LyndenWoods Condo Pricing Breakdown: We Compare Its Pricing Against Bloomsbury Residences, Normanton Park & One-North Eden

LyndenWoods marks a rare first in Singapore’s real estate landscape as it’s the first residential launch in the Science Park enclave in nearly four decades. With no immediate peers in the precinct, pricing becomes a challenge: this is uncharted territory.

But while it may be hard to find direct comparisons, we can still analyse the most relevant nearby projects (such as Bloomsbury Residences, Normanton Park, and One-North Eden) to provide some useful benchmarks. In this Stacked Pro breakdown, we take a closer look at LyndenWoods’ indicative pricing to see how it measures up in the current new launch market. 

Indicative prices at LyndenWoods (August 2025)

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
2-Bedrooms
2 Bedroom	635 – 721	$1,390,000	$2,189
2 Bedroom + Study	850 – 883	$1,950,000	$2,294
3-Bedrooms
3 Bedroom	1023 – 1066	$2,350,000	$2,297
3 Bedroom + Guest (Premium)	1292	$2,880,000	$2,229
4-Bedrooms
4 Bedroom (Premium)	1647	$3,580,000	$2,174

Before we zero in on location, let’s compare this against the prices of other recent new launches across Singapore, at around the same time. 

Prices of recent new launches (as of 01/07/2025)

Project	Tenure	District	Land Purchase (Year)	Land Size (sqm)	Est Breakeven $PSF	$PSF range	Average $PSF	Est Devloper Profit Margins	Average Price
Aurea	99-year	7	2024	–	–	$2,736 – $3,691	$2,993	–	$3,610,004
Bloomsbury Residences	99-year	5	2024	10,632.1	$2,076	$2,348 – $2,700	$2,477	19.32%	$1,823,520
One Marina Gardens	99-year	1	2023	12,245.0	$2,361	$2,770 – $3,133	$2,951	24.99%	$1,894,403
The Orie	99-year	12	2023	15,743.0	$2,305	$2,395 – $3,064	$2,731	18.48%	$2,391,758
Emerald of Katong	99-year	15	2023	20,572.1	$1,911	$2,387 – $2,983	$2,640	38.15%	$2,327,120
ELTA	99-year	5	2023	13,451.1	$2,156	$2,200 – $2,881	$2,546	18.09%	$2,051,095
Lentor Central Residences	99-year	26	2023	14,703.0	$1,793	$1,982 – $2,586	$2,222	23.93%	$1,953,356
Parktown Residence	99-year	18	2023	50,679.7	$1,661	$2,146 – $2,605	$2,370	42.69%	$1,961,596
Chuan Park	99-year	19	2022	37,215.6	$2,229	$2,269 – $2,785	$2,589	16.15%	$2,341,509
Meyer Blue	Freehold	15	2023	8,981.0	$2,722	$2,984 – $3,569	$3,230	18.66%	$3,367,447
Arina East Residences	Freehold	15	2021	4,367.6	$2,362	$2,890 – $3,241	$3,066	29.78%	$2,603,228

As we’d expect from a first-mover, LyndenWoods is priced quite competitively. Its starting PSF of around $2,174 to $2,294 makes it one of the more affordable new launches in the market at this point in time. 

This makes sense as LyndenWoods is in an untested, still-developing location; and it’s necessarily well below premium offerings like Aurea or Meyer Blue. 

Among the two most comparable projects in District 5 today, ELTA’s lowest $PSF is relatively close to LyndenWoods’ starting price, while Bloomsbury Residences commands a significantly higher starting $PSF, despite having smaller unit sizes on average. This is because, even though Bloomsbury is in the same district, it’s closer to the arguably more developed area near Media Circle and the MediaCorp Campus. 

For context, developers’ estimated profit margins across the new launches we reviewed ranged between 16 per cent and 43 per cent, with an average of around 25 per cent. LyndenWoods is said to fall broadly in line with this; but it’s hard for us to verify exactly, as LyndenWoods was not acquired through a conventional land sale.

(The parcel was obtained via a change of use for the land plot. As a result, the site does not appear in standard land sale records, and its exact land cost and breakeven PSF remain unclear.)

