Clovelle of Woodlands: record EC land, on the older five-year rules.

Clovelle of Woodlands, also known as Clovelle Woodlands or Clovelle EC, is the official name of Sim Lian Group's Executive Condominium at Woodlands Drive 17, District 25. It has about 570 homes on a 99-year lease, beside Woodlands Health Campus and about 400m from Woodlands South MRT. Sim Lian won the land in January 2026 at $794 psf ppr. Sales can start from 20 April 2027, and the launch is targeted for Q2 2027.

This review helps buyers gain clarity before the showflat opens. The estimated psf, the cost stack and the full data record sit on our Clovelle of Woodlands project page.

What do we know about Clovelle of Woodlands so far?

Here are the preliminary details. Floor plans, the unit mix and prices come at preview.

Spread over about 570 homes, that is roughly 1,070 sq ft of floor space each. This is post-harmonised floor area, so it excludes air-con ledges but includes lobbies and corridors. It is not a unit size, but it points to mainly three- and four-bedroom homes.

Where to get official details: interested buyers should visit the Clovelle of Woodlands appointed developer sales website. You can register interest, get the latest e-brochure and book a showflat appointment there ahead of the Q2 2027 launch.

Is $794 psf ppr expensive for EC land?

It was a record when the tender closed. The table lists every EC site in our land-sale register with a tender closing from 2021.

Here are two findings. Clovelle cost 32% more than Copen Grand in 2021, which shows how far EC land has moved in five years. And it is the second most expensive of the 15. Only Canberra Drive, sold in October 2026 under the tighter new rules, cost more.

The bidding was close. A Qingjian Realty group came second at $790 psf ppr, 0.4% lower, and Hong Leong Holdings with TID third at $760. Sim Lian had lost the first Woodlands Drive 17 site to CDL in August 2025, bidding $781 against $782.

What launch price does $794 psf ppr imply?

Land cost gives us an idea of what the starting price will be. Our model adds the other costs.

Divide $983.1 million by 609,867 sq ft and the breakeven is about $1,612 psf ppr. We add the 15% to 30% margin band that we measured across 42 launched projects. 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.

A second method looks at what recent EC launches charged against what their land cost.

The multiples point to about $1,890 to $1,960 psf, in the lower half of our range. Analysts quoted by EdgeProp when the tender closed gave similar figures. Newmark expected $1,750 to $1,850. PropNex said above $1,850, and Knight Frank an average of $1,900 to $2,000. All of these figures are estimates, and none is developer-confirmed.

Rivelle Tampines shows how Sim Lian prices an EC. It sold 529 of its 572 homes on its March 2026 launch weekend, at an average of $1,893 psf, with three-bedroom units from $1.588 million.

Which EC rules apply to Clovelle EC?

The older ones. Clovelle's tender closed on 13 January 2026, before both of this year's EC changes took effect.

• Five-year MOP. With completion around 2031 (est.), owners can sell from about 2036 (est.). Newer EC sites wait ten years.
• Fully private after ten years, around 2041 (est.), against fifteen for newer sites.
• Deferred payment scheme still possible, at the developer's choice. Newer sites cannot offer it.
• About 30% of units open to second-timers in the first month. Newer sites keep 90% for first-timers.
• $16,000 income ceiling. The $18,000 ceiling covers only EC sites whose tenders close from 24 August 2026.

Buyers also need at least one Singapore Citizen applicant and an eligible family nucleus. Bank loans for ECs bought from the developer are capped by the 30% Mortgage Servicing Ratio. This article does not decide eligibility; check with HDB before you book. Our analysis of the 2026 EC framework explains what each rule does to cash flow and the exit date.

How do Woodlands resale prices compare?

Clovelle of Woodlands will likely command a premium over the older homes around it. The table covers the private condos and ECs within about 2.4km with matched resales in the past two years.

Parc Rosewood is the newest resale condo nearby. Its homes resold at a median of $1,373 psf over the past two years, so our range sits 35% to 53% above it. 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. That narrows the gap a little, but not much.

Two newer reference points sit outside the table. Northwave is the last EC built in Woodlands, finished in 2019. It is not in our matched dataset, but EdgeProp counted about 48 resales there in 2025, at an average of $1,258 psf. And Norwood Grand, CDL's new private condo across the road, has sold about 92% of its 348 homes. The average is about $2,079 psf. Our Clovelle range runs from 11% below that to 1% above it, a thin discount for an EC.

Here is the good news. These six projects make up District 25's whole matched record. Of their 3,398 recorded resales, 3,019 made money, or 88.8%, at a median of 2.9% a year. That is a little better than the 87.3% across Singapore. The losses cluster at Woodhaven, where 22 of 145 sold at a loss. At the two older ECs, about one sale in seven lost money.

Which primary schools are near Clovelle of Woodlands, and who gets in?

Two are within 1km radius of the development, and five more within about 2km, on our straight-line estimates. The table shows Phase 2C results for both recent years.

