Wandervale

The ground under it was tendered in 2014. Both ends of that are public; nobody puts them together.

The land under Wandervale

HDB put this parcel out to tender and names Wandervale as what was built on it. Everything below is from that tender: the dates, the winning price, and the 8 bids that came in.

  1. Tender launched26 Jun 2014
  2. Tender closed4 Sep 20148 bids received
  3. Awarded9 Sep 2014Sim Lian Land Pte Ltd
  4. Winning tenderS$207,400,000S$3,887 per sq m of gross floor area · S$361 per sq ft
Parcel
Choa Chu Kang E6 Choa Chu Kang Drive
Site area
19,058 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
53,362 sq m
Sold as
EC
Every bid — all 8, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Sim Lian Land Pte LtdS$207,400,000—
2Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and Oriental Worldwide Investments IncS$202,880,000S$4,520,000 · 2.2%
3Verwood Holdings Pte. Ltd. and TID Residential Pte. Ltd.S$196,980,000S$10,420,000 · 5.0%
4Nanshan Group Singapore Co. Pte. Ltd.S$193,568,600S$13,831,400 · 6.7%
5Qingjian Realty (Residential) Pte LtdS$190,167,000S$17,233,000 · 8.3%
6Evia Real Estate (6) Pte Ltd, Ho Lee Group Pte Ltd, CNH Investment Pte Ltd, OKP Land Pte Ltd, Lian Soon Holdings Pte. Ltd.S$178,900,001S$28,499,999 · 13.7%
7MCL Land (Vantage) Pte. Ltd.S$175,288,000S$32,112,000 · 15.5%
8KBD Ventures Pte. Ltd.S$160,950,000S$46,450,000 · 22.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 9 Sep 2014 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Wandervale”. This parcel, from tender to today · Every land sale

What has been filed there since

2014 · the groundS$207,400,000S$361 per sq ft of gross floor area
Today · the homes on it$1,402median of 132 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, every size at this address

Every size that sold, which is why it moves when the mix of sizes moves and not only when prices do — no single size band here has enough years to stand on its own yet. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2022$1,115 (1)—
2023$1,334 (64)+19.6%
2024$1,433 (30)+7.4%
2025$1,527 (27)+6.6%
2026$1,612 (10)+5.6%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it