Let’s now take a look at past project launches in the vicinity of LyndenWoods, over the past four years.

Project	Tenure	District	Land Purchase (Year)	Land size (sqm)	Est Breakeven $PSF	$PSF range	Average $PSF	Est Devloper Profit Margins	Average Price
Bloomsbury Residences	99-year	5	2024	10,632.1	$2,076	$2,348 – $2,700	$2,477	19.32%	$1,823,520
Blossoms by the Park	99-year	5	2021	7,957.3	$1,986	$2,241 – $2,662	$2,423	22.00%	$2,160,650
The Hill @ One-North	99-year	5	2021	5,936.6	$1,941	$2,190 – $2,629	$2,488	28.18%	$2,332,517
One-North Eden	99-year	5	2019	5,778.7	$1,674	$2,184 – $2,477	$2,348	40.26%	$1,789,675

LyndenWoods is new; but we can try to use some projects that launched near it in District 5, over the past four years. 

These include Bloomsbury Residences, Blossoms by the Park, The Hill at One-North, and One-North Eden. Their average transacted PSFs have ranged roughly between $2,348 and $2,488, with developer profit margins averaging around 27 per cent.

The estimated starting PSF for LyndenWoods, $2,174 to $2,297 psf, is lower than the average transacted PSF of these past projects. Also, when compared specifically to the lowest ends of these price ranges (excluding Bloomsbury Residences), LyndenWoods’ starting PSF is relatively in line.

The developers’ projected profit margins across these past projects ranged from about 19 to 40 per cent, averaging around 27 per cent. From word on the ground, LyndenWoods is expected to fall within this range. But again, the lack of a conventional land sale makes this hard to verify. 

That said, given typical developer practices (i.e., slowly raising prices over each launch phase) it is possible that LyndenWoods’ starting PSF could rise by another 10 to 30 per cent over time; a scenario we will explore further below.

Potential price matrix for LyndenWoods

Unit type	Estimated starting $PSF	10% increase	20% increase	30% increase
2-Bedrooms
2 Bedroom	$2,189	$2,408	$2,627	$2,846
2 Bedroom + Study	$2,294	$2,524	$2,753	$2,982
3-Bedrooms
3 Bedroom	$2,297	$2,527	$2,757	$2,986
3 Bedroom + Guest (Premium)	$2,229	$2,452	$2,675	$2,898
4-Bedrooms
4 Bedroom (Premium)	$2,174	$2,391	$2,608	$2,826

Unit type	Estimated size (sqft)	Starting Price (+10% increase)	Starting Price (+20% increase)	Starting Price (+30% increase)
2-Bedrooms
2 Bedroom	635 – 721	$1,529,000	$1,668,000	$1,807,000
2 Bedroom + Study	850 – 883	$2,145,000	$2,340,000	$2,535,000
3-Bedrooms
3 Bedroom	1023 – 1066	$2,585,000	$2,820,000	$3,055,000
3 Bedroom + Guest (Premium)	1292	$3,168,000	$3,456,000	$3,744,000
4-Bedrooms
4 Bedroom (Premium)	1647	$3,938,000	$4,296,000	$4,654,000

On a PSF basis, the two-bedroom units could rise from the current estimated $2,189 PSF to between roughly $2,408 and $2,846 psf. 

The three-bedroom and larger configurations show a similar pattern, with the four-bedroom premium potentially climbing from $2,174 psf today to as much as $2,826 psf at the top end.

In terms of overall price:

• The smallest two-bedder units (635 to 721 sq ft) could rise from about $1.39 million today to between $1.53 and $1.81 million.
  
• A 2+1 bedder (850 to 883 sq ft) could increase from %1.95 million now to around $2.14 to $2.54 million.
  
• Standard three-bedroom units (1,023 to 1,066 sq ft) might rise from $2.35 million to as high as $3.05 million, while the premium three-bedder + guest room (1,292 sq ft) could reach about $3.74 million.
  
• The largest four-bedroom premium (1,647 sq ft) units could climb from the current starting price of $3.58 million up to around $4.65 million.

