Clovelle of Woodlands price guide
No price list has been released. What exists today is a record land price, three published analyst forecasts and Sim Lian's own pricing at Aurelle of Tampines eighteen months earlier. This page turns those into unit-level budgets, a payment schedule and the taxes and fees a buyer should plan for.
What S$794 psf ppr implies
Developers price new launches from the land cost up. For executive condominiums the land has recently made up about 40 to 45 per cent of the selling price, with construction at roughly S$400 to S$450 psf of saleable area, plus financing, marketing and a margin of 10 to 15 per cent. Applied to Sim Lian's S$794 psf ppr, that arithmetic lands between S$1,750 and S$1,950 psf, which is where every published analyst estimate sits.
- Land cost per saleable sq ft (at 1.0 efficiency)
- $794
- Construction and consultants (estimate)
- $400 – 450
- Financing, marketing, GST on costs (estimate)
- $180 – 220
- Developer margin at 10 – 15%
- $160 – 260
- Implied selling price range
- $1,750 – 1,950 psf
Illustrative cost build-up, not the developer's figures. Sim Lian builds its own projects, which historically lets it price slightly below rivals with the same land cost.
Published forecasts and benchmarks
- Newmark Singapore (Jan 2026)
- $1,750 – 1,850 psf
- PropNex (Jan 2026)
- from ~$1,850 psf
- Knight Frank Singapore (Jan 2026)
- $1,900 – 2,000 psf avg
- Aurelle of Tampines, Sim Lian (Mar 2025 launch)
- $1,651 – 1,789 psf
- Norwood Grand, CDL private condo next door (Oct 2024)
- $2,067 psf avg
- New EC median, 2025
- $1,754 psf
- OCR EC vs private condo median gap, 2025
- ~42%
Indicative prices by unit type
Sizes follow Sim Lian's Aurelle of Tampines unit mix. Three psf points bracket the analyst range. All figures exclude stamp duty, legal fees and any option premium for a Deferred Payment Scheme.
| Unit type | Size | @ $1,750 psf | @ $1,850 psf | @ $1,950 psf | BSD @ $1,850 | Income needed* |
|---|---|---|---|---|---|---|
| 3-bedroom | 840 sq ft | $1.47m | $1.55m | $1.64m | $46,800 | ~$15,400 |
| 3-bedroom + study | 926 sq ft | $1.62m | $1.71m | $1.81m | $53,200 | ~$17,000 |
| 4-bedroom | 1,023 sq ft | $1.79m | $1.89m | $1.99m | $60,400 | ~$18,800 |
| 4-bedroom premium | 1,206 sq ft | $2.11m | $2.23m | $2.35m | $74,000 | ~$22,200 |
| 5-bedroom | 1,356 sq ft | $2.37m | $2.51m | $2.64m | $85,200 | ~$25,000 |
*Gross monthly household income needed to borrow 75 per cent of the S$1,850 psf price over 25 years at the 4 per cent MAS stress rate within the 30 per cent Mortgage Servicing Ratio, with no other debts. Because the EC income ceiling is S$16,000, households buying above the 3-bedroom band typically bridge the gap with CPF Ordinary Account savings or cash from the sale of their HDB flat. Use the eligibility and affordability checker with your own numbers.
Progressive Payment Scheme
The standard schedule for uncompleted private housing in Singapore, which ECs follow. Each stage is called when the architect certifies the work. The example uses a S$1.55 million 3-bedroom.
| Stage | Share | Example | Typically paid from |
|---|---|---|---|
| Option fee at booking | 5% | $77,500 | Cash |
| Exercise of S&P (within 8 weeks) | 15% | $232,500 | CPF OA and/or cash |
| Foundation complete | 10% | $155,000 | Bank loan from here |
| Reinforced concrete framework | 10% | $155,000 | Bank loan |
| Brick walls | 5% | $77,500 | Bank loan |
| Ceiling / roofing | 5% | $77,500 | Bank loan |
| Doors, windows, wiring, plumbing | 5% | $77,500 | Bank loan |
| Car park, roads, drains | 5% | $77,500 | Bank loan |
| Temporary Occupation Permit | 25% | $387,500 | Bank loan |
| Certificate of Statutory Completion | 15% | $232,500 | Bank loan |
Buyer's Stamp Duty is payable within 14 days of exercising the option, before the foundation stage, and can be paid from CPF OA. Monthly instalments start small and rise as each stage is disbursed, so the full mortgage payment only begins around TOP.
Buyer's Stamp Duty worked example
On a S$1,600,000 purchase price:
- 1% on first $180,000
- $1,800
- 2% on next $180,000
- $3,600
- 3% on next $640,000
- $19,200
- 4% on next $600,000 (up to $1.6m)
- $24,000
- Total BSD
- $48,600
Other costs to budget
- Conveyancing and mortgage legal fees
- $2,500 – 3,500
- Valuation and fire insurance
- $500 – 1,000
- Additional Buyer's Stamp Duty
- Not payable
- Resale levy (second-timers only)
- $15,000 – 55,000
- Agent commission
- None for buyers
Pricing FAQ
How much will Clovelle of Woodlands cost?
Sim Lian has not released prices. Analysts quoted after the January 2026 tender expect the Woodlands Drive 17 EC projects to launch at about S$1,750 to S$2,000 per square foot. At those levels a 840 sq ft 3-bedroom would be around S$1.47 million to S$1.68 million and a 1,023 sq ft 4-bedroom around S$1.79 million to S$2.05 million, before stamp duty and legal fees.
Why is the land price for Clovelle of Woodlands a record?
Sim Lian's bid of S$484 million works out to S$794 per square foot per plot ratio, the highest price ever paid for executive condominium land in Singapore when the tender closed on 13 January 2026. It beat CDL's S$782 psf ppr for the neighbouring Woodlands Drive 17 parcel in August 2025 by 1.5 per cent. Land typically makes up 40 to 45 per cent of an EC's selling price, so a S$794 psf ppr land cost points to launch prices above S$1,750 psf once construction, financing and margin are added.
Is there a Deferred Payment Scheme for Clovelle of Woodlands?
Because the site's tender closed before 8 May 2026, the ban on the Deferred Payment Scheme for new EC sites does not apply to Clovelle of Woodlands. Whether Sim Lian offers a DPS option, and at what premium, will be confirmed in the price list. The standard choice is the Progressive Payment Scheme set out on this page.
How much stamp duty is payable on an EC?
Buyer's Stamp Duty applies at the standard residential rates: 1 per cent on the first S$180,000, 2 per cent on the next S$180,000, 3 per cent on the next S$640,000, 4 per cent on the next S$500,000, 5 per cent on the next S$1.5 million and 6 per cent above S$3 million. On a S$1.6 million unit that is S$48,600. Additional Buyer's Stamp Duty is not payable on an EC bought from the developer because the household must dispose of its HDB flat within six months of TOP.
Nothing on this page is an offer or a price list. Figures are illustrations built from public analyst estimates and standard Singapore property rules, and will be replaced with the developer's price list on release. See the disclaimer.
Get the price list the day it drops
Registered buyers receive the unit-by-unit price list and balloting dates by WhatsApp before the public preview.