Woodlands Drive 17, Singapore
Clovelle of Woodlands is Sim Lian’s new executive condominium on Woodlands Drive 17 in District 25, a 99-year leasehold project of about 560 homes with completion expected around 2031. 2 facts carry it before a single price is published: Woodlands South MRT on the Thomson-East Coast Line is about 450m away, and it shares that station with CDL’s private Norwood Grand, which is selling at a median of about $2,060 psf. As an EC, Clovelle of Woodlands offers the same address on a lower ticket.
Woodlands South (TE3) is about 450m from the site, 1 stop from the Woodlands interchange where the North-South Line and the Thomson-East Coast Line meet. The TEL runs straight through Caldecott, Stevens and Orchard to Marina Bay without a change. Woodlands (NS9/TE2) and Admiralty (NS10) both sit inside 2km, and the Woodlands North terminus of the Johor Bahru RTS Link is 2 stops away.
2 primary schools sit inside the 1km radius that decides a contested ballot: Innova Primary School, about 780m away, and Woodlands Ring Primary School. Woodgrove Primary sits just past 1km, with Woodlands Primary, Si Ling, Greenwood, Admiralty, Evergreen and Qihua inside 2km. Our P1 registration guide explains how the phases work, and the MOE P1 registration page has the official rules. For secondary school, Woodgrove Secondary is about 250m away and Christ Church Secondary about 410m.
The site covers about 26,980 sqm at a plot ratio of 2.1, with 56,658 sqm of gross floor area. Spread across about 560 homes, that is roughly 1,090 sqft of GFA per home, a family-sized number. The unit mix, floor plans, facilities and preview date have not been released yet.
As an EC, Clovelle of Woodlands comes with the standard rules: a 5-year minimum occupation period from completion, resale to Singapore Citizens and PRs after that, and full privatisation at the 10-year mark. The sections below price that against what Woodlands already trades at.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 2 Bedroom | TBC | To be Confirmed | TBC | To be Confirmed | To be Confirmed |
| 3 Bedroom | TBC | To be Confirmed | TBC | To be Confirmed | To be Confirmed |
| 4 Bedroom | TBC | To be Confirmed | TBC | To be Confirmed | To be Confirmed |
| Overall | 560 | To be Confirmed | 100% |
Sim Lian Group is a Singapore developer with roots since 1976 and decades of delivery across residential, commercial, industrial, retail and integrated projects. Backed by an in-house construction arm, the team has completed large-scale, well-received homes such as Treasure at Tampines, Emerald of Katong, Altura EC, The Botany at Dairy Farm, and the integrated Hillion development. They also developed the pilot DBSS, The Premiere @ Tampines. For buyers, the track record points to practical, efficient layouts, consistent build standards, and reliable handovers, supported by the capacity to execute complex, multi-phase projects. The group also holds investment assets in Australia, reflecting disciplined capital management.
Woodlands South is the one pocket in the north where you can see the whole EC cycle at once. 4 resale ECs completed between 2008 and 2017 trade between about $1,060 and $1,350 psf, CDL’s private Norwood Grand sells at about $2,060 psf, and 2 new ECs, Wynwood Grand and Clovelle of Woodlands, will launch in the gap.
There is no price list yet, so start with the land. Sim Lian won the Woodlands Drive 17 EC site on 13 January 2026 with a bid of $484,000,000, about $794 psf ppr, a record for an EC site at the time. The runner-up bid was only 0.4% lower at $790 psf ppr, so the price was set by a close contest rather than 1 aggressive bidder. Our review of the 2026 GLS land bids puts the result in context.
The EC ladder shows what land at that level turns into. Otto Place in Tengah has sold 98 units at a median of about $1,750 psf in the 12 months to September 2026, and the median new-sale EC price across the market is about $1,840 psf so far in 2026. Those are the reference points for a site bought at $794 psf ppr.
The private benchmark is in the same pocket. Norwood Grand, CDL’s 348-unit condo on Champions Way, has sold at a median of about $2,060 psf over the same 12 months. Clovelle of Woodlands shares the station and the schools on an EC ticket. Below it, the subzone’s resale ECs set the floor: Bellewoods at a median $1,345 psf, Twin Fountains at $1,336, Forestville at $1,239 and La Casa at $1,058, all completed between 2008 and 2017. Resale private condos trade in the same band: Woodhaven at $1,406 psf and Parc Rosewood at $1,314.
Sim Lian also has a history of fair launch pricing, from Treasure at Tampines to Emerald of Katong, and its last EC, Aurelle of Tampines, is the closest guide to how it prices this product.
Working out which rung your budget reaches, and whether the $16,000 income ceiling fits? Speak to us before the preview and we will run the numbers with you, honest advice, no pressure. WhatsApp us.
