9 Lorong Lew Lian, Singapore 536494
Forest Woods is the Serangoon-side estate of this Bartley cluster, a 99-year leasehold development at 9 to 19 Lorong Lew Lian in District 19, built by City Developments, Hong Leong Holdings and TID and completed in 2020. Two things carry it: a dual-line interchange and NEX at the end of a five-minute walk, and four primary schools inside the 1km ring. Seven 12-storey blocks hold 519 homes on a 14,002 sqm site, finished and lived in, so this is a building you can walk through rather than a showflat.
Serangoon (CC13/NE12) sits inside the 1km band, about a five-minute walk. The North East Line runs direct to Dhoby Ghaut, Chinatown and HarbourFront, the Circle Line to Paya Lebar, Bishan, Botanic Gardens and one-north, and Bartley, Kovan, Lorong Chuan and Woodleigh all sit within 2km. NEX closes the loop above ground, with a cinema, a public library and the bus interchange attached. The honest trade is the junction: Lorong Lew Lian meets Upper Serangoon Road at one of the busier crossings in the north east, so road-facing stacks carry traffic noise and you should stand in the unit at evening peak first. Our Serangoon condo guide covers what the NEX premium buys, and our guide to city-fringe living in District 19 ranks this kind of connectivity first in the district.
Schools sit close and deep. Paya Lebar Methodist Girls’ School (Primary), Maris Stella High School, Yangzheng Primary School and Zhonghua Primary School all fall inside the 1km ring that carries distance priority at P1 registration, a rare four from one address. Cedar Primary, CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary and Xinghua Primary follow inside 2km, and seven secondaries sit in the same band, so a family can run a full primary and secondary cycle without moving house. Our 2026 Primary 1 registration guide sets out which phases proximity actually helps in.
The mix runs eight layout families from 490 sqft to 2,570 sqft and it is balanced rather than tilted. Compact and two-bedroom formats make up 271 of the 519 homes; the other 248 carry three bedrooms or more, up to three penthouses at the top. Density reads high on paper at a plot ratio of 3.0, but DCA Architects spread the homes across seven low blocks instead of two towers, which keeps the estate horizontal and garden-weighted at ground level.
Tenure runs 99 years from February 2016, so a buyer today starts with roughly 89 years, young enough to keep bank valuations and CPF usage straightforward for the next owner too. The land came through a Government Land Sales tender in November 2015 at $321 million, about $710 per square foot per plot ratio after 11 bidders contested it. The sections below work through what the market has done with that base.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 69 | 506 - 517 | 13.29% | ||
| 2 Bedroom | 199 | 603 - 872 | 38.34% | ||
| 3 Bedroom | 195 | 753 - 1,184 | 37.57% | ||
| 4 Bedroom | 53 | 1,238 - 1,475 | 10.21% | ||
| 5 Bedroom | 3 | 2,045 - 2,185 | 0.58% | ||
| Overall | 519 | 506 - 2,185 |
City Developments Limited (CDL) is a Singapore developer with a continuous track record since 1963, known for delivering well-built homes and managing projects reliably through market cycles. Its portfolio spans residences, offices, retail, integrated developments, and a global hotel arm under Millennium & Copthorne. Notable projects include Lumina Grand (EC), Tembusu Grand, The Myst, CanningHill Piers, and the revitalised Republic Plaza. Buyers value CDL’s consistent execution, thoughtful layouts, and durable specifications, as well as its focus on sustainable, future-ready design. With strong local experience and stewardship of landmark sites, CDL offers confidence on delivery, long-term asset upkeep, and enduring neighbourhood impact.
Hong Leong Holdings Limited is an established Singapore developer with a long, consistent record in quality, design, and sustainability. It is recognised for dependable delivery and well-planned mid- to high-end homes across mature and emerging districts. Notable projects include Lentoria, Lentor Hills Residences, One-North Eden, Penrose, and the luxury development The Avenir, reflecting steady execution and site selection across diverse locales.
Beyond residential work, the group manages commercial assets, underscoring broad real estate capability. Key strengths include disciplined project management, practical layouts, attention to build quality, and responsive after-sales service—factors that support liveability and long-term value for buyers.