Potential future developments in the area: 

We have a more detailed examination of Science Park as a condo site here. 

That said, the upcoming Media Circle (Parcel A) site, sold earlier in March, has an estimated breakeven of around $1,867 psf. If developers target a typical 25 to 27 per cent margin, its eventual launch price is projected to fall between roughly $2,334 and $2,371 psf. That would make it higher than LyndenWoods’ current starting psf, but still below LyndenWoods if prices here rise by 10 per cent.

On the other hand, if developers settle for a slimmer 15 per cent margin, the launch price could come in closer to $2,147 psf. This would slightly undercut LyndenWoods’ starting point.

Given the uncertainty, some buyers may adopt a wait-and-see stance, holding back to see how Media Circle (Parcel A) is ultimately priced before committing to LyndenWoods. That said, there’s little guarantee that any new development in the future will be launched at a lower price, given that LydenWood’s prices may have already staged up at that point. 

The tender for Media Circle (Parcel B), which closed in April, drew no bids. Similarly, another Media Circle plot launched last year received bids that were considered too low.

This may indicate that developers are taking a more cautious stance, possibly due to perceived weaker demand or concerns about the area’s growth potential.

We wrote a piece discussing this which you can read here. 

Resale landscape and new launch competitors

As LyndenWoods is the first residential development within the Science Park itself, there are no direct comparables in its immediate vicinity. As such, we’ll be expanding our search radius slightly to include nearby projects.

We’ll begin by looking at resale condominiums, based on sub sale and resale transactions recorded between 2024 and 1 July 2025.

Project	Completion year	Tenure	No. of units	Unit mix	Avg Size (Sq Ft)	Avg $PSF	Avg Price	Vol.
One-North Eden	2024	99-year	165	1, 2, 3, 4	944	$2,347	$2,202,433	24
Normanton Park	2023	99-year	1840 condos and 22 landed	1, 2, 3, 4, 5	819	$2,098	$1,731,371	107
One-North Residences	2009	99-year	405	1, 2, 3, 4, 5	1,211	$1,608	$1,920,093	32

LyndenWoods’ estimated starting $PSF is notably higher than that of Normanton Park and One-North Residences, but still lower than One-North Eden.

To better understand its positioning, let’s examine how other projects launched around the same period as these developments have performed. For a fair comparison, we’ll focus on projects with the same tenure.

One-North Eden and Normanton Park (launched in 2021)

Year	Bartley Vue	Irwell Hill Residences	Midtown Modern	Normanton Park	One-North Eden	Pasir Ris 8	The Reef at King’s Dock
2021	$1,907	$2,663	$2,765	$1,794	$1,988	$1,619	$2,312
2022	$1,959	$2,858	$2,859	$1,864	$2,012	$1,824	$2,453
2023	$1,912	$2,916	$3,020	$2,072	–	$1,829	$2,610
2024	$2,038	$2,805	$3,363	$2,128	$2,332	$1,837	$2,641
Annualised	2.24%	1.74%	6.75%	5.86%	5.47%	4.30%	4.54%

Project	District	No. of units
One-North Eden	5	165
Normanton Park	5	1840 condos and 22 landed
Bartley Vue	19	115
The Reef at King’s Dock	4	429
Irwell Hill Residences	9	540
Pasir Ris 8	18	487
Midtown Modern	7	558

Gains (from 2024 till 01/07/2025)

Project	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
One-North Eden	$377,235	$1,845,014	20.45%	24	1,313	3.6
Normanton Park	$268,177	$1,483,419	18.08%	104	1,265	3.5
Bartley Vue	$216,298	$1,780,614	12.15%	4	1,065	2.9
The Reef at King’s Dock	$202,099	$1,720,255	11.75%	25	1,379	3.8
Irwell Hill Residences	$202,259	$1,702,366	11.88%	15	1,396	3.8
Pasir Ris 8	$366,778	$1,383,979	26.50%	14	1,325	3.6
Midtown Modern	$312,877	$2,105,035	14.86%	10	1,323	3.6

Losses (from 2024 till 01/07/2025)

Project	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Normanton Park	-$30,278	$972,624	-3.11%	3	1,258	3.4
Bartley Vue	-$91,000	$1,421,748	-6.40%	1	463	1.3

Among the projects launched in 2021, Normanton Park recorded the second-highest annualised growth rate since its launch, followed closely by One-North Eden, which ranked third.

