August 2020 HDB BTO Sales Launch - Woodlands Analysis
- Propanalytics
- Jul 24, 2020
- 6 min read
Updated: Oct 13, 2020
Summary
There are two plots in the August 2020 BTO launch in Woodlands, both within walking distance of MRTs - Plot 1 is near central Woodlands (NSL - Woodlands MRT), while Plot is further south (TEL - Woodlands South MRT).
As of 2020, the median resale prices of 3RM, 4RM and 5RM units in Woodlands are $250,000, $340,000 and $408,000 respectively.
The past few BTO launches have generally been on the edges of Woodlands, so Plot 1 will be an interesting proposition where units may additionally offer view of the Straits.
The data shows that the median resale prices of 4RM units from some of the newer developments like Treegrove, Straits Vista and Champions Court, that have transacted in the resale market over the last few years, are $420,000, $405,000 and $388,888 respectively.
There are transformation plans for Woodlands in a bid to become a Regional Center. On top of having 5 MRT stations, and a train linking Woodlands to Johor, several other commercial, industrial and residential developments have been touted for the town.
Woodlands BTO August 2020 Snapshot
Source: HDB
One of more interesting sites in the August 2020 exercise, Woodlands will offer 2110 units in 2 plots, both near MRTs. The plot near Woodlands MRT station will be a big development that will offer 1770 2R Flexi, 3R, 4R and 5R units right in the heart of the town while the plot near Woodlands South MRT will have only 340 2R Flexi and 4R units. Woodlands South MRT runs through Woodlands MRT to Woodlands North via the TEL. Both plots offer something different to residents and given their proximity to MRTs and their relative estimated affordability, they may be ones to watch.
For more information, please click here.
Source: HDB
General Price Trends in Woodlands
Median resale prices in Woodlands have stabilized over the last 3 years, after consecutive years of decline since 2012. A slight increase in prices is noticed in 2020. As at latest available data, the median resale prices of 3RM, 4RM and 5RM units in woodlands are $250,000, $340,000 and $408,000 respectively.
Based on resale transaction data, many flats in Woodlands are between 20 - 30 years in age. Not surprisingly then, over the past few years majority of all resale transactions involved such units. Units with fresher leases have been coming onto the resale market recently. Most of these newer developments are dispersed all over Woodlands, while units with older leases are generally clustered around the north-western side of Woodlands, near to the Woodlands Train Checkpoint.
Resale Price Trends of New Developments in Woodlands
Let's take a look at resale prices of newer developments in Woodlands that have transacted in the resale market over the last few years. Treegrove, Marsiling Heights and Straits Vista are relatively near Plot 1, while Champions Court is separated from Plot 2 by Innova Primary School.
4RM units at the 2 of the new developments near Plot 1 namely, Straits Vista @ Marsiling & Treegrove @ Woodlands have commanded a median resale price of $388,888 and $420,000 respectively over the last few years.
4RM/5RM units at Champions Court, near Plot 2, have a median price of $405,000/$478,000 over the past few years.
Straits Vista was launched in 2008 and 4RM units had a starting price of $184,000 while Treegrove was launched in 2010 and 4RM units had a starting price of $228,000. Treegrove comprised premium units, hence commanded a higher price. 4RM units at Champions Court were launched at a starting price of $194,000 in 2009.
If you wish to view the historical resale transaction dashboard below for Woodlands, please click here.
Last Few Woodlands BTO Launches & Indicative Price Range
A couple of BTOs were launched in Woodlands over the past few years. A small cluster of newer developments in the north-eastern and southern edges of Woodlands are noticed. Champions Green, launched in 2019, is very close to Plot 2 of the August 2020 BTO launch.
Champions Green, near Plot 2, was launched in 2019 with 4RM units going for upwards of $244,000. One would expect a similar range for the August 2020 BTO launch. BTOs in Woodlands are generally among the most affordable in Singapore. However, Plot 1 would most likely command a premium given its proximity to Woodlands Central.
