The Woodgrove

The ground under it was tendered in 1996. Both ends of that are public; nobody puts them together.

The land under The Woodgrove

HDB put this parcel out to tender and names The Woodgrove as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched24 Nov 1995
  2. Tender closed25 Jan 19963 bids received
  3. Awarded29 Mar 1996Heeton Development Pte Ltd / King Wan Construction Pte Ltd
  4. Winning tenderS$28,300,000S$2,358 per sq m of gross floor area · S$219 per sq ft
Parcel
Woodlands N4NC Woodlands Avenue 1
Site area
10,000 sq m
Lease
99 yrs
Plot ratio
1.2
Gross floor area
12,000 sq m
Sold as
Mixed

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 29 Mar 1996 · 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 “The Woodgrove”. This parcel, from tender to today · Every land sale

What has been filed there since

1996 · the groundS$28,300,000S$219 per sq ft of gross floor area
Today · the homes on it$938median of 20 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

80–90 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$862 (1)—
2022$814 (2)-5.6%
2023$958 (3)+17.7%
2025$990 (5)+3.3%

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