North Gaia vs Wynwood Grand EC: Buy Now or Wait for 2030?
Associate Division Director · Huttons Asia Pte Ltd
CEA Reg: R050136D | Agency Licence: L3008899K
North Gaia vs Wynwood Grand: Buy a Completed EC Now or Ballot for the 2026 Launch?
Updated 22 October 2026 · 8-min read · Independent analysis by SingaporeEC.sg
If you are an EC buyer in the north, two very different options are open in late 2026. North Gaia in Yishun is completed (TOP 2025) and fully sold, so the only way in is a bounced out unit. Wynwood Grand, CDL's EC at Woodlands Drive 17, launches in the second week of December 2026 and won't be ready until around 2030. The price per square foot may end up close. The real differences are when you move in, when you can sell, how you pay, and which MRT line you live on. This guide compares them side by side.
Key Takeaways
- North Gaia's available bounced out unit is #06-07, a 969 sqft 3-bedroom at $1,550,000 (about $1,600 psf). It is ready to move into.
- Wynwood Grand has no official price yet. Indicative estimates run from about $1,550 to $1,800 psf, so an equivalent 969 sqft unit could cost roughly $1.50M to $1.74M.
- Both are on land tendered before 8 May 2026, so both keep the 5-year MOP and privatise 10 years after TOP.
- Because North Gaia is already built, its owners can sell roughly 3 to 4 years earlier than Wynwood Grand owners.
- During the MOP you must live in the unit. Neither EC can be rented out as a whole unit, so plan on occupying it, not on rental income.
- Wynwood Grand wins on transport: it is a short walk to Woodlands South MRT on the Thomson-East Coast Line, two stops from the RTS Link to Johor Bahru.
1. The Two Projects at a Glance
| North Gaia | Wynwood Grand | |
|---|---|---|
| Developer | Sing Holdings | CDL (City Developments Limited) |
| Location | Yishun Close, off Yishun Avenue 9 (D27) | Woodlands Drive 17, Plot 1 (D25) |
| Units | 616, fully sold (April 2025) | About 430 |
| Status | Completed, TOP 2025 | Launch expected second week of December 2026 |
| How to buy | Bounced out units only, no ballot | Public ballot (70% of units for first-timers, 30% for second-timers) |
| Price | #06-07: $1,550,000 for 969 sqft (about $1,600 psf) | Not released; indicative $1,550 to $1,800 psf |
| Land cost | Bought well below today's $700+ psf ppr EC land prices | $782 psf ppr (awarded August 2025) |
| MOP / privatisation | 5 years / 10 years after TOP (about 2035) | 5 years / 10 years after TOP (about 2040, est.) |
| Nearest MRT | Yishun (North-South Line), by bus | Woodlands South (TE3), walking distance |
| Schools within 1km | Chongfu Primary, Northland Secondary | Innova Primary, Woodlands Ring Primary, Woodgrove Primary |
2. Price: Closer Than Either Side's Marketing Suggests
North Gaia launched at a $1,302 psf average in April 2022 and its last units cleared at about $1,475 psf in 2025. The bounced out unit now on offer sits at about $1,600 psf, in line with where completed ECs in the north trade today.
Wynwood Grand's price list will only be confirmed at the preview. CDL paid $782 psf ppr for the land, and recent ECs have launched at roughly 2.1 to 2.3 times their land rate. That points to a range of about $1,550 to $1,800 psf. Here is what that means for a unit the same size as North Gaia #06-07:
| Scenario | Price psf | 969 sqft unit | vs North Gaia #06-07 |
|---|---|---|---|
| North Gaia #06-07 (actual) | ~$1,600 | $1,550,000 | – |
| Wynwood Grand, low estimate | $1,550 | ~$1,502,000 | ~$48,000 less |
| Wynwood Grand, mid estimate | $1,650 | ~$1,599,000 | ~$49,000 more |
| Wynwood Grand, high estimate | $1,800 | ~$1,744,000 | ~$194,000 more |
So North Gaia is not guaranteed to be cheaper. It is likely cheaper if CDL prices at the middle or top of the range, and roughly level if CDL prices aggressively for a fast sellout. Wynwood Grand's estimates are ours, not CDL's. Check the Wynwood Grand page for the confirmed price list once it is released.
3. Timing: Move-In, MOP and When You Can Sell
This is the biggest practical difference between the two.
| Milestone | North Gaia (bounced out unit) | Wynwood Grand (est.) |
|---|---|---|
| Keys | Within months of buying | Around 2030 |
| Earliest resale (5-year MOP) | About 2031–2032 | About 2035 |
| Fully private (open to foreigners) | About 2035 | About 2040 |
The MOP counts from when you collect your keys, so a North Gaia buyer who completes in 2026 or 2027 can sell from around 2031 or 2032. A Wynwood Grand buyer waits about 4 years for keys and then another 5 years to sell. If you might need to sell or upgrade again in the early 2030s, North Gaia gets you there sooner. Privatisation is set by the project's TOP date, which is why North Gaia also becomes fully private about 5 years earlier.
