Clovelle of Woodlands EC Review: Sim Lian Woodlands Dr 17
Associate Division Director · Huttons Asia Pte Ltd
CEA Reg: R050136D | Agency Licence: L3008899K
Artist's Impression: Clovelle of Woodlands (Woodlands Drive 17 Plot 2 / Parcel B) high-rise residential towers, 50m lap pool, and landscaped gardens.
Official Project Portals:
- • Looking for official floor plans, pricing & registration? Visit the official Clovelle of Woodlands project page.
- • Comparing with CDL's sister plot? Explore Wynwood Grand.
Key Policy & Investment Takeaway
Looking for the live project page? The Clovelle of Woodlands EC page carries the dated preview timeline, affordability maths at the $16,000 ceiling, NPS vs DPS schedules, schools, floor-plan and e-brochure requests, and preview registration. This analysis is the market research behind it.
Under the pre-May 2026 EC rules, Clovelle of Woodlands (Woodlands Drive 17 EC Plot 2 / Parcel B / E10) features the statutory 5-year Minimum Occupation Period (MOP) and 10-year full privatization timeline alongside Deferred Payment Scheme (DPS) eligibility. This provides buyers with twice the capital velocity compared to BTO Prime/Plus flats with their 10-year MOP.
1. Executive Overview & Factual Parameters
Awarded to Sim Lian Land Pte. Ltd. & Sim Lian Development Pte. Ltd. at $484.0 million ($794 psf ppr) when the tender closed on 13 January 2026, the upcoming Clovelle of Woodlands (Woodlands Drive 17 EC Plot 2 / Parcel B) is one of the largest new residential launches in Woodlands (District 25).
Spanning 290,412 sq ft (about 26,980 sqm) with a plot ratio of 2.1, Clovelle of Woodlands is expected to yield approximately 560 apartments. Positioned immediately adjacent to the 1,800-bed integrated Woodlands Health Campus (WHC) and CDL’s Parcel A (Wynwood Grand), this twin-plot precinct forms the anchor residential hub of the Northern Gateway transformation.
Woodlands Drive 17 EC (Plot 2 / Parcel B) Factsheet
| Attribute | Verified Details & Specs |
|---|---|
| Project Working Title | Woodlands Drive 17 EC (Plot 2 / Parcel B / E10) |
| Developer | Sim Lian Land Pte. Ltd. & Sim Lian Development Pte. Ltd. |
| Location | Woodlands Drive 17 (Parcel B) | District 25 |
| Land Tenure | 99-Year Leasehold |
| Site Area / Max GFA | 290,412 sq ft / 609,867 sq ft max GFA (Plot Ratio 2.1) |
| Estimated Units | ~560 Residential Units |
| Winning Land Bid | $484,000,000 ($794 psf ppr), tender closed 13 Jan 2026 |
| MOP & Privatization | 5-Year MOP (land tendered before 8 May 2026) | 10-Yr Full Privatization |
| Nearest Transit | Woodlands South MRT (TE3) — Walk | 2 stops to RTS Link |
| Expected Launch | Upcoming EC Woodlands 2026 / 2027 |
2. Strategic Land Cost Comparison: Sim Lian Parcel B vs CDL Parcel A
The two adjacent Woodlands Drive 17 plots set back-to-back records. Sim Lian's $794 psf ppr for Parcel B is the highest land rate ever paid for an EC site, edging past CDL's $782 psf ppr for Parcel A (Wynwood Grand) in August 2025. Competition was tight: the runner-up bid of $482.1 million, from a Qingjian Realty, Forsea Holdings and Jianan Realty consortium, was just 0.5% lower.
Twin-Plot Head-to-Head Comparison
| Comparison Metric | Sim Lian Parcel B (Plot 2 / E10) | CDL Parcel A (Plot 1 / E8) |
|---|---|---|
| Winning Bid Price | $484.0 Million | $360.9 Million |
| Land Rate (PSF PPR) | $794 psf ppr (EC record) | $782 psf ppr |
| Est. Unit Capacity | ~560 Units | ~420 Units |
| Estimated Launch PSF | From ~$1,650 psf (our estimate) | From ~$1,550 psf (our estimate) |
3. Location Analysis & Strategic Transit Infrastructure
Artist's Impression: 3D Neighborhood Map showing Woodlands Drive 17 EC Plot 2, Woodlands South MRT (TE3), Woodlands Health Campus, and RTS Link terminus.
