Clovelle of Woodlands EC at Woodlands Drive 17: Prices, Launch Date and an Honest Read
About 560 units, the largest EC the north has seen, a short walk from Woodlands South MRT on the Thomson-East Coast Line, launching after Wynwood Grand under the old EC rules. Here is what is on record, what is still unknown, and the maths behind the price.
On record
Clovelle of Woodlands at a glance
Everything in this table comes from HDB’s tender particulars and award notice for the second Woodlands Drive 17 parcel. Nothing here is from a brochure, because there is no brochure yet. Where I estimate, the row says so.
Source: HDB tender particulars and award, Jan 2026 · Launch window is an expectation, not a developer confirmation
| Item | Clovelle of Woodlands | Where it comes from |
|---|---|---|
| Developer | Sim Lian Group | HDB award, Jan 2026 |
| Site | 26,980 sq m · plot ratio 2.1 · 61 m height limit | HDB tender particulars |
| Estimated units | ~560 | HDB estimate for the site |
| Land price | $484.0M = $794 psf ppr | HDB award; a record for EC land at the time |
| Tender | Closed 13 Jan 2026 · 3 bids · won by about 0.5% over a Qingjian-led JV | HDB tender closing and award |
| Rules regime | Old EC rules: 5-year MOP, $16,000 income ceiling, 70% first-timer quota | Tender closed before the 8 May and 24 Aug 2026 cutoffs |
| Expected preview | 2027, likely first half | My expectation from the award timing |
| Estimated TOP | ~2031 | 60-month completion condition in the tender |
| Tenure | 99-year leasehold | GLS standard |
Why it is not “Wynwood Grand phase 2”
HDB sold the two parcels five months apart to two listed developers. CDL took the first in August 2025 and named it Wynwood Grand. Sim Lian took the second in January 2026 and named it Clovelle of Woodlands. Different developer, different specification, different price list, different ballot. The Wynwood Grand page keeps the two side by side if you want the full comparison.
What nobody knows yet
The unit mix, block layout, facilities, showflat location and, most importantly, prices. Sim Lian has not published a launch date. Anything on this page that is not from a tender record is labelled as an estimate, and I would treat any site claiming firm prices or dates for this project with suspicion.
My take
The honest read
Clovelle of Woodlands goes second, and that is its defining feature. By the time Sim Lian opens a showflat, CDL will have set a public price anchor next door, and every buyer who walks in will have Wynwood Grand’s price list on their phone. Sim Lian paid about 1.5% more for its land, so it has no room to undercut on cost. What it does have is a record of pricing sharply at launch, and a bigger site that can carry a wider mix and a fuller facilities deck.
The demand side is not in doubt. Woodlands has not had a new EC since Northwave in 2016, the Thomson-East Coast Line has since put a station within walking distance, and both parcels sit in the last batch under the old five-year MOP rules. Rivelle Tampines, Sim Lian’s most recent EC, reportedly sold about 92.5% of its units in its launch month in March 2026. Roughly 980 units across the two Woodlands Drive 17 projects is a lot of supply at once, but it is arriving into ten years of pent-up northern demand.
This suits you if your household earns up to the $16,000 ceiling, you want a second shot at Woodlands Drive 17 after the Wynwood Grand ballot, you prefer to buy with a neighbouring price list already public, and you can hold past 2031.
Skip it if you need keys before 2031, if you are a second-timer whose resale levy breaks the maths, or if an estimated $1,750-plus psf for a leasehold EC in Woodlands is more than you want to pay when a resale EC like Northwave transacts at roughly $1,258 psf today.
One disclosure: if you buy through me, the developer pays my commission and you pay nothing extra. This read was written before that consideration, which is why it includes who should skip.
The numbers
Indicative pricing and the breakeven maths
Sim Lian has not released prices. The figures below are worked from the land bid using a standard EC cost stack, not from a price list. When the official list drops I will update this page within 48 hours and leave the estimate here with a strike-through note.
Sources: HDB tender award, Jan 2026 · Analyst launch estimates for the Woodlands Drive 17 parcels as reported Jan 2026 · Northwave caveats via EdgeProp, Jan 2026
| Step | Figure | Source |
|---|---|---|
| Land cost | $484.0M = $794 psf ppr | HDB tender award, Jan 2026 |
| Land cost next door, Wynwood Grand | $360.9M = $782 psf ppr | HDB tender award, Aug 2025 |
| Est. breakeven (land + construction + financing + margin) | est. $1,500–1,650 psf | My estimate, standard EC cost stack |
| Analyst launch estimates, both parcels | $1,750–2,000 psf | Newmark $1,750–1,850 · PropNex above $1,850 average · Knight Frank $1,900–2,000 |
| Benchmark: Northwave resale (2016 EC, TOP 2019) | ~$1,258 psf average, 2025 | Caveats via EdgeProp, Jan 2026 |
The anchor matters more than the land. Whatever Wynwood Grand averages at launch, Clovelle will price within a tight band of it; the second launch on a shared street almost always does. So the question to answer now is not “what will Sim Lian charge” but “what can my household carry at $1,800 psf”.
