Category Archives: Forestwood Residences

Forest Woods Condo | ForestWood Residences

Forestwood Residences . 5 Mins Walk to Serangoon MRT Station & NEX Mall

Latest Update July 2020
Forest Woods is now almost sold out. Only a couple of 3 bedroom units left. If you are looking for a project by the same developer, Hong Leong has launched the freehold Avenir condominium at River Valley in partnership with GuocoLand. The Avenir is of course a luxury product, in a much more central location within walking distance of Robertson Quay as well as the upcoming Great World MRT station, and is priced accordingly.


Forest Woods is a new condominium that occupies a very attractive location in Upper Serangoon Road. By one of the top developers, City Developments.

Part of its attractiveness lies in the fact that it is barely 5 minutes walk from the Serangoon MRT interchange Station on the North East & Circle MRT Lines, and from Nex mega mall. Forestwood Residences is looking to launch for sale in September / October 2016.

Forest Woods Condo :: The Forestwood Residences CondominiumArtist’s Impression :: Forest Woods Condo :: Forestwood Residences :: Click to Enlarge


The Forest Woods condo site is sandwiched between Lorong Lew Lian & Paya Lebar Road, one of the most established residential estates in Singapore. In fact, to the north and south of the site, are mainly low rise landed houses.

So there should be good wind flow, and a feeling of spaciousness for the site.

The Forestwood Residences site is bordered on the north by a viaduct. But given CDL’s extensive experience in developing all sorts of sites, and strong reputation for good design, the site layout will mitigate that.

Of course if you book your Forestwood Residences unit early, like at the VIP Preview, then you can probably get to pick a unit in a very nice part of the site. Do contact us to be kept posted on Forest Woods condo if you would like to invest, or live here.

Forest Woods Condo :: The Forestwood Residences Location Plan @ Lorong Lew LianForest Woods Condo | Forestwood Residences . 230m to Serangoon MRT Station . Click to Enlarge


Forest Woods Condominium | Forestwood Residences Highlights

Summary of why the Forest Woods condo is attractive:

  1. Located less than 5 minutes’ walk from Serangoon MRT interchange station, that connects the North-East line & the Circle Line.
  2. The Forest Woods site is barely 6 minutes walk to Nex megamall, the biggest shopping centre in the North-East region of Singapore. You can get groceries & food round the clock, from the 24 hour Cold Storage & NTUC Fairprice Xtra supermarkets there. As well as a wide array of shops and F&B outlets, plus a public library, and a cinema.
  3. The Paya Lebar area enjoys firm ongoing demand from homebuyers and investors. The most recent launches in Paya Lebar are pretty much sold out: Bartley Residences by Hong Leong (sister company to CDL) is 100% sold; Bartley Ridge also by Hong Leong is 99% sold; Botanique @ Bartley is over 95% sold. Forestwood Residences is already drawing keen interest, and is expected to be popular too.
  4. As for the Upper Serangoon area around Serangoon MRT station, there has not been a condo launch for many years, except for Jade Residences, a small project that is also sold out. So there is pent up demand here that augurs well for the Forest Woods condo launch.
  5. The closest new launch is Stars of Kovan, one train stop further from town, at Kovan MRT Station. However that is a mixed development with shops on the ground floor, which is not to everyone’s liking.
  6. The Forest Woods condo site enjoys easy access to major expressways like the CTE & KPE.
  7. Forestwood Residences is a mid size project with just around 500 units. A very nice size – big enough to support all the necessary facilities without an onerously high monthly maintenance fee, yet not so big that the place becomes too crowded and busy. The kind of size that encourages neighbourliness and a cosy ambience, great for families.
  8. The Forest Woods condo is being developed by a leading developer, City Developments (CDL), with a solid and long track record of numerous quality homes. Those who have bought CDL property before, tend to look for CDL projects when buying again.

If you looking for a similarly attractive project close to an MRT station, the next likely launch will be for Liv at MB. This is also a 99 year leasehold pure condominium project, but it is located in District 15 rather than District 19.

The developer for Liv at MB is Bukit Sembawang Estates, another equally reputable local homegrown developer. Liv at MB, or Mountbatten, is even closer to an MRT station. In fact, it is barely 4 minutes walk to Katong Park station on the Thomson-East Coast MRT line.

One of the strengths of this project is its potential for unblocked views, as it overlooks landed housing estates on two sides. Better yet, some of the south-facing higher floor units will get pocket sea views as well.

Do head over to drop us a line if you would like the Liv @ MB floor plans emailed to you, or if you would like to book a viewing slot at the upcoming Liv at Mountbatten showflat preview.