Innova and Woodlands Ring are the two schools within 1km, and both have had room. Each took every Phase 2C applicant in 2025 and 2026. Woodgrove, at about 1.08km, also took everyone, though with less spare space: 85 applicants for 94 places in 2026.

Admiralty Primary is the school in demand. It balloted at Phase 2C in both years among citizens living within 1km, with 87 applicants for 40 places in 2026. At about 1.85km, a Clovelle family would not have reached that ballot. Woodlands Primary went from no ballot in 2025 to a ballot among permanent residents within 1km in 2026.

Ballot results change every year, and about 990 new EC homes are coming to this road. Check on MOE SchoolFinder or OneMap's school query before you rely on any figure here. Our study of school demand and new launches explains how these ratios move.

What is within walking distance today?

The MRT, a hospital, three secondary schools and a small mall are close. A hawker centre and a large mall are a bus or train ride away.

Health care and transport are on the doorstep. Daily food is not: the nearest hawker centre is about 1.5km away. Causeway Point and the Woodlands Regional Centre are one MRT stop north.

Woodlands North, two stops away, is the Singapore end of the RTS Link to Johor Bahru. On 2 October 2026, RTS Operations moved its expected start of passenger service from end-2026 to February 2027.

Plus points for Clovelle of Woodlands

• The older EC rules. A five-year MOP, privatisation at year ten and a possible deferred payment scheme. No EC sold from May 2026 onwards has these.
• Good MRT connectivity. Woodlands South is about 400m away, with a direct ride to Orchard and Marina Bay.
• A hospital next door. Woodlands Health Campus is about 0.4km away, for care and for jobs.
• School places nearby. Innova and Woodlands Ring Primary, both within 1km radius, took every Phase 2C applicant in 2025 and 2026.
• A developer with a recent EC sell-out. Sim Lian's Rivelle Tampines sold 92.5% on launch weekend. Its Treasure at Tampines condo shows 738 recorded resales, every one of which made money.

Minus points for Clovelle of Woodlands

• A high entry price for an EC. At $1,850 psf or more (est.), Clovelle sits 35% to 53% above Parc Rosewood's resale prices and close to Norwood Grand, a private condo. Buyers may opt for a comparable resale instead.
• A large cash outlay at the income ceiling. A household on $16,000 a month can borrow about $909,000 under the 30% MSR, tested at 4% over 25 years. A 900 sq ft three-bedroom at our range costs about $1.67 million to $1.89 million (est.). So roughly half must come from cash and CPF. Buyer's Stamp Duty adds about $53,000 to $64,000.
• A neighbour that launches first. Wynwood Grand, next door, has about 420 homes on land that cost $782 psf ppr and previews first. About 990 EC homes on one road will chase the same upgraders.
• No whole-unit rental before about 2036. During the MOP, owners may rent out rooms but not the whole unit, and may not buy another home.
• The $18,000 ceiling does not apply. Households earning between $16,000 and $18,000 a month cannot buy here, though they qualify for ECs tendered later.

Our affordability calculator, stamp duty calculator and progressive payment calculator show how the cash works stage by stage.

The short version

So what should you do with this?

• Plan around $1,850 to $2,100 psf for now. Watch Wynwood Grand's price list next door, because Clovelle is likely to price off it.
• Work out your loan under the 30% MSR first. Then check what your HDB flat nets after the CPF refund and the outstanding loan.
• Get a bank's in-principle approval before the Q2 2027 launch. Then register on the official Clovelle Woodlands EC sales website for the e-brochure and a showflat appointment.

Frequently asked questions

Sources & methodology

How we checked this

The land price and bids come from the tender results, which we reproduced. The winning bid was $484.0 million for 56,658 sq m of floor area. Multiply the floor area by 10.7639 to get 609,867 sq ft, divide the bid by that, and you get $794 psf ppr. The same floor area on a 26,980 sq m site gives the plot ratio of 2.1.

The name, the unit count of about 570 and the 20 April 2027 date come from the developer's appointed sales team, October 2026. Resale figures match each sale in URA caveat data to the earlier purchase of the same home, losses included. School distances are straight lines from OneMap map data. Walking times use 80m a minute with a 1.2 times routing allowance.

Where the figures come from

The tender dates and successful tenderers are from HDB's land tender results and upcoming EC developments list. The bids, site area, plot ratio, analyst estimates and Northwave resale figures are as reported by EdgeProp and Stacked Homes. Rivelle Tampines' launch results are from EdgeProp. The income-ceiling change is as reported by Stacked Homes after the 23 August 2026 National Day Rally. The RTS Link date is from RTS Operations as reported by The Star.

The cost breakdown and breakeven are our own estimates from the PropertyInsider.sg cost model, explained in our pricing methodology. Earlier land prices are from our land cost tracker. School results are MOE Primary 1 registration figures compiled in our schools dataset. Resale figures are our own compilation of URA caveat data, also mapped on our resale returns map. The wider pipeline is in our GLS pipeline tracker, and the neighbouring project is covered on our Wynwood Grand page.

See the full Clovelle of Woodlands project page