Development Plans
There are big plans to transform Woodlands to the"largest economic hub in the North region". Woodlands Regional Center will be made up of Woodlands Central and Woodlands North Coast and the latter will be a waterfront precinct. With added industrial and commercial developments, the area will also bring plenty of jobs closer to home.
Woodlands Health Campus, near Plot 2, to be opened progressively from 2022. As the first integrated health campus in Singapore, the 7.66 hectare development will provide "acute and community hospital, Specialist Outpatient Clinics and Intermediate & Long-Term care facility amidst lush greenery and open spaces".
The signing of the bilateral agreement for the development of the Rapid Transit System (RTS) from Singapore is expected by the end of July 2020. The Singapore end of the RTS will be linked to Woodlands North MRT Station. This would also mean the area around RTS Terminus in Singapore may see significant development to cater to the additional footfall.
Several other residential projects, including some in Woodlands North Coast, is expected in future.
For more details about development plans, please click here.
Source: HDB
Pros/Cons
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Woodlands is blessed with 5 MRT stations (Marsiling, Admiralty, Woodlands, Woodlands South and Woodlands North). Marsiling & Admiralty (NSL) connects the eastern/western parts of Woodlands while Woodlands South and Woodlands North (TEL) link the southern/northern parts. Both these lines run through the interchange at Woodlands MRT station. Both Plots 1 and 2 have MRTs within walking distance. The TEL will connect Woodlands to Orchard, Marina Bay through to Bedok when completed in 2024.
With RTS, Johor will be extremely accessible for residents. This will benefit Singaporeans who patronize Johor often for groceries or leisure.
Given the swathe of development planned for Woodlands, coupled with a generally lower launch prices, there may be a chance of decent property price appreciation in the long run.
Plot 1 is as good a location one could get, given its proximity to Woodlands Central and amenities within. However, it seems to be further from the MRT than Plot 2.
Plot 2 is not too shabby either, and may be desired by those that prefer a less busy/crowded and serene environment, away from commercial/industrial developments (but not necessarily too far off).
Causeway Point, Wood Square Integrated Development and Woodlands Civic Center are near Plot 1, while Vista Point and some supermarkets in neighboring BTOs (Plot 2).
Several schools within vicinity of both plots, including Republic Polytechnic and Singapore Sports School.
Seletar Expressway is easily accessible from Plot 2
For fitness enthusiasts, a short ride will get you to the Sports Centre, Stadium & Swiming Complex. More importantly, the Woodlands Park Connector nearby, leads to Woodlands North Coast area, near the Waterfront Park.
With several commercial developments in the Central area, and with plans for more commercial and industrial developments as part of the master plan, more job opportunities can be expected within the town.
May have units with view of the Straits if the development is high-rise (up to 30 storeys) - like Treegrove @ Woodlands.
Community Clubs near both plots.
The area around Plot 1 may see more construction in future, given there are empty plots.
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Increased traffic which may affect noise and cleanliness levels, especially after the opening of RTS.
Plot 1 is beside an industrial area which may not be to the liking of some people
No 3/5RM units at Plot 2.
Possible traffic noise from SLE nearby, for Plot 2.
Still far from CDB for the time-being, until the remaining stations of TEL are completed.
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HDB data was downloaded from HDB resale price portal and data.gov.sg
Data is as at 22/07/2020, i.e whatever was made available at the 2 sources as at the stated date.
Flat age data is calculated from resale transaction data, and is unique to postal code. If a particular postal code did not have any transactions, it will not show on the map.
The mapping of postal codes may not necessarily be at pin-point accuracy. The 'dots' may be slightly off the actual block. This may be due to inherent mapping inaccuracies in Tableau's mapping feature.
Please contact us if there are factual inaccuracies. We will make changes, where necessary.
Please note that are a multitude of factors that affect prices of flats (renovation, floor, location, sqf etc) and some of the analyses may not account for every factor.
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