TID Pte Ltd is a joint venture between Singapore’s Hong Leong Group and Japan’s Mitsui Fudosan, building in Singapore since 1972. It has delivered nearly 12,000 homes across dozens of launches, with a consistent record of reliable delivery and solid build quality. Notable residential projects include Lentoria, Lentor Hills Residences, One-North Eden, and The Jovell, alongside a broader portfolio of condos islandwide. Beyond homes, TID also develops commercial, industrial, and hotel assets, bringing end-to-end capability and operational know‑how. Strengths include disciplined project execution, practical, well-planned layouts, and the use of advanced methods such as PPVC that support workmanship standards and long-term value.
Forest Woods is the family estate of this cluster, and it is the only one where two MRT lines, a regional mall and four primary schools all sit inside one walk. The price it asks reflects that position, and the noise from the junction is the standing trade you make for it.
As of June 2026, the last sixty caveats at Forest Woods cleared between $1,750 and $2,420 psf with the median around $2,029 psf. The last twelve months sit at $2,044 psf across 28 caveats, so the recent record runs slightly ahead of the longer one.
The trend since launch is the more useful figure. Forest Woods came to market at about $1,408 psf in 2016 and has traded above $2,000 psf since 2025, an annualised gain of roughly 4.4 percent, on land bought at $710 psf ppr against an estimated breakeven near $1,152 psf. That is a straight line rather than a spike, the pattern a working interchange tends to produce.
Context sits within walking distance. The Minton brings 1,145 units from 2013 at 0.56km, The Gazania 250 freehold units from 2022 at 0.74km, Bartley Residences 702 units from 2015 at 1.08km, Botanique at Bartley 797 units from 2019 at 1.22km and The Scala 468 units from 2013 at 1.25km. All except The Gazania run the same 99-year tenure and most are older, so Forest Woods sits at the young end of its cluster while trading below the district’s new-launch band.
The newer field is the real decision. Affinity at Serangoon brings 1,052 units from 2023 at 1.65km and The Garden Residences 613 units from 2021 at 1.75km, both trading the Cross Island Line story to the north, while Chuan Park adds 916 units at 1.36km for 2027 at a psf band well above this one. Forest Woods counters with two working lines today at resale pricing. Our analysis of how the Cross Island Line will affect District 19 prices is worth reading before you pick a side, and our District 19 new launch versus resale analysis runs the same comparison across the district.
Forest Woods was built before GFA harmonisation took effect, so its strata areas still include aircon ledges the newer rulebook excludes, and a psf gap against a post-harmonisation launch is not measuring identical square feet. Our Q2 2026 property market review puts the wider Outside Central Region band in context.
Weighing a stack here? Speak to us before you offer. We will pull the caveats for that format, check the facing against the road and give an honest read, no pressure either way. WhatsApp us.
The Forest Woods floor plan set is broad for a 519-unit estate. 69 one-bedroom-plus-study homes run 490 to 530 sqft, then 38 two-bedders from 590 to 810 sqft, 76 two-plus-study units from 630 to 760 sqft and 88 premium two-plus-study formats to 870 sqft. The family band runs 133 three-bedders from 710 to 1,110 sqft, 59 three-bedroom premium homes to 1,160 sqft and 53 four-bedders from 1,230 to 1,450 sqft, with three penthouses to 2,570 sqft. The 164 two-plus-study homes across two tiers are the estate’s centre of gravity.
Run the arithmetic at the recent median of about $2,029 psf and it works out cleanly. One-bedroom-plus-study homes land between $990,000 and $1.08m, two-bedders from $1.20m to $1.64m and the two-plus-study tiers from $1.28m to $1.77m. Three-bedroom layouts work out from $1.44m to $2.25m, the premium tier from $1.97m to $2.35m and four-bedders from $2.50m to $2.94m. Treat all of it as arithmetic on the caveat record rather than quotes.
The live prints track it. A 657 sqft two-bedroom cleared $1,979 psf for $1.30m in June 2026, a 980 sqft three-bedroom $2,168 psf for $2.125m the same month, a 1,281 sqft four-bedroom $2,194 psf for $2.81m in May 2026 and a 506 sqft one-bedroom $1,854 psf for $938,000 in March 2026. The top of the ladder prices differently: the 1,173 sqft penthouse format went at $2,029 psf for $2.38m in October 2025, below straight arithmetic, which is normal for the largest plates. Asking prices generally run $950,000 to $3,000,000.