Floor plans arrive with the preview, so there is no size ladder to price yet. The tender fixed the envelope: about 560 homes, 56,658 sqm of gross floor area and a plot ratio of 2.1. That works out to about 1,090 sqft of GFA per home, which points to a family-focused mix.
The daily layer is already built. Vista Point, with its Giant supermarket, is about 600m away, and Woodlands Healing Garden about 500m. Causeway Point, 888 Plaza, Admiralty Place and Kampung Admiralty fall within 2km, along with Woodlands Regional Library and Woodlands Civic Centre.
For upgraders, the cheque is the point. Woodlands holds about 76,000 HDB flats, close to 60,000 of them 4-room or larger, one of the largest upgrader pools in Singapore. Our HDB upgrading roadmap covers the sequencing, and our EC upgrade guide covers the second-timer rules and the resale levy that catch most households.
Start with supply. The Woodlands South subzone holds 4 completed projects and 2,076 homes, all of them ECs: La Casa (444 units, 2008), Forestville (653, 2016), Twin Fountains (418, 2016) and Bellewoods (561, 2017). Nothing has completed here since 2017. The pipeline is Norwood Grand (348 units, 2028), CDL’s Wynwood Grand EC (430, 2030) and Clovelle of Woodlands (about 560, 2031). That is 3 launches in 1 pocket, sharing the same station and schools.
Demand is local. Set about 76,000 Woodlands flats against the subzone’s 2,076 private homes, and the buyers for a 560-unit EC are already living within a few kilometres of it. Our map of where Singapore’s HDB upgraders are shows the scale.
The income ceiling for Clovelle of Woodlands is $16,000 a month, not the new $18,000, because the land tender closed before the 24 August 2026 cut-off. Our note on the BTO and EC income ceiling change has the fine print. Keys are expected around 2031, and Wynwood Grand will reach the same buyers about a year earlier. Against that sit an MRT station within walking distance, 2 primary schools inside 1km and a lease that starts more than a decade after every resale EC in the subzone. The URA Master Plan keeps Woodlands Regional Centre and the North Coast as the northern growth corridor.
Clovelle of Woodlands suits Woodlands, Sembawang and Yishun HDB households under the $16,000 ceiling who want to upgrade without leaving the schools and markets they already use, TEL commuters who want a station within walking distance, and buyers who can wait until around 2031 for keys in exchange for a fresh 99-year lease.
The exit audience is the same pool 5 years on, and the private market after year 10, when Norwood Grand rather than the 2016 ECs becomes the reference.
Fit matters in the other direction too. If your household income is above $16,000, this project is closed to you. If you want an EC with keys sooner, Wynwood Grand completes about a year earlier on the same road, and if you want a private condo with keys in 2028, Norwood Grand is the one to price. If the budget is the floor of the market, the resale ECs above cost about a third less per square foot.
Thinking about Clovelle of Woodlands? Check your eligibility and your budget against the ladder above, then speak to us before the preview. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Clovelle of Woodlands is expected to have about 560 residential units, based on URA’s estimate for the site. Sim Lian has not confirmed the final count.
To be Confirmed. The unit mix and floor plans have not been released.
Clovelle of Woodlands is a 99-year leasehold executive condominium.
No, Clovelle of Woodlands is a 99-year leasehold executive condominium.
Clovelle of Woodlands is developed by Sim Lian Group.
Clovelle of Woodlands is located along Woodlands Drive 17 in Woodlands South, District 25, about 450m from Woodlands South MRT (TE3).
Clovelle of Woodlands is in District 25 (Woodlands), within the Woodlands South subzone.
Woodlands South MRT (TE3) on the Thomson-East Coast Line is about 450m from Clovelle of Woodlands.
Primary Schools within 1km of Clovelle of Woodlands:
Innova Primary School
Woodlands Ring Primary School
Sim Lian won the Woodlands Drive 17 EC site on 13 Jan 2026 for $484,000,000, or $794 psf ppr, a record for an EC site at the time.
Yes. Clovelle of Woodlands is an executive condominium built for family households, with Innova and Woodlands Ring primary schools within 1km and Woodgrove Secondary about 250m away.
Clovelle of Woodlands is a 99-year leasehold executive condominium by Sim Lian on Woodlands Drive 17, with about 560 residential units and completion expected around 2031.
Clovelle of Woodlands is expected to obtain TOP around 2031.
To be Confirmed. Preview and booking dates have not been announced.
No. Clovelle of Woodlands is an executive condominium: at launch only Singapore Citizen and PR households under the HDB eligibility schemes can buy, with a household income ceiling of $16,000 a month. Foreigners can buy only after the project privatises, 10 years after completion.
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Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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