The ceiling does the deciding. At the $16,000 income ceiling, the 30% MSR allows about $4,800 a month of mortgage. At the 4% stress rate over 30 years that supports a loan of roughly $1.0M, or a purchase near $1.34M with 75% financing. At $1,800 psf that buys about 740 sq ft, a compact three-bedder. Households below the ceiling scale down from there, which is why the unit mix, when it comes, will matter more than the headline psf.
The product
Site, scale and unit mix
- Site: 26,980 sq m with a plot ratio of 2.1, which allows about 56,660 sq m of gross floor area, roughly 610,000 sq ft. Height limit 61 m. That is the larger of the two Woodlands Drive 17 parcels.
- Units: about 560 per HDB’s estimate. Spread across that floor area it implies an average of roughly 1,090 sq ft of GFA per unit before common areas, a derived figure that points to a family-sized mix rather than a compact one.
- Unit mix: not yet public. Expect 2- to 5-bedroom EC formats with a three-bedroom core, which is what Sim Lian delivered at Wandervale and Rivelle.
- Worth knowing: because Wynwood Grand launches first, you will be able to compare Sim Lian’s floor plans against CDL’s before you ballot. Compare stack efficiency and bay-window loss on paper, not showflat dressing.
Floor plans and the e-brochure go out through the form below the moment Sim Lian releases them.
The address
Location: MRT, amenities, schools
Rail. Woodlands South MRT on the Thomson-East Coast Line is the station for this street, reported at a five-to-eight-minute walk. One stop north is Woodlands interchange with the North-South Line; two stops north is Woodlands North, the Singapore end of the RTS Link to Johor Bahru. That cross-border link is the part of the story that did not exist when Northwave launched.
Everyday. Causeway Point and the Civic Centre cluster are one stop up at the interchange. The Woodlands Circle neighbourhood shops handle the daily run, Woodlands Health Campus is nearby, and Admiralty Park and the Woodlands Waterfront are short drives for weekends.
Primary schools. HDB’s tender documents list three primary schools within 1 km of the parcel. P1 priority is distance-tiered and MOE assigns the band from your registered address, so confirm your unit on SLA’s OneMap school query rather than a ruler on a map; the 1km primary school check does the measurement for you.
Source: HDB tender particulars, Jan 2026 · 1–2 km bands not yet verified for this parcel
| School | Within 1km | Checked |
|---|---|---|
| Innova Primary School | Per HDB tender | Jan 2026 tender docs |
| Woodlands Ring Primary School | Per HDB tender | Jan 2026 tender docs |
| Woodgrove Primary School | Per HDB tender | Jan 2026 tender docs |
Clovelle of Woodlands location map: MRT and schools nearby
The nearest MRT station to Clovelle of Woodlands is Woodlands South MRT, about 270 m in a straight line. 3 MOE primary schools sit within about 1 km of the site. The pin marks the land parcel from the tender record, so treat it as approximate until the developer publishes the address.
Nearest MRT and LRT stations
- Woodlands South MRT270 m
- Woodlands MRT1.3 km
- Admiralty MRT1.9 km
- Marsiling MRT2.1 km
Primary schools within about 1 km
- 1Innova Primary School390 m
- 2Woodgrove Primary School840 m
- 3Si Ling Primary School borderline, check OneMap990 m
What homes near Clovelle of Woodlands resell for
Resale prices within 1 km
The 4 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,108 psf. Resale ECs that are past their 10-year mark trade like private condos, so compare like with like.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| Parc Rosewood | 670 m | 99-yr from 2011 | 26 | $1,318 | $810,000 |
| Rosewood | 840 m | 99-yr from 2000 | 11 | $1,048 | $1,350,000 |
| Casablanca | 850 m | 99-yr from 2001 | 8 | $1,147 | $1,280,000 |
| La Casa EC | 950 m | 99-yr from 2004 | 15 | $1,058 | $1,188,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
Who’s building
Sim Lian’s track record
Sim Lian Group is a listed developer and contractor with a long EC record: Wandervale in Choa Chu Kang, Treasure at Tampines on the private side, and most recently Rivelle Tampines, which reportedly moved about 92.5% of its units in its launch month in March 2026. The pattern across those launches is a sharp opening price and a fast sell-through, rather than a premium specification sold slowly.
The tender tells you how it values this site. Five months after CDL set a record with $782 psf ppr next door, Sim Lian answered with $794, beating a Qingjian-led joint venture by about half a percent. That is a developer bidding with conviction for the Woodlands story, and it leaves no room for a discount launch. Expect the opening list to sit close to Wynwood Grand’s, with Sim Lian trying to win on value per square foot and layout rather than on finishing.