In terms of return on investment (ROI) for profitable transactions since 2024, One-North Eden took the second spot, with Normanton Park coming in third.

While both Normanton Park and Bartley Vue registered a few unprofitable transactions, these were limited to a small handful.

The timing of their launches may have contributed to their growth as well, as they entered the market during a period of strong price momentum and heightened demand driven by pandemic-era factors.

One-North Residences (launched in 2007)

Year	CLEMENTIWOODS CONDOMINIUM	ONE SHENTON	ONE-NORTH RESIDENCES	REFLECTIONS AT KEPPEL BAY	SOLEIL @ SINARAN
2007	$586	$1,915	$922	$1,858	$1,427
2008	$671	$1,855	$950	$2,037	$1,434
2009	$731	$1,787	$1,011	$1,830	$1,264
2010	$912	$1,998	$1,231	$1,924	$1,532
2011	$1,066	$2,128	$1,414	$1,933	$1,699
2012	$1,120	$2,031	$1,466	$1,926	$1,860
2013	$1,242	$2,077	$1,495	$2,037	$1,932
2014	$1,056	$1,975	$1,368	$2,088	$2,064
2015	$1,063	$1,714	$1,398	$1,860	$1,825
2016	$1,072	$1,723	$1,370	$1,682	$1,683
2017	$1,018	$1,647	$1,428	$1,660	$1,753
2018	$1,118	$1,780	$1,502	$1,680	$1,797
2019	$1,116	$1,641	$1,463	$1,638	$1,800
2020	$1,094	$1,643	$1,422	$1,595	$1,765
2021	$1,147	$1,656	$1,456	$1,640	$1,820
2022	$1,317	$1,758	$1,505	$1,757	$1,916
2023	$1,367	$1,782	$1,583	$1,827	$2,018
2024	$1,434	$1,796	$1,574	$1,763	$1,977
Annualised	5.41%	-0.38%	3.19%	-0.31%	1.94%

Project	District	No. of units
One-North Residences	5	405
Reflections at Keppel Bay	4	1129
One Shenton	1	341
Soleil @ Sinaran	11	417
Clementiwoods Condominium	5	240

Gains (from 2024 till 01/07/2025)

Project	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
One-North Residences	$520,170	$1,389,056	37.45%	29	4,764	13.1
Reflections at Keppel Bay	$192,543	$2,011,451	9.57%	53	3,366	9.2
One Shenton	$218,251	$1,594,027	13.69%	15	2,401	6.6
Soleil @ Sinaran	$550,457	$1,882,471	29.24%	19	3,484	9.5
Clementiwoods Condominium	$757,286	$1,157,057	65.45%	11	4,399	12.1

Losses (from 2024 till 01/07/2025)

Project	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
One-North Residences	-$37,500	$1,159,013	-3.24%	2	4,467	12.2
Reflections at Keppel Bay	-$267,423	$2,942,884	-9.09%	31	4,436	12.2
One Shenton	-$279,570	$1,980,485	-14.12%	17	5,066	13.9

Among the few projects launched in 2007, One-North Residences recorded the second-highest annualised growth rate since its launch and also ranks second in ROI for its profitable transactions since 2024.

Compared to other projects with unprofitable transactions, One-North Residences has the lowest number of such sales, and the losses incurred were relatively minimal.

Another project in District 5, Clementiwoods Condominium, posted the highest annualised growth rate since launch and boasts the highest ROI for profitable transactions since 2024. Notably, it has had no unprofitable transactions during this period.

Next, let’s examine the resale quantum for various unit types at One-North Eden, Normanton Park and One-North Residences.

We will focus on transactions completed between 2024 and 1 July 2025, considering only unit types comparable to those at LyndenWoods.