Woodlands Drive 17 EC (Plot 2) offers top-tier connectivity anchored by three transformational transit pillars:
- Woodlands South MRT (TE3): Located within short walking distance, offering direct Thomson-East Coast Line rides to Orchard, Great World, Shenton Way, and Marina Bay.
- Johor Bahru–Singapore RTS Link: Just 2 train stops to the Woodlands North RTS terminus, enabling a 5-minute cross-border trip to Bukit Chagar in Johor Bahru.
- Woodlands Integrated Transport Interchange: 1 stop to Woodlands MRT (NS9 / TE2) connecting the North-South Line, regional bus interchange, and Causeway Point.
- North-South Corridor (NSC): Direct access to upcoming vehicular, cycling trunk, and express bus routes that cut travel times to downtown Singapore by up to 20 minutes.
Healthcare, Retail & Top Schools within Reach
- Woodlands Health Campus (WHC): Directly adjacent 1,800-bed integrated medical care facility.
- Retail Hubs: Causeway Point, Woods Square, Vista Point, 888 Plaza, and Kampung Admiralty.
- Schools within 1km to 2km: Innova Primary School, Woodgrove Primary School, Si Ling Primary School, Woodlands Primary School, Christ Church Secondary, and Singapore Sports School.
4. 5-Year MOP & DPS: Why Plot 2 Keeps the Liquidity Edge
Under the pre-May 2026 EC rules, Executive Condominiums enjoy a standard 5-year Minimum Occupation Period (MOP) and Deferred Payment Scheme (DPS) eligibility. While HDB BTO flats under Prime and Plus housing models carry a strict 10-year MOP, Executive Condominiums provide owners with superior capital velocity and flexibility:
| Policy Framework | Woodlands Drive 17 EC Plot 2 (pre-May 2026 rules) | HDB BTO Prime / Plus Models |
|---|---|---|
| MOP Completion Year | 5 Years post-TOP (~2034) | 10 Years post-TOP (~2039) |
| Sell to Singapore Citizens & PRs | Allowed from Year 5 | Locked until Year 10 |
| Full Privatization (Foreigners) | Year 10 (~2039) | Never (HDB flat restrictions) |
| Payment Option | NPS & Deferred Payment (DPS) | HDB Staged Payments Only |
5. Indicative Pricing & Upgrader Financial Plan
At $794 psf ppr, Sim Lian's land cost is the highest paid for any EC, so we expect launch prices to start from around $1,650 psf. That is still well below private condos in the OCR launching above $2,100 psf. Indicative quantums below assume $1,650 to $1,800 psf and are our estimates, not developer pricing:
| Unit Typology | Estimated Area | Indicative Quantum Range |
|---|---|---|
| 3-Bedroom Classic | 920 – 980 sq ft | $1.52M – $1.76M |
| 3-Bedroom Premium + Yard | 1,020 – 1,120 sq ft | $1.68M – $2.02M |
| 4-Bedroom Deluxe | 1,220 – 1,380 sq ft | $2.01M – $2.48M |
| 5-Bedroom Luxury | 1,480 – 1,650 sq ft | $2.44M – $2.97M |
6. Summary & Registration Guide
Woodlands Drive 17 EC (Plot 2 / Parcel B) combines 5-year MOP flexibility, direct Thomson-East Coast Line MRT access, RTS Link proximity, and Sim Lian's proven spatial efficiency at an entry price quantum designed for growing families and HDB upgraders.
Register Priority Interest for Woodlands Drive 17 EC Plot 2
Receive first-hand floor plans, e-brochures, VVIP preview balloting dates, and developer direct pricing.
Register for VVIP Preview AccessSources: EdgeProp, Sim Lian submits top bid of $794 psf ppr for second EC site at Woodlands Drive 17 (14 January 2026); ERA, tender closing commentary.