Forest Woods Condo :: Adventure ZoneArtist’s Impression . Forest Woods Condo . Adventure Zone


Forest Woods Condo · Showflat Viewing · Information

Please email us for information or showflat viewing, and we will revert shortly.

. Direct Developer Units & Prices / Discounts
. No need to pay any commissions or fees

Latest Update: Forest Woods is fully sold out. Thank you for your interest.



Riverfront Residences condominium to be launched for sale in mid 2018 . 1742 residential units including 21 townhouses . 6 shops also for sale . Opposite Serangoon River and Park Connector

Forest Wood Condo Design Concept

Forest Wood Condo | Design Theme

Forest Woods, as its name implies, is a development that is inspired by greenery, trees, plants, flora & fauna. It is designed very much around the theme of living in harmony with nature, in an as eco-friendly a way as possible, like a sanctuary within lushly landscaped grounds.

Forest Wood Condo Design Concept


Forest Wood Condo · Design Concept

The initial inspiration for Forest Woods was seeded by its historical context. The name for this location, “Serangoon”, is thought to have been derived from the Ranggong bird, a species of stork that previously abounded in the swamps around Serangoon River (or the Rangoon River).

Forest Wood condo tries to capture the essence of that, the fleeting sense of nostalgia from former days, when Serangoon was covered by the lush green of tranquil forests, with shifting patterns of sunlight & shade dappling through the trees.


Forest Woods Condo · Architectural Concept

The architecture of Forest Woods keeps to pure forms. It uses the understated approach of the box & frame design, with overhanging ledges, so that it complements the landscape like a living forest growing out of it.

This development comprises 7 blocks of 12-storey residential apartments. The site layout has been consciously designed to maximise block-to-block spacing, to create a sense of space between them.

These blocks are complemented by the vibrant greens & blues of the landscape, that flows from the “forest walk” theme stretching all the way down the eastern side of the site, to a more manicured & orderly western part.

Forest Woods Condo . Walk in the Forest SpaArtist’s Impression . Forest Wood Condo . Walk in the Forest Spa

Forest Woods condominium aims to offer a lifestyle that engages residents, a place for their children to grow up more with nature, one they can truly feel is a home.



Please register here to receive further updates on Forest Woods condominium.

Latest Update: Forest Woods is completely sold out. Thank you for your interest.



If you like this concept of lots and lots of greenery and landscaping, you should also consider Kent Ridge Hill Residences or the Reserve Residences. Now that Forest Woods is completely sold out, the next new project launching soon should help cater to those who missed out on the small units.

And if there is one thing that both Kent Ridge Hill and the Reserve Residences really stand out for, it is in the sheer amount of greenery that the residents will get to enjoy. There is firstly, the Kent Ridge Hill Park directly behind the former site, and Bukit Timah Nature Reserve and Hill across from the Reserve Residences location. These are on higher ground. One is part of the Southern Ridges Green belt, that stretches as far as to Telok Blangah and Mount Faber. The other is part of the Central Water Catchment area that includes three large reservoirs.

Being on higher ground directly behind the Kent Ridge Hill and Reserve Residences, means that both condominiums are set against a lovely emerald-green living back drop.

The Kent Ridge Hill condo is zoned for a low-rise residential area, no more than 5 storeys high, in keeping with the character and profile of the landed houses around the neighbourhood. That is where it differs from Forest Woods, or for that matter, from Reserve Residences, that are all high-rise developments. These are much denser developments, more in keeping with their more city-like environment.

It is not that either Kent Ridge Hill or the Reserve Residences showflat is further out from the city centre than Forest Woods. In fact, quite the reverse; both are actually nearer to town. On top of that, the Reserve Residences showflat is directly linked via an underground walkway, to Beauty World MRT station on the Downtown Line.

The Kent Ridge Hill condo itself will provide 498 apartment units plus another 50 strata landed houses. This townhouses enjoy the full range of condominium facilities while maintaining the privacy and spaciousness of landed housing. There will be 2 types of these: a 4 bedroom type, and a 5 bedroom type.

Forest Woods Condo | Latest Updates

Forest Woods Condo Update :: 19 August 2016
The unit types and sizes have been released. See below.

Also, a sneak peek of the design, as seen in the City Developments 1st Half 2016 Analyst Report.

Forest Woods Condo . Road ViewSneak Peak of the Forest Wood Condominium Design

Forest Woods condo will be set out in 7 blocks of 12 storeys. As seen from the artist’s impression, it displays the strengths of a typical Hong Leong / CDL design: towers separated from the roads by greenery, an eye-catching clubhouse and 24-hour gym, and lovely landscaping.