What both have in common: you must live in the unit during the MOP. You can't rent out the whole unit, so neither project should be bought as a rental investment in its first 5 years.
4. Paying for It: Completed Unit vs Progressive Payments
North Gaia (completed). Because the building has its TOP, your housing loan is drawn in full soon after you buy. Mortgage instalments start almost immediately. If you are upgrading from an HDB flat, you have to sell it within 6 months of collecting the EC keys. With a completed EC that deadline arrives quickly, so line up your HDB sale before you commit.
Wynwood Grand (under construction). Under the Normal Payment Scheme, you pay the downpayment at booking and the rest of the loan is drawn in stages as the building goes up, so interest builds slowly. Because the land was tendered before 8 May 2026, CDL may also offer the Deferred Payment Scheme (DPS), which pushes most of the payment to key collection. DPS prices are usually 2 to 3% higher. HDB upgraders can stay in their flat until the Wynwood Grand keys arrive around 2030 and then sell within 6 months.
Eligibility rules are the same for both: a Singapore Citizen applicant with an eligible family nucleus, and household income within the ceiling. Second-timers pay the resale levy either way. The EC downpayment guide walks through the cash and CPF amounts.
5. Location: Established Yishun vs Transit-Led Woodlands
North Gaia sits in a quiet, low-density residential pocket of an established town. Northpoint City, Khoo Teck Puat Hospital and Yishun Park are all nearby, and Chongfu Primary is within 1km. The trade-off is that there is no MRT within walking distance; residents take a bus to Yishun interchange on the North-South Line.
Wynwood Grand is a short walk to Woodlands South MRT on the Thomson-East Coast Line, which runs direct to Orchard and Shenton Way. It is one stop from the Woodlands interchange and Causeway Point, two stops from the RTS Link to Johor Bahru, and next to Woodlands Health Campus. Woodlands Regional Centre and the North Coast Innovation Corridor are bringing more jobs into the area. The Wynwood Grand review covers the location in detail.
6. Which One Suits You?
| If you… | Lean towards |
|---|---|
| Need a home within the next year | North Gaia |
| Want to see the exact unit before you pay | North Gaia |
| May want to sell or upgrade in the early 2030s | North Gaia |
| Want walk-to-MRT on the Thomson-East Coast Line | Wynwood Grand |
| Want to keep living in your HDB flat until around 2030 | Wynwood Grand |
| Want lower payments during construction, or DPS if offered | Wynwood Grand |
| Are a first-timer comfortable with a ballot | Wynwood Grand (70% of units are set aside for first-timers) |
| Want a newer project with a full 99-year lease ahead | Wynwood Grand |
You don't have to choose one in advance. Bounced out units appear without warning and are usually taken within days, while the Wynwood Grand ballot has a fixed timeline. Many buyers register for both. If you miss Wynwood Grand, Sim Lian's Clovelle of Woodlands next door is expected to preview around April 2027.
Frequently Asked Questions — North Gaia vs Wynwood Grand
Is North Gaia cheaper than Wynwood Grand?
Probably, but not certainly. North Gaia's bounced out unit #06-07 is about $1,600 psf ($1.55M for 969 sqft). Wynwood Grand has no official price yet. Estimates run from about $1,550 to $1,800 psf, so an equivalent unit could cost anywhere from about $48,000 less to $194,000 more.
Can I rent out a North Gaia unit straight away?
No. EC owners must live in the unit for the 5-year Minimum Occupation Period and can't rent out the whole unit during that time. The same rule applies at Wynwood Grand.
Do North Gaia and Wynwood Grand have the 5-year or 10-year MOP?
Both keep the 5-year MOP. The 10-year MOP and no-DPS rules apply only to EC sites whose land tender closed on or after 8 May 2026, and both projects were tendered before that date.
When can I sell a North Gaia unit compared to Wynwood Grand?
The MOP counts from key collection. A North Gaia buyer who collects keys in 2026 or 2027 can sell from around 2031 or 2032. Wynwood Grand keys are expected around 2030, so its owners can sell from about 2035.
Does Wynwood Grand offer the Deferred Payment Scheme?
It may. Because the land was tendered before 8 May 2026, CDL is allowed to offer DPS, and it will confirm this at the preview. North Gaia is completed, so DPS doesn't apply to its bounced out units.
How do I buy North Gaia's bounced out unit?
Check your EC eligibility and get a bank In-Principle Approval first, because bounced out units are usually taken within a few days. Our bounced units page lists what is currently available.
Two Ways Into a Northern EC
See the North Gaia bounced out unit that's available now, or register for Wynwood Grand's preview and price list.
See North Gaia #06-07 → Wynwood Grand Preview →Disclaimer: Independent analysis by SingaporeEC.sg, not affiliated with Sing Holdings or CDL. Wynwood Grand prices, TOP, MOP and privatisation dates are estimates until confirmed by the developer. North Gaia unit availability can change at any time. Information accurate as of 12 October 2026.
