Clovelle of Woodlands EC official preview & buyer's guide
Sim Lian Group's new 99-year leasehold executive condominium on the second Woodlands Drive 17 EC site: about 560 homes, roughly 450 m from Woodlands South MRT (TE3), and one of the last Woodlands ECs sold under the 5-year MOP and S$16,000 income ceiling.
Woodlands South MRT (TE3), the station about 450 m from the site. Photo: Fans018, CC BY-SA 4.0
Last verified 14 October 2026 · Sources: HDB tender results, EdgeProp, OneMap, MND and HDB policy announcements · Figures marked ~ or "indicative" await the developer's official release.
Clovelle of Woodlands project details
Everything verifiable about the development today, drawn from HDB's tender records and the developer. Unit mix, block layout and prices will be added here the day they are released.
- Project name
- Clovelle of Woodlands
- Developer
- Sim Lian GroupSim Lian Land Pte Ltd & Sim Lian Development Pte Ltd
- Property type
- Executive Condominium
- Address
- Woodlands Drive 17 (Parcel B)District 25 · Woodlands planning area
- Tenure
- 99-year leasehold
- Site area
- 26,979.9 sq mapprox. 290,412 sq ft
- Maximum GFA
- 56,658 sq mplot ratio 2.1
- Estimated units
- ~560developer may vary the final count
- Expected unit mix
- 3, 4 & 5-bedroomindicative, based on Sim Lian's 2025 EC mix
- Tender launched / closed
- 16 Oct 2025 / 13 Jan 20263 bids received
- Tender awarded
- 20 Jan 2026
- Land price
- S$484,000,000S$794 psf ppr · record for EC land
- Expected TOP
- ~2030developer estimate, subject to confirmation
- Minimum Occupation Period
- 5 yearsprivatisation 10 years after TOP
- Income ceiling
- S$16,000 / monthaverage gross household income
- Showflat
- By appointmentlocation to be announced
Old rules, new estate
MND's 8 May 2026 changes raised the EC Minimum Occupation Period to 10 years, pushed full privatisation to year 15 and removed the Deferred Payment Scheme for sites tendered from that date. The S$18,000 income ceiling announced at the National Day Rally applies only to tenders closing from 24 August 2026. Clovelle's tender closed on 13 January 2026, so it sits on the old side of both lines.
- 5yrs
- Minimum Occupation Period, not 10
- 10yrs
- To full privatisation after TOP, not 15
- $16k
- Household income ceiling that applies here
- ~10yrs
- Since the last new Woodlands EC (Northwave, 2019)
Six minutes to TE3, inside the Woodlands Regional Centre growth zone
Clovelle sits between Woodlands South MRT and Woodlands Health Campus, with three primary schools inside 1 km. Woodlands North, two TEL stops away, is the Singapore terminus of the Johor Bahru–Singapore RTS Link targeted for end-2026. Read the full location guide, with train times, ten nearby schools and the status of each master plan project.
Distances from the site
- Woodlands South MRT (TE3)Thomson–East Coast Line · 2 stops to Woodlands North (RTS Link)~450 m
- Innova Primary School80 Woodlands Drive 17~0.6 km
- Woodlands Ring Primary School11 Woodlands Ring Road~0.6 km
- Woodgrove Primary School2 Woodlands Drive 14~0.7 km
- Woodlands Health CampusIntegrated hospital, community hospital and nursing homeadjacent
- Causeway Point & Woodlands MRT interchange (NS9/TE2)1 TEL stop or short bus ride~1.8 km
- Woodlands Regional CentreWoodlands Central & Woodlands North Coast1.5–2.5 km
- Seletar Expressway (SLE) / Bukit Timah Expressway (BKE)Via Woodlands Avenue 2~5 min
- Republic Polytechnic · Singapore Sports School · Christ Church Secondary · Woodgrove SecondarySecondary and tertiary options nearby1–3 km
Straight-line estimates from the approximate site centroid using OneMap. Primary 1 registration distances will be confirmed against the official address on the MOE SchoolFinder.
Master plan catalysts
- 2020–Thomson–East Coast LineWoodlands South (TE3) opened in January 2020 and now runs through to the city, Marina Bay and the East Coast.
- End 2026Johor Bahru–Singapore RTS LinkTerminus at Woodlands North (TE1), two stops from Clovelle, with co-located customs clearance and capacity for up to 10,000 passengers per hour each way.
- 2027+Woodlands Regional CentreURA's largest regional centre in the North, planned around Woodlands Central and the Woodlands North Coast business park.