Forest Woods Condo 24-Hour Gym . By Day and By NightArtist’s Impression . Forest Woods Condo Gym . By Day & By Night


Forest Woods Condo · Unit Type Mix

1 BEDROOM + STUDY A 506 – 517 47 – 48 69 13%
2 BEDROOM B 603 – 818 56 – 76 38 7%
2 BEDROOM + STUDY BS 635 – 786 59 – 73 76 15%
2 BEDROOM + STUDY (PREMIUM) BP 721 – 904 67 – 84 88 17%
3 BEDROOM C 743 – 1130 69 – 105 133 26%
3 BEDROOM (PREMIUM) CP 969 – 1184 90 – 110 59 11%
4 BEDROOM D 1238 – 1475 115 – 137 53 10%
PENTHOUSE (5 BEDROOM) PH 2045 – 2185 190 – 203 3 1%

The Woods Square condo unit mix bears further testimony to the wealth of experience that CDL / Hong Leong has in developing residential projects, and it’s ability to read the requirements of the local market very well.

It is a good spread, not too over or under-supplied in any particular type. However, if the most recent launch, at Lake Grande, is any gauge of current buyer demand, then the 1 bedroom + study, and possibly the 2 bedroom units, could do well on the launch day itself.

The Upper Serangoon / Paya Lebar area is also very much an owner occupied area, so the 3 and 4 bedroom units could garner good demand at the launch too.



Please register here to receive further updates on Forest Woods condominium once available.

Latest Update: Forest Woods is fully sold out. Thank you for your interest.



Now that Forest Woods is on the point of selling out, and in fact has sold out all its smaller and mid-size units, it’s time to turn our attention to other new projects that are launching for sale soon. There are two – the AMO Residence and Lentor Modern, both different types of condominium project from Forest Woods.

For a start, they are in different locations. The Lentor Modern condo is located in a much more upscale neighbourhood, at Lentor Hills Estate. This is an exclusively private residential estate without a single HDB flat in sight, as the land around here is just too costly. Bukit Timah is by-word for being one of the most high-end residential neighbourhoods, and especially for its brand name educational institutions.

Whereas the AMO Residence condo is actually not too far away from Forest Woods. In fact they share the same MRT line, the North-East Line, a mere couple of stations apart, and both are around District 19.

Around the Lentor Modern condo location, are also a number of international schools, such as the Singapore Korean International School, the Swiss School in Singapore, the Hollandse School, and the German European School. It is also within walking distance of Methodist Girls’ School across the road at Blackmore Drive, the Pei Hwa Presbyterian Primary School, and Ngee Ann Polytechnic.

Whereas around AMO Residence, within walking distance actually, is CHIJ St Nicholas Primary School. This is a SAP school, and probably among the most sought after in the North East of Singapore, apart from Nan Chiau Primary.

Apart from that, the AMO condo showflat is a charming low-rise development, 5 storeys high. It numbers just 215 units ranging from one bedders, to 4 bedroom apartments, and 6 penthouses. The design is inspired by gardens in London, but is a modern take on the style, with a very attractive looking end result.

If you are interested to view the AMO condo, just drop us a line and we will be glad to send you the floor plans. It is expected to launch around mid 2022. The developers are a joint venture of Kheng Leong, UOL, and Singapore Land Group.

Forestwood Residences Launch

Forestwood Residences Launch . Land Sale Pricing

A consortium of Verwood Holdings, Intrepid Investments & TID Residential won the URA (Urban Redevelopment Authority) land sale for the Forestwood launch site with a bid price of $321 million. This works out to $7,641.95 per sq m, or $710 per sq ft (psf) of gross floor area for the land itself.

Another JV, of Singland Homes & UOL Venture Investments, came in 2nd with a $312,880,000 bid, just 2.6% lower. In 3rd place was a Frasers Centrepoint venture, FCL Topaz & Sekisui House, at $311,109,800, barely 0.5% below the 2nd placer.

The closeness of the top 3 bids seems to indicate a consensus as to the value of this site. It is a good sign, as buyers will not end up paying a premium, but rather what is fair value in today’s market.

URA announced the results of the tender on 5 November 2015. A total of 11 developers put in bids for this 99-year leasehold site.

The high number of bidders shows there is healthy demand from developers, said Mr Nicholas Mak, executive director of Research & Consultancy at SLP International Property Consultants.

One possible reason for the relatively high number of bids is the attractive location of this site in the North-East region. It is close to Serangoon MRT Station, which is an interchange station, and NEX, a regional shopping mall,” he said.

Furthermore, developers may want to replenish their land banks given the subdued markets, and the absolute price quantum of this site might be within the range of quite a few large-sized developers & consortiums,” he added.

Forestwood Residences Launch . Forest Woods Condo LaunchArtist’s Impression . Forestwood Residences Launch . Forest Woods Condo Pool


Forestwood Residences Launch · Pricing Analysis

Verwood Holdings (CDL subsidiary), and Intrepid Investments & TID Residential (subsidiaries of Hong Leong)’s winning bid for the Forestwood launch site can likely be traced to its confidence in the District 19 property market.