What that means in practice: walk both showflats. CDL usually plays the polished-finishing card; Sim Lian usually plays the price card. Which one suits your family depends on how long you plan to stay and how much you value the fittings over the floor area.
Can you buy
Eligibility and payment, in brief
- At least one Singapore Citizen in the household, applying as a recognised family nucleus (SC+SC or SC+PR).
- Combined gross household income not above $16,000 a month. This parcel was tendered before 24 August 2026, so the newer $18,000 ceiling does not apply here; this guide lists which projects it does apply to.
- No private property owned, locally or overseas, and none sold in the last 30 months.
- Mortgage capped at 30% MSR of gross income, bank loan only.
- Old rules: five-year MOP, privatisation at ten years, deferred payment scheme possible, 70% of units reserved for first-timers at launch. Second-timers who have taken a housing subsidy before should check their resale levy early; it changes the sums by tens of thousands.
- Payment follows the normal progressive schedule: 5% booking fee, 15% on signing the Sale & Purchase within 8 weeks of the Option date, then stages tied to construction. First-timer SC households may qualify for a CPF housing grant of up to $30,000, tiered by income.
The full eligibility walkthrough, including the edge cases, is on the Wynwood Grand page; the same rules apply to both parcels. For a two-minute answer, the EC hub has an instant eligibility checker.
The process
Launch timeline and how the ballot works
All dates are expectations, not developer confirmations, as at 8 Oct 2026 · I update this table within 48 hours of any announcement
| Milestone | Date | Status |
|---|---|---|
| Wynwood Grand (CDL) preview next door | 1Q 2027 (CDL target, Aug 2026) | Expected |
| Clovelle of Woodlands: preview / showflat | 2027, likely first half | Expected |
| Clovelle of Woodlands: e-application and ballot | To be announced | To confirm |
| Clovelle of Woodlands: booking day | To be announced | To confirm |
| Estimated TOP | ~2031 | Estimate |
Registering for a preview costs nothing and commits you to nothing. If e-applications outnumber units, a ballot decides the order in which buyers pick; with ten years of pent-up northern demand and the old-rules deadline, expect one. Ballot position is luck. Being registered before the window closes is not, and that window is the only part of this process that shuts quietly.
Going second has a built-in advantage: if you miss the Wynwood Grand ballot or dislike what is left, Clovelle follows months later with a price list you can judge against a live neighbour. What I will not do is tell you units are almost gone or that prices will definitely rise.
Straight answers
Questions about Clovelle of Woodlands
No. They are two separate executive condominiums on adjacent parcels of Woodlands Drive 17. Wynwood Grand is City Developments' parcel (~430 units, tender awarded August 2025). Clovelle of Woodlands is Sim Lian Group's parcel (~560 units, tender closed January 2026). Each has its own developer, its own price list, its own showflat and its own ballot.
Sim Lian Group, the developer behind Wandervale EC, Treasure at Tampines and Rivelle Tampines. Sim Lian won the parcel in January 2026 with a bid of $484.0 million, about $794 psf per plot ratio, roughly 0.5% ahead of a Qingjian-led joint venture.
About 560, based on HDB's tender particulars for the 26,980 sq m site at plot ratio 2.1. The unit mix, block layout and facilities have not been published; expect the usual 2- to 5-bedroom EC formats with a three-bedroom core.
Sim Lian has not announced a date. Based on the award timing it is expected in 2027, likely in the first half, after CDL's Wynwood Grand launch targeted for 1Q 2027. Treat every date on this page as an expectation until the developer confirms it; I update the timeline within 48 hours of any announcement.
Old rules. The tender closed on 13 January 2026, before the 8 May 2026 rule change, so buyers get a five-year MOP, privatisation at ten years, a possible deferred payment scheme and a 70% first-timer quota. The household income ceiling is $16,000 a month; the $18,000 ceiling announced in August 2026 applies only to parcels tendered on or after 24 August 2026.
No price list exists yet. From a land cost of $794 psf ppr, my cost-stack estimate puts breakeven around $1,500 to $1,650 psf and analysts have quoted launch averages of $1,750 to $2,000 psf for the two Woodlands Drive 17 parcels. The tender requires completion within 60 months of award, which points to a TOP of roughly 2031.
99-year leasehold, like almost every EC. HDB sells the land on 99-year terms through the GLS programme.
Yes. They are separate launches months apart, so a household that misses the Wynwood Grand ballot, or dislikes what is left, gets a second chance here. Registering for a preview commits you to nothing.
Next step
Get the e-brochure, price list and preview dates
The e-brochure, floor plans and official price list go out the moment Sim Lian releases them. Leave your details and you will get them the same day, plus the preview and ballot dates when they are confirmed. No spam, and your details stay with me.
Get the e-brochure + price list
Got it.
I’ll send everything to your WhatsApp the day it’s released.
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Book a showflat visit
Showflat slots go by appointment once previews open. Tell me your preferred day and whether you also want to see Wynwood Grand next door, and I’ll confirm a slot, usually within a few hours.
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