- OngoingWoodlands Health Campus & JS-SEZA 1,800-bed healthcare campus next door, and the Johor–Singapore Special Economic Zone across the Causeway.
Can you buy Clovelle of Woodlands, and what can you afford?
Answer six questions to see whether your household meets HDB's EC criteria, the CPF Housing Grant you may receive, any resale levy payable and an indicative purchase budget under the 30% Mortgage Servicing Ratio. Results are indicative only; HDB's HFE letter is the final word. Read the full eligibility guide for all seven conditions, financing limits and the ownership timeline.
- Income ceiling for this project
- CPF Housing Grant (est.)
- Resale levy payable
- Max monthly instalment (MSR 30%)
- Indicative max bank loan
- Indicative max purchase price
- Downpayment at 75% LTV
CPF Housing Grant for ECs
| Household income | SC + SC | SC + SPR | Half-Housing |
|---|---|---|---|
| ≤ S$10,000 | $30,000 | $20,000 | $15,000 |
| S$10,001 – 11,000 | $20,000 | $10,000 | $10,000 |
| S$11,001 – 12,000 | $10,000 | Nil | $5,000 |
| Above S$12,000 | Nil | Nil | Nil |
Family Grant for first-timer households; Half-Housing Grant where one applicant has used a subsidy (SC/SC only). Credited to CPF OA at booking.
Resale levy checklist
Payable if you sold a subsidised flat (sold on or after 3 Mar 2006) and are buying a second subsidised home. Fixed by first flat type:
- 2-room
- $15,000
- 3-room
- $30,000
- 4-room
- $40,000
- 5-room
- $45,000
- Executive flat
- $50,000
- Executive Condominium
- $55,000
MOP & ownership rules
- Current HDB flat must have met its 5-year MOP before you can apply.
- Sell your HDB flat within 6 months of Clovelle's TOP; no ABSD is payable on the EC.
- No private property owned or disposed of in the 30 months before application.
- At least one SC applicant with a family nucleus (SC or SPR), aged 21 and above.
- HFE letter required at e-application; bank loan only, up to 75% LTV.
- 5-year MOP after TOP, then open to SCs and SPRs; fully privatised after 10 years.
What Clovelle of Woodlands homes are likely to look like
Sim Lian has not released Clovelle's floor plans yet. The layouts below are drawn in the developer's established EC house style, with the window wall and balcony on one side and the kitchen, yard, household shelter and AC ledge on the service side, at the unit sizes of its most recent EC, Aurelle of Tampines (2025). They are planning aids, not sales drawings; official plans supersede them on release. See each plan at full size with room-by-room notes.
Type A · 3-Bedroom
- Indicative size
- 78 sq m · 840 sq ft
- Bedrooms / baths
- 3 / 2
- Kitchen
- Open, with yard
- Outdoor
- Balcony off living
- Reference
- Aurelle Type C1 · Treasure Crest A1
The entry-level type and typically the largest share of an EC's units. At S$1,800 to S$1,950 psf the indicative price band is S$1.51m to S$1.64m.
Type B · 3-Bedroom + Study
- Indicative size
- 86 sq m · 926 sq ft
- Bedrooms / baths
- 3 + study / 2
- Kitchen
- Open, with yard
- Extras
- Study, walk-in wardrobe
- Reference
- Aurelle 3BR + Study · Wandervale B2
Built for hybrid work: the study is enclosed and sits off the dining area. Indicative price band S$1.67m to S$1.81m.
Type C · 4-Bedroom
- Indicative size
- 95 sq m · 1,023 sq ft
- Bedrooms / baths
- 4 / 2
- Kitchen
- Enclosed, with yard
- Outdoor
- Balcony off living
- Reference
- Aurelle Type D1 · Treasure Crest C1
The HDB upgrader's unit: a compact four-bedder for multi-generational households. Indicative price band S$1.84m to S$1.99m.
Type D · 5-Bedroom
- Indicative size
- 126 sq m · 1,356 sq ft
- Bedrooms / baths
- 5 / 2 + WC
- Kitchen
- Dry + wet, utility, yard
- Outdoor
- Long balcony
- Reference
- Aurelle Type E1
Few stacks, usually balloted first. Indicative price band S$2.44m to S$2.64m.
Site plan and e-brochure. The developer's site plan, facilities deck and e-brochure are issued ahead of e-application. Request them once and they are sent to you on release, together with the unit-by-unit price list. .