LyndenWoods Resale Price Quantum

LyndenWoods starting prices and unit sizes for reference

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
2-Bedrooms
2 Bedroom	635 – 721	$1,390,000	$2,189
2 Bedroom + Study	850 – 883	$1,950,000	$2,294
3-Bedrooms
3 Bedroom	1023 – 1066	$2,350,000	$2,297
3 Bedroom + Guest (Premium)	1292	$2,880,000	$2,229
4-Bedrooms
4 Bedroom (Premium)	1647	$3,580,000	$2,174

One-North Eden

No. of bedrooms	Average price	Average $PSF	Min. size (sqft)	Max. size (sqft)	Average size (sqft)
2	$1,728,211	$2,378	689	786	727
3	$2,515,632	$2,329	947	1,119	1081
4	$3,035,200	$2,270	1,259	1,410	1335

Given that One-North Eden’s average $PSF is higher than LyndenWoods’, most of its unit types are priced above LyndenWoods’ estimated starting prices, except for the four-bedroom units.

Its smallest two-bedroom unit, at 689 sq ft, is larger than LyndenWoods’ 635 sq ft offering. However, its smallest two-bedroom + Study is 764 sq ft, smaller than the equivalent at LyndenWoods. While One-North Eden’s two-bedders are priced higher than LyndenWoods’, its two-bedroom + study units are slightly more affordable, with transactions ranging from $1.78 million to $1.85 million.

The project also offers a range of three-bedroom units, including more compact layouts that are priced slightly lower than LyndenWoods’, at around $2.25 million to $2.29 million. Its larger three-bedroom units (1,119 sq ft) feature a utility room that doubles as a potential flexi room, accessible from the living area. These units are priced higher than LyndenWoods’ three-bedroom starting prices but still lower than its three-bedroom + Study units.

As for the four-bedroom units, those at One-North Eden are smaller in size and come at a significantly lower price compared to those at LyndenWoods.

Normanton Park

No. of bedrooms	Average price	Average $PSF	Min. size (sqft)	Max. size (sqft)	Average size (sqft)
2	$1,459,467	$2,079	635	829	702
3	$2,099,765	$2,150	904	1098	976
4	$2,859,222	$2,146	1313	1475	1333

Although Normanton Park’s average $PSF falls within the $2,000+ range, a comparison by room type shows that LyndenWoods commands a higher $PSF across similar unit categories.

Normanton Park’s average prices for two-bedroom units are higher than LyndenWoods’ estimated starting price for two-bedrooms, but lower than LyndenWoods’ starting price for two-bedroom + study units.

While Normanton Park’s two-bedroom units can be as large as 893 sq ft, its two-bedroom + study units are slightly smaller than LyndenWoods’, measuring around 829 sq ft.
Two-bedroom + study units at Normanton Park were transacted at $1.8 million and $1.82 million, both below LyndenWoods’ starting price of $1.95 million, though these units are smaller in size.

For three-bedroom units, Normanton Park’s average prices are noticeably lower than those at LyndenWoods. However, Normanton Park offers some more compact three-bedroom units and does not have any three-bedroom + guest or study layouts.
The smallest three-bedroom unit at LyndenWoods is 1,023 sq ft, compared to 904 sq ft at Normanton Park.

Regarding four-bedroom units, those at Normanton Park are significantly more affordable than LyndenWoods’ starting prices, but their sizes are also smaller as a consequence.

One-North Residences

No. of bedrooms	Average price	Average $PSF	Min. size (sqft)	Max. size (sqft)	Average size (sqft)
2	$1,828,355	$1,758	980	1109	1041
3	$2,310,375	$1,747	1313	1335	1323
4	$2,840,000	$1,577	1593	2691	1821

Most unit sizes at One-North Residences are larger, so despite its average $PSF being significantly lower than LyndenWoods, some prices are comparable.

For instance, One-North Residences’ smallest two-bedroom unit (980 sq ft) is actually larger than LyndenWoods’ largest two-bedroom + study unit (883 sq ft), so its price is higher than LyndenWoods’ two-bedder but remains below prices for the two-bedroom + study category.

Similarly, the three-bedroom units at One-North Residences are quite spacious, with the smallest unit exceeding the size of LyndenWoods’ three-bedroom + study units. However, their average price is still slightly lower than LyndenWoods’ starting price for three-bedroom units.

