Sim Lian tops the tender$484 million, $794 psf ppr, from three bids. A record for EC land at the time.
5. 8 May 2026EC rules tightened for later sitesClovelle keeps the five-year stay because its tender closed before this date.
6. Oct 2026Name confirmed: Clovelle of WoodlandsAbout 570 homes; launch targeted for Q2 2027.
7. Dec 2026 (est.)Wynwood Grand preview next doorThe first price list on this road. Its take-up is the signal to watch.
8. Feb 2027 (target)RTS Link passenger serviceAs announced by RTS Operations on 2 October 2026.
9. 20 Apr 2027Earliest sales date15 months from the land award, as given by the sales team.
10. Q2 2027 (target)Preview and price listUnit mix, floor plans and prices published.
11. 2031 / 2036 / 2041 (est.)Completion, MOP, privatisationKeys, then open-market resale at year five, then sale to any buyer at year ten.

Our view on Clovelle of Woodlands

Clovelle of Woodlands asks an estimated $1,850 to $2,100 psf. For that, you get a new EC about 400m from Woodlands South MRT, next to a hospital, under the older five-year EC rules. Two primary schools within 1km have not needed a Phase 2C ballot. In exchange, you pay 35% or more above Woodlands resale condos. At the income ceiling you need roughly half the price in cash and CPF, and you compete with Wynwood Grand next door. It suits a Woodlands upgrader with real HDB equity who plans to live there to about 2036. It does not suit anyone earning above $16,000 a month, or anyone who needs to rent or sell sooner.

Watch two figures. The first is Wynwood Grand's price list against our $1,830–$2,070 range for it, because Clovelle will price off it. The second is Clovelle's own list against about $1,890 to $1,960 psf, where the recent land-cost multiples point. We will update this page at each step. For wider context, see our Clovelle of Woodlands review, the GLS pipeline tracker and the land cost tracker. Launch updates, the e-brochure and showflat bookings are on the official Clovelle Woodlands EC sales website; use this page as the yardstick to read them against.

Clovelle of Woodlands in eight lines

• About 570 EC homes by Sim Lian Group, 99-year lease, Woodlands Drive 17 (D25, OCR).
• Land: $484 million, $794 psf ppr, top of three bids in January 2026.
• Estimated breakeven $1,612 psf ppr; indicative launch $1,850–$2,100 psf (est.), not developer-confirmed.
• Old EC rules: five-year MOP, privatisation at year ten, $16,000 income ceiling.
• Earliest sales date 20 April 2027; launch targeted for Q2 2027.
• Woodlands South MRT about 400m away; Woodlands Health Campus next door.
• Innova and Woodlands Ring Primary within 1km; neither balloted at Phase 2C in 2026.
• At the income ceiling the loan tops out near $909,000, so plan to fund about half of a three-bedroom in cash and CPF.

Sources: HDB Government Land Sales tender records for Woodlands Drive 17 (EC), October 2025 to January 2026, and HDB's list of upcoming EC developments; tender reporting by EdgeProp and Stacked Homes, 13 January 2026 (bids, analyst estimates, Northwave resales); EdgeProp on Rivelle Tampines' launch, March 2026; Ministry of National Development EC measures of 8 May 2026; National Day Rally income-ceiling changes of 23 August 2026; RTS Operations' revised service date, 2 October 2026, as reported by The Star; the developer's appointed sales team for the name, unit count and 15-month date (October 2026); HDB EC eligibility conditions and MAS MSR rules as at October 2026; MOE Primary 1 registration results compiled in our schools dataset; our own land-sales, cost-model, amenities, URA caveat and lodged-rent datasets. Figures marked (est.) are estimates and may change at preview; no price list has been released. Past performance of nearby projects does not predict future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication. The publisher's agency is part of the developer's appointed sales team for this project; that work sits outside the research desk and does not change our figures or verdict. See our editorial policy.

Page history

• 20 Oct 2026 — Wynwood Grand next door restated at about 430 homes (was about 420), with its preview and e-application now targeted for December 2026. No Clovelle of Woodlands figure changed.
• 13 Oct 2026 — District 25 resale record refreshed after five older executive condominiums, including Forestville, Bellewoods and Northwave, were added to our resale dataset: 90.9% of 4,169 exits profitable (was 88.8% of 3,398), against 88.0% island-wide. The new ECs carry only sales since October 2021.
• 9 Oct 2026 — Research write-up published on the day the name Clovelle of Woodlands was released. Unit count updated from about 560 to about 570; the 20 April 2027 earliest sales date added. Covers the three-bid tender, the EC land ladder, the breakeven-to-range walk ($1,612 psf ppr to $1,850–$2,100 psf), the old-versus-new EC rules including the $18,000 ceiling it does not get, the RTS Link's February 2027 date, 2025 and 2026 Phase 2C results for seven schools, a District 25 resale table, the MSR cash gap, and a location map.
• Next scheduled update — Wynwood Grand's price list next door, then Clovelle's unit mix, floor plans and price list at the Q2 2027 preview.

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