Twin Fountains

The ground under it was tendered in 2012. Both ends of that are public; nobody puts them together.

The land under Twin Fountains

HDB put this parcel out to tender and names Twin Fountains as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched23 Aug 2012
  2. Tender closed9 Oct 20125 bids received
  3. Awarded16 Oct 2012Opal Star Pte. Ltd. & Binjai Holdings Pte. Ltd.
  4. Winning tenderS$150,180,000S$3,250 per sq m of gross floor area · S$302 per sq ft
Parcel
Woodlands E5 Woodlands Avenue 6 / Woodlands Drive 16
Site area
16,505 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
46,215 sq m
Sold as
EC
Every bid — all 5, 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
1Opal Star Pte. Ltd. & Binjai Holdings Pte. Ltd.S$150,180,000—
2Far East Civil Engineering (Pte.) Limited & China Construction (South Pacific) Development Co Pte LtdS$147,777,000S$2,403,000 · 1.6%
3Mezzo Development Pte LtdS$138,000,000S$12,180,000 · 8.1%
4Verspring Properties Pte. Ltd.S$134,700,000S$15,480,000 · 10.3%
5CEL Property Pte LtdS$124,399,000S$25,781,000 · 17.2%

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 16 Oct 2012 · 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 “Twin Fountains”. This parcel, from tender to today · Every land sale

What has been filed there since

2012 · the groundS$150,180,000S$302 per sq ft of gross floor area
Today · the homes on it$1,202median of 117 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, for a median-sized unit

100–110 sqm band. 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
2021$938 (8)—
2022$1,057 (6)+12.7%
2023$1,137 (5)+7.6%
2024$1,189 (11)+4.6%
2025$1,338 (11)+12.5%
2026$1,320 (7)-1.3%

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