Mr Ku Swee Yong, chief executive of property firm Century 21, said that CDL & UOL know the location and its market dynamics well. Both have recently successfully launched, and are close to selling out projects in the Bartley area just one MRT station away, and have a finger on the pulse of demand here.

Assuming construction and overhead costs of about $400 PSF, Mr Mak estimated the break-even cost for the Forestwood Residences launch to be roughly $1,110 to $1,150 PSF.

This could possibly work out to a selling price of anywhere from $1,350 to $1,450 PSF, depending on the unit size and facing.

Note: As in all condo pricing, the average price usually pertains to the mid-size units, like 3 and 4 bedders. Smaller units are typically priced above the average PSF for a project. For example, one bedders would be priced at least 12% to 20% above that.


Forestwood Residences Launch · Market Analysis

In the event we are awarded the site, CDL will explore a condominium development of between 12 & 13 storeys with over 500 units. Apartments on higher floors will enjoy good views across the landed housing enclave,” CDL said after the provisional tender results.

For a comparative market analysis of nearby projects, here are the most recently launched developments in the vicinity and their average pricing:

1) Stars at Kovan . Average $1,417 PSF . At Kovan MRT slightly further from town
2) GEM Residences . Average $1,426 PSF . At Braddell MRT station
3) Poiz Residences . Average $1,425 PSF . At Potong Pasir MRT station

UOL launched Botanique @ Bartley MRT about 2 years ago and have almost sold out the project at around $1,300 PSF. However it is in a less desirable location, as unlike the above projects it is not within walking distance of a fair size shopping centre.

See this link for the news report for the tender results (opens in new window).



Please register here to receive updates on the Forestwood launch pricing once available.

Latest Update: Forest Woods is sold out. Thank you for your interest.



Parkwood Collection . Landed houses for sale near to Hougang Town Centre . By Fantasia Investment Pte Ltd . 50 brand new houses within walking distance to Hougang MRT station . To be launched in 2nd half of 2018

Forestwood Condo | Site Characteristics & Neighbourhood

Forestwood Condo · Site Analysis

Here is an analysis of the Forestwood condo site location, orientation and surroundings, to help you in your selection of a unit.

Forestwood Condo . Location & Neighbourhood

The site itself is a nice size, about 150,000 sq ft. Tilted in a roughly north-east / south-west direction; or north-west / south-east orientation, depending on which angle you look at it.

Bounded by Lorong Lew Lian (where the main entrance will be) on its south-west, Upper Serangoon Road on its north-west flank, Upper Paya Lebar Road on its north-east, and rounded off by Jalan Chermat, a small lane on its south-east.

Forestwood Residences

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Forestwood Residences 1.351515, 103.876805 Forestwood Residences

Forestwood Condo Location . Click on the grey icon at top right to change to other map types


Forestwood Condo · Neighbourhood

The South West Side
The main entrance to the Forestwood condo will be from Lorong Lew Lian. This is a minor road, across which is a small HDB estate. Pros & cons to this: not a fantastic view to look at, but the HDB flats do help to block out some of the late afternoon sun. Not much road noise from this side.

The North West Side
Upper Serangoon Road bounds this side, and it is a rather busy road. On top of that is a viaduct (see photo above) which carries through traffic and helps to alleviate jams at the traffic junction below. Expect traffic noise from this side. Also the west sun.

The main advantage is that, looking this way, views from higher floors will be unblocked for quite a distance. Not only is Upper Serangoon Road a very wide road, but across it, is a church and the landed housing estate of Joon Hiang Road & Recreation Road.

The North East Side
Flanked by Upper Paya Lebar Road, which is another rather busy road. Expect traffic noise on this side too. But if you can live with that, the advantage is that this side does not get the west afternoon sun, and it is relatively open, as the road is pretty wide here too.

The South East Side
This side of the Forestwood condo faces the 2 to 3 storey landed houses along Jalan Chermat. No major road or afternoon sun here. It is also pretty much unblocked, at least as far as the 2 rows of houses along Jalan Chermat is concerned.

But note that beyond these 2 rows of houses, is the 10 storey high Cherry Hill condominium. So if you really must have a further view, then get units above the 10th floor.



Please register here to receive updates on the Forestwood condominium launch.

Latest Update: Forest Woods is completely sold out. Thank you for your interest.



The Lilium condo near to Forestwood Residences . Freehold 5 storey residential development at How Sun Road off Paya Lebar Road . Launching for sale in 2nd half of 2018 . Register for Lilium condo showflat viewing if interested