Lyndenwoods

Singapore Science Park has spent forty years as a working estate of laboratories and offices, and it is now converting into a mixed live-work district. Lyndenwoods is the opening move, which means its residents get first position on whatever repricing follows as the amenities layer in, and they also get the waiting. What follows is the trading record, the unit ladder and the supply around it.

Lyndenwoods Prices: What the Opening Move Cost

As of July 2026, the last sixty caveats cleared between $2,192 and $2,700 psf with a median around $2,474 psf. Across all 343 caveats the median sits at $2,465 psf, which tells you how tightly Lyndenwoods traded: a full sell-out inside a narrow band rather than a wide spread between early and late buyers.

There is no land bid on the record here, because the site came out of the CapitaLand land bank rather than a tender, so the launch sheet is the reference point instead. Lyndenwoods opened at $1,398,000 for a two-bedroom at $2,201 psf, $2,352,000 for a three-bedroom at $2,300 psf and $3,610,000 for a four-bedroom at $2,192 psf. Set those against the current band and the first year is visible in the numbers.

The absorption record is the shortest story on this page. 343 caveats against 343 units, with 341 of them landing in the 2025 launch year and the record running to July 2026. The project sold out essentially at launch, so anything available now is a resale or a subsale rather than a developer unit, and the asking price belongs to a private seller.

Position frames the level. To the north, the Media Circle cluster led by Bloomsbury Residences at 358 units and Hudson Place Residences at 327 units carries the one-north launch pricing. To the south, Normanton Park sits 670m away with 1,862 units completed in 2023, the volume benchmark this corridor prices against, and Kent Ridge Hill Residences holds the ridge below it. Lyndenwoods marks the corridor midpoint between the launch tier and the completed tier, and that is the spread to test unit for unit.

One technical note before you compare. This project was acquired before GFA harmonisation took effect, so its strata areas still include aircon ledges the newer rulebook excludes, and a psf comparison against a post-harmonisation launch is not comparing identical square feet. If you are weighing an entry here, speak to us first and we will run the stack against the corridor prints, honest advice, no pressure. WhatsApp us.

Lyndenwoods Floor Plans: Two-Bed Heavy by Design

The Lyndenwoods floor plan set runs ten types and reads as a deliberate view of who lives around here. The 137 standard two-bedders run 635 to 721 sqft across four layouts, and the 92 two-bed-plus-study units run 850 to 883 sqft across three more. Skipping one-bedders keeps the tenancy profile stable rather than transient, because a shoebox turns over every year while a two-bedroom tenant with a study renews. The family tier is smaller but properly sized: 45 three-bedders at 1,023 sqft, 46 three-bedroom-plus-guest formats at 1,292 sqft and 23 four-bedroom premium units at 1,647 sqft.

Run the arithmetic at the July 2026 median of about $2,474 psf and the ladder maps out cleanly: the 635 sqft two-bedder lands near $1.57m, the 721 sqft format around $1.78m, the 850 sqft two-bed-plus-study about $2.1m and the 883 sqft version near $2.18m. The 1,023 sqft three-bedder works out around $2.53m, the 1,292 sqft three-bed-plus-guest about $3.2m and the 1,647 sqft four-bedroom premium close to $4.07m. Treat those as arithmetic on the caveat record rather than quotes.

The prints fill it in. In July 2026 a 1,292 sqft three-bedroom-plus-guest transacted at $2,646 psf for $3,418,880, in March a 1,647 sqft four-bedroom premium cleared $2,583 psf for $4,254,000, and in September 2025 an 883 sqft two-bed-plus-study went at $2,626 psf for $2,319,000. The guest format is the interesting one for multi-generational households and for two working professionals sharing, which is a real segment in a research district.

The deck is provisioned for a live-work district: a 50m infinity lap pool, a cascading spa pool, a tennis court, a pickleball court, a forest playground, a pets park, a canopy walkway and the two-level Lynden Club with gym and co-work lounge. Our rental yields guide sets out how a landlord should model the compact formats against maintenance and vacancy before relying on a headline number.

Is Lyndenwoods Worth Buying? A Two-Project Subzone

The supply picture here is the simplest in the district. The Kent Ridge subzone holds exactly two private projects and about 2,205 units between them. Normanton Park is 1,862 of those, completed in 2023, and Lyndenwoods is the other 343, the only project under construction inside the pocket. Nothing else private is scheduled here, so an owner competes with a single large estate of a different age and product rather than a queue of launches.

The demand side is broad. Queenstown holds roughly 44,030 HDB flats, 21,821 of them 4-room or larger. The nearer engine matters more, though. NUS, NUH, one-north and the Science Park campuses are effectively next door, and one-north alone counts more than 50,000 working professionals, so the tenant pool at Lyndenwoods is generated on site rather than commuted in.

The wider planning area is the honest counterweight. Queenstown holds 89 private projects and about 16,428 units, and the pipeline after 2026 runs through Blossoms by the Park at 275 units in 2027, then 666 at Skye at Holland and 462 at Penrith in 2029, and 335 on Dover Road in 2030. Those are the launches competing for the same buyer, and the completed benchmarks behind them are Stirling Residences at 1,259 units from 2022, Queens Peak at 736 from 2020 and Margaret Ville at 309 from 2021. Our Q2 2026 property market review tracks how that positioning has absorbed.

The rezoning is the long-dated part of the case, and it should be described that way rather than as a promise. The URA Master Plan and CapitaLand master development add housing, retail and public space to the research base over more than a decade, so a buyer collecting keys in 2030 will be living in a district that is still filling in. Nobody should underwrite a purchase on the finished version arriving inside their holding period.

What is already there is the greenbelt. The site backs onto Kent Ridge, with Kent Ridge Park, HortPark, Telok Blangah Hill Park, Labrador Nature Reserve and the Southern Ridges trail network inside the 2km ring. It is the setting our nature-hugging condos guide looks for, with the difference that here the employment sits next door rather than a commute away.

Who Lyndenwoods Suits

Lyndenwoods suits professionals working the research belt who want to walk to the office, and investors who want CapitaLand-grade exposure to the corridor build-out with a tenant pool generated on their doorstep. The exit audience from 2030 is the same two groups, plus households who value a park-edge address inside the Rest of Central Region, and the pitch a seller will be making is that this is the only home address inside Science Park.

Renters see it from the other side. From 2030 this is the newest full-facilities stock inside a working research district, aimed at tenants whose alternative is older apartment stock a bus ride away.

Fit matters in the other direction too. School-focused families should look at the addresses with a primary inside the 1km band, because this one has none. Buyers who want a lively street outside the gate on day one will find Science Park quiet after office hours until the district retail matures, and the older Queenstown pockets answer that better today. The carpark at 205 lots against 343 homes is the other question to settle early.

Thinking about Lyndenwoods? The premium against Bloomsbury and against completed Pasir Panjang resale is the framing to price, unit for unit. Before you commit, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.