The facilities read like a resort programme on a garden footprint: a 50m lap pool, family, children’s and wading pools, spa and hydrotherapy pools, cabanas, a tennis court, clubhouse, gymnasium, BBQ pavilions and three playgrounds, then a quieter layer of Zen Garden, Forest Walk, yoga lawn, tai chi deck, reflexology path and Sky Garden. Carparking runs 526 lots against 519 homes, above one to one and a real advantage for a two-car household. For a family weighing this pocket against the district’s newer launches, our roundup of the best layouts for large families in District 19 is a useful cross-check.
The pocket matters more than the district here. Forest Woods sits in the Upper Paya Lebar subzone, 28 private developments and about 3,627 homes in total, but only four of those projects clear 250 units and the other twenty-four average under sixty homes apiece. That makes Forest Woods one of a handful here that can offer a buyer real choice of stack, and not one new private project is being built inside it.
Serangoon’s flat stock does the heavy lifting. The town counts about 21,961 HDB flats with 16,686 of them 4-room or larger, the sizes families move out of when they buy private, and only 3,627 private homes in this subzone to absorb them. Bidadari adds to it: the URA Master Plan turned the former cemetery grounds one stop south into a new town of roughly 11,000 homes, with Bidadari Park, Alkaff Lake and The Woodleigh Mall already delivered. Forest Woods collects that amenity and that upgrader demand without having paid a new-town launch price.
The pipeline lands in Lorong Chuan and Seletar Hills instead: Chuan Park in 2027 with 916 homes, Chuan Grove’s two parcels with 1,065 by 2030, Belgravia Ace with 104 in 2028. Each is a catalyst play on future rail or future completion; the counter for Forest Woods is that its interchange is already open and its estate records already exist.
Then the two checks. The lease started in February 2016, so about 89 years remain, the longest clock of the leasehold estates in this cluster. Liquidity is reasonable rather than deep: 126 caveats since August 2021 against 519 units, roughly a quarter of the estate in five years, and volume rose into 2024 and 2025 rather than fading, the signature of a completed project the market keeps rediscovering. Gross rental yields have run near 3.3 percent with rents between $3,250 and $8,000 a month, and our rental yields guide explains what has to hold for a number like that to survive a vacancy.
Forest Woods suits interchange commuters who want two lines and a mall at the end of a five-minute walk, families working the PLMGS and Maris Stella radius, and buyers who prefer proven stock with an inspection history over a floor plan and a promise. Six years after completion the pedigree is measurable: maintained common areas, a working MCST and a transaction history a valuer can read. Maintenance fees are not published as a fixed schedule and scale by share value, so ask the MCST for the figure on your unit type before you commit.
Landlords see the same facts from the other side. Two lines, NEX and six international campuses within 2km, led by Stamford American at Woodleigh, give the compact formats a second tenant stream and a short vacancy window. The exit audience is that same mixture: Serangoon and Bidadari upgraders for the family stock, investors and relocation tenants for the two-plus-study band.
Fit matters in the other direction too. This is a connected address, not a quiet one, and buyers who want a hushed residential street will find one a few hundred metres away at a lower price. The one-bedroom-plus-study stacks run tenant-heavy and sit closer to the road, so ask about the facing before you shortlist. If freehold title is what you are really buying, The Gazania sells it 0.74km away at a premium; if the newest building matters more than the interchange, Botanique at Bartley is the one to price.
Forest Woods Residences has 7 blocks of 12 storeys.
Forest Woods Residences has 519 residential units.
Forest Woods Residences is 99-year leasehold (lease from 05/02/2016).
No, Forest Woods Residences is a 99-year leasehold development (lease from 05/02/2016).
Forest Woods Residences is developed by Serangoon Green Pte Ltd (JV: City Developments Limited, Hong Leong Holdings, TID Pte Ltd).
Forest Woods Residences is located at 9, 19 Lorong Lew Lian, in District 19 (D19), the heart of Singapore’s established Serangoon residential belt. It sits at the cross-junction of Upper Serangoon Road and Lorong Lew Lian, just a 5-minute walk from Serangoon MRT interchange and NEX mega mall.
Forest Woods Residences is located in District 19 (D19), covering the Serangoon Garden, Hougang and Punggol planning areas, within Singapore’s Outside Central Region (OCR). District 19 is one of Singapore’s most established residential belts known for its food culture, top schools and excellent dual-line MRT connectivity.
