Woodhaven

The ground under it was tendered in 2010. Both ends of that are public; nobody puts them together.

The land under Woodhaven

HDB put this parcel out to tender and names Woodhaven as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched22 Sep 2010
  2. Tender closed4 Nov 20106 bids received
  3. Awarded10 Nov 2010Tampines Court Pte. Ltd.
  4. Winning tenderS$105,120,000S$3,583 per sq m of gross floor area · S$333 per sq ft
Parcel
Woodlands S3a Woodgrove Avenue
Site area
20,956 sq m
Lease
99 yrs
Plot ratio
1.4
Gross floor area
29,339 sq m
Sold as
Condominium
Every bid — all 6, 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
1Tampines Court Pte. LtdS$105,120,000—
2EL Development Pte LtdS$100,899,000S$4,221,000 · 4.0%
3TID Residential Pte. LtdS$95,400,000S$9,720,000 · 9.2%
4Bishopsgate Development Pte LtdS$86,280,000S$18,840,000 · 17.9%
5Sim Lian Land Pte LtdS$86,000,000S$19,120,000 · 18.2%
6Ecco Development Pte LtdS$73,000,000S$32,120,000 · 30.6%

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 10 Nov 2010 · 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 “Woodhaven”. This parcel, from tender to today · Every land sale

What has been filed there since

2010 · the groundS$105,120,000S$333 per sq ft of gross floor area
Today · the homes on it$1,233median of 89 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

70–80 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$1,005 (2)—
2022$1,089 (2)+8.4%
2023$1,176 (4)+8.0%
2024$1,256 (5)+6.8%
2025$1,277 (1)+1.7%
2026$1,294 (1)+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