3D Model Explorer
Once Sim Lian releases the site plan and floor plans, we will publish an interactive 3D model of Clovelle of Woodlands. Rotate the development, pick a block and stack, step through floors, and see each unit's facing, sun path and distance to the pool, the gate and Woodlands South MRT before you ballot.
- Block, stack and floor selection with the matching floor plan
- Facing and afternoon-sun analysis for every stack
- View lines towards Woodlands Health Campus, the TEL and the regional centre
- Walking routes and timings to the station and schools
What Clovelle of Woodlands may cost, and how the land bid compares
The developer has not released a price list. The figures below combine analyst estimates published after the January 2026 tender with the unit sizes Sim Lian used at Aurelle of Tampines. They are not an offer and will be replaced by the official price list on release. Read the full price guide for the progressive payment schedule, stamp duty and income needed per unit type.
Woodlands Drive 17 land bids (psf ppr)
Bars share a common baseline and scale to the top bid. Source: HDB provisional tender results, 13 Jan 2026 and 5 Aug 2025; EdgeProp.
Analyst launch-price expectations
- Newmark Singapore
- $1,750 – 1,850 psf
- PropNex
- from ~$1,850 psf
- Knight Frank Singapore
- $1,900 – 2,000 psf avg
- Aurelle of Tampines launch (Sim Lian, Mar 2025)
- $1,651 – 1,789 psf
- 2025 new EC median (context)
- $1,754 psf
Indicative unit mix & price bands
| Type | Size | @ $1,800 psf | @ $1,950 psf |
|---|---|---|---|
| 3-bedroom | 840 – 872 sq ft | $1.51m – 1.57m | $1.64m – 1.70m |
| 3-bedroom + study | 926 – 947 sq ft | $1.67m – 1.70m | $1.81m – 1.85m |
| 4-bedroom | 1,023 sq ft | $1.84m | $1.99m |
| 4-bedroom premium / flexi | 1,195 – 1,206 sq ft | $2.15m – 2.17m | $2.33m – 2.35m |
| 5-bedroom | 1,356 sq ft | $2.44m | $2.64m |
Sizes are Sim Lian's Aurelle of Tampines (2025) unit types, used as the closest proxy for Clovelle. Prices are arithmetic illustrations at two analyst psf points and exclude stamp duties and legal fees. Register to receive the official price list first.
Clovelle of Woodlands vs nearby launches, Sim Lian's last EC and resale ECs
| Project | Type · developer | Location | Units | Land cost | Launch / price | MOP rules | To TE3 |
|---|---|---|---|---|---|---|---|
| Clovelle of Woodlands | EC · Sim Lian | Woodlands Drive 17, Parcel B | ~560 | $794 psf ppr | Late 2026–early 2027 · est. $1,750–2,000 psf | 5-yr MOP · old rules | ~450 m |
| Wynwood Grand | EC · CDL (CDL Divine) | Woodlands Drive 17, Parcel A | ~420–430 | $782 psf ppr | Est. 4Q 2026–1Q 2027 · TBA | 5-yr MOP · old rules | ~5-min walk |
| Norwood Grand | Private condo · CDL | 8 Champions Way | 348 | $904 psf ppr | Oct 2024 · avg $2,067 psf (84% sold on launch weekend) | None (private) | ~350 m |
| Aurelle of Tampines | EC · Sim Lian | Tampines Street 62 | 760 | — | Mar 2025 · $1,651–1,789 psf · sold out within weeks | 5-yr MOP · old rules | East (Tampines North) |
| Northwave | Resale EC · completed 2019 | Woodlands View | 358 | — | MOP met 2024 · see URA caveats | Privatises 2029 | Woodlands North / Admiralty area |
| BelleWoods | Resale EC · completed 2017 | Woodlands Avenue 5 | 561 | — | MOP met 2022 · see URA caveats | Privatises 2027 | Admiralty area |
Sources: HDB tender results, CDL and EdgeProp reporting, 99.co, URA Realis. Resale EC prices change monthly; we quote the latest URA caveats on request rather than publishing a figure that may be out of date.