The nearest MRT station to Forest Woods Residences is Serangoon MRT (CC13/NE12), a dual-line interchange on the Circle Line and North-East Line, just a 5-minute walk away. Bartley MRT (CC12), Kovan MRT (NE13), Lorong Chuan MRT (CC14) and Woodleigh MRT (NE11) are also within 2 km, providing seamless connectivity to the Central Business District (CBD), Marina Bay, Dhoby Ghaut, Bishan and HarbourFront.
Maintenance fees at Forest Woods Residences scale by unit type and share value, with indicative ranges for 1-Bedroom + Study through 5-Bedroom Penthouse layouts. For the latest confirmed schedule, please contact the MCST or our appointed sales team.
The Lorong Lew Lian site was awarded via Government Land Sales (GLS) tender on 5 November 2015 to Serangoon Green Pte Ltd, a joint venture between CDL, Hong Leong Holdings and TID, with a top bid of S$321 million out of 11 competing bidders. This works out to approximately S$710 per sq ft per plot ratio (PSF PPR), with an estimated breakeven of around S$1,152 psf.
Current PSF range at Forest Woods Residences is approximately S$1,749, S$2,420 psf, with transactions in the last 12 months averaging around S$2,000, S$2,054 psf. The highest recorded transaction was S$2,420 psf in January 2026 for a 1,281-sqft unit. This positions Forest Woods Residences competitively for a District 19 development with direct dual-line MRT access and a top-tier developer pedigree.
Starting prices in the resale market begin at approximately S$950,000 with the highest recorded transactions reaching S$3,000,000 for larger 4-Bedroom and Penthouse units, and S$2,880,000 in recent activity. The price range for units currently on the market is generally between S$950,000 and S$3,000,000. Rentals range from approximately S$3,250 to S$8,000 per month. Prices fluctuate with market conditions, kindly contact the sales team for the latest available units.
Forest Woods Residences offers strong long-term investment fundamentals: a 5-minute walk to Serangoon MRT (dual-line interchange CC13/NE12), direct access to NEX mega mall, top-tier developer pedigree (CDL, Hong Leong, TID) and exposure to the Bidadari Town transformation. Based on URA transactions in the last 12 months, sale prices range from approximately S$1,749, S$2,420 psf at an average of around S$2,054 psf, with the development appreciating from S$1,408 psf at launch (2016) to over S$2,000 psf in 2025, an annualised gain of approximately 4.4%. Current gross rental yield is approximately 3.3%. As with any investment, prospective buyers should conduct their own due diligence.
Yes. Forest Woods Residences is highly family-friendly, offering 3-Bedroom, 3-Bedroom Premium, 4-Bedroom and 5-Bedroom Penthouse layouts of up to 2,570 sqft, ideal for families and multi-generational households. The development sits within 1 km of Paya Lebar Methodist Girls’ School (Primary) and Yangzheng Primary School, with Maris Stella High, Zhonghua Primary & Secondary, St Gabriel’s, CHIJ Our Lady of Good Counsel and several international schools (Stamford American, Australian International, Hillside World Academy) all within 2 km. Family-oriented facilities include the children’s pool, wading pool, adventure playground, toddler’s playground and sand play area.
Forest Woods Residences is a 99-year leasehold private condominium in District 19 comprising 519 residential units across seven 12-storey towers, with full resort-style facilities including a 50m lap pool, hydrotherapy pool, tennis court and themed gardens. It is jointly developed by Singapore’s leading property names, City Developments Limited (CDL), Hong Leong Holdings and TID, under Serangoon Green Pte Ltd, and designed by DCA Architects Pte Ltd.
Forest Woods Residences obtained TOP in 2021.
Forest Woods Residences was officially launched on 7 October 2016. The development obtained its Temporary Occupation Permit (TOP) in 2021 and is now a completed development transacting in the resale and rental markets. Please contact our appointed sales team for available resale units.
Yes. Foreigners can buy Forest Woods Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
As Forest Woods Residences obtained TOP in 2021 and is fully sold by the developer, the original showflat has been decommissioned. Viewings are now conducted at actual units on-site. Please contact our appointed sales team to schedule a viewing of available resale units.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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