Sim Lian Group: five decades of building Singapore homes
Sim Lian Group was established in 1976 as a construction company and listed on the Singapore Exchange in 2000. It builds what it sells: the group's own construction arm delivers its developments, which include Treasure at Tampines (2,203 units), Hillion Residences at Bukit Panjang and three executive condominiums. Clovelle of Woodlands follows the naming of its 2025 EC, Aurelle of Tampines, which sold out within weeks of launch.
| Sim Lian EC | Location | Units | Launched | Unit types |
|---|---|---|---|---|
| Aurelle of Tampines | Tampines Street 62 | 760 | 2025 | 3BR 840 – 5BR 1,356 sq ft |
| Treasure Crest | Anchorvale Crescent, Sengkang | 504 | 2016 | 3BR 958 – 4BR 1,345 sq ft |
| Wandervale | Choa Chu Kang Avenue 3 | 534 | 2016 | 3BR 958 – 4BR 1,249 sq ft |
| Clovelle of Woodlands | Woodlands Drive 17 | ~560 | 2026–27 | 3 to 5BR (indicative) |
Clovelle of Woodlands EC: frequently asked questions
What is Clovelle of Woodlands and who is the developer?
Clovelle of Woodlands is a new 99-year leasehold executive condominium (EC) at Woodlands Drive 17 in District 25, Singapore. The developer is Sim Lian Group, through Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd, which was awarded the site by HDB on 20 January 2026. The project is expected to have about 560 units.
What was the land bid price for Clovelle of Woodlands (Woodlands Drive 17 Plot B)?
Sim Lian submitted the top bid of S$484 million, or about S$794 per square foot per plot ratio (psf ppr), when the tender for the second Woodlands Drive 17 EC site closed on 13 January 2026. It was a record price for EC land at the time, 1.5% above the S$782 psf ppr CDL paid for the neighbouring parcel in August 2025.
Two other bids were received: S$482.1 million (S$790 psf ppr) from a Qingjian Realty, Forsea Holdings and Jianan Realty joint venture, and S$463.5 million (S$760 psf ppr) from Intrepid Investments and TID.
What are the schools within 1 km of Clovelle of Woodlands?
Based on OneMap measurements from the site, Innova Primary School (80 Woodlands Drive 17), Woodgrove Primary School (2 Woodlands Drive 14) and Woodlands Ring Primary School (11 Woodlands Ring Road) are within about 1 km of Clovelle of Woodlands. Woodlands Primary School, Christ Church Secondary, Woodgrove Secondary, Singapore Sports School and Republic Polytechnic are also nearby.
Final 1 km and 2 km distances for Primary 1 registration depend on the project's official address and should be confirmed on the MOE SchoolFinder.
What is the walking distance from Clovelle of Woodlands to Woodlands South MRT?
Woodlands South MRT station (TE3) on the Thomson–East Coast Line is approximately 450 m from the Clovelle of Woodlands site, which is about a 6-minute walk. The exact distance depends on where the development's main entrance is placed. Woodlands South is two stops from Woodlands North, the Singapore terminus of the Johor Bahru–Singapore RTS Link.
What is the household income ceiling to buy Clovelle of Woodlands EC?
The average gross monthly household income ceiling for Clovelle of Woodlands is S$16,000. The higher S$18,000 ceiling announced at the 2026 National Day Rally applies only to EC sites whose land tenders closed on or after 24 August 2026, and this site's tender closed on 13 January 2026.
Does the 10-year Minimum Occupation Period apply to Clovelle of Woodlands?
No. The 10-year MOP and 15-year privatisation timeline announced by MND on 8 May 2026 apply to EC sites with land tender closing dates on or after 8 May 2026. Clovelle of Woodlands' tender closed on 13 January 2026, so it retains the 5-year Minimum Occupation Period and full privatisation 10 years after TOP.
What unit types and sizes will Clovelle of Woodlands offer?
Sim Lian has not released the unit mix. Its most recent EC, Aurelle of Tampines (2025), offered 3-bedroom units from 840 sq ft, 3-bedroom plus study from 926 sq ft, 4-bedroom units from 1,023 to 1,206 sq ft and 5-bedroom units of 1,356 sq ft. Clovelle of Woodlands is expected to follow a similar family-oriented mix of 3- to 5-bedroom homes; official floor plans will be published with the e-brochure.
When will Clovelle of Woodlands launch and what is the expected price?
The developer has not released launch dates or prices. Property analysts quoted after the January 2026 tender expect the Woodlands Drive 17 EC projects to launch in late 2026 or early 2027 at around S$1,750 to S$2,000 psf. Register on this site to receive the official e-application dates and price list when released.
Be first to view, first to ballot
Registered buyers receive the e-brochure, floor plans and price list ahead of public release, plus a personal eligibility and financing review. Appointments with the developer's appointed sales team are free and carry no commission for buyers.
- Priority showflat appointment before public preview
- Official e-application and balloting dates by WhatsApp
- HFE letter and grant guidance for HDB upgraders
- Direct developer pricing; no agent fees