Regarding four-bedroom units, One-North Residences includes a few duplex penthouses with roof terraces, resulting in significantly larger sizes. The single-level four-bedroom units range from 1,593 to 1,615 sq ft, smaller than those at LyndenWoods, which are also single-level. Despite this, the average price of One-North Residences’ four-bedroom units is considerably lower than the starting price for comparable units at LyndenWoods.

Among the three resale projects, Normanton Park stands out as the most comparable to LyndenWoods: not only is it located nearby, but it also offers similarly priced units, with some even transacting at lower prices. Given this, it’s likely to be LyndenWoods’ closest resale competitor.

To better understand how they stack up, we’ll compare their floor plans with units of similar sizes where possible, or the closest available alternatives when an exact match isn’t available.

Floor plan analysis

2-bedroom

At 635 sq ft, these are the most compact 2-bedroom units in both developments. Both are two-bedroom, one-bathroom configurations and feature a dumbbell-style layout, though in LyndenWoods, the layout is a slight variation of the typical dumbbell format.

One key difference lies in the kitchen design: in Normanton Park, the kitchen is tucked into a corner and can potentially be enclosed, offering more flexibility. In contrast, LyndenWoods features an open-concept kitchen that flows directly into the dining area, giving it a more open-plan feel.

Another distinction is in the orientation of the common bedroom. At LyndenWoods, the common bedroom is positioned slightly off the back rather than parallel to the living area. However, this doesn’t compromise the layout; there are no internal walkways, so space is still efficiently maximised.

In terms of entrance layout, Normanton Park’s main door opens directly into the kitchen area, keeping the living space out of sight upon entry. At LyndenWoods, the entrance opens into a more open space that includes both the kitchen and living area.

Both layouts feature a well-defined separation between the living and dining areas, and the bathroom is accessible from both the master bedroom and the common area, an efficient use of shared space.

Price-wise, assuming an average $PSF of $2,079 for the Normanton Park unit, the total price comes to approximately $1.32 million, nearly $70,000 less than the estimated starting price of a similarly sized unit at LyndenWoods.

3-bedroom

Both projects offer a range of three-bedroom unit sizes, with Normanton Park featuring some more compact options. At LyndenWoods, the smallest three-bedroom unit is 1,023 sq ft. While both units are efficiently laid out, there are a few notable differences between their floor plans.

Normanton Park adopts a conventional layout, whereas LyndenWoods features a dumbbell configuration that maximises interior space by eliminating corridor areas. 

The balcony in Normanton Park is larger, extending across both the living room and one of the common bedrooms. In contrast, the balcony in LyndenWoods is more modest, lining only the living area. Depending on buyer preference, this could be seen as either a more efficient use of internal space or a trade-off for outdoor areas.

Another key difference lies in the placement of the common bathroom. For Normanton Park, it is located further inside the unit, requiring you to walk past the two common bedrooms. Meanwhile, at LyndenWoods, the bathroom is more centrally located, and easily accessible from the living and dining areas: something that may be more convenient when entertaining guests.

The entrance layout also differs. Normanton Park offers a small foyer upon entry, giving residents a greater sense of privacy, especially useful for those who prefer to keep their main door open. On the other hand, LyndenWoods opens directly into the living and dining area.

Both units come with enclosed kitchens. Normanton Park’s kitchen includes a store and WC, while LyndenWoods provides a home shelter. Both layouts also offer clearly segregated living and dining zones, maintaining a good flow throughout the unit.

In terms of pricing, based on an average $PSF of $2,150, Normanton Park’s 1,087 sq ft 3-bedroom unit would cost approximately $2.337 million. That’s just $13,000 less than the starting price of the 1,023 sq ft three-bedroom unit at LyndenWoods.

4-bedroom

Normanton Park offers several four-bedroom unit sizes, with the largest at 1,475 sq ft, while LyndenWoods provides a single four-bedroom layout at a larger 1,647 sq ft. 

Both units feature four bedrooms and three bathrooms, but LyndenWoods stands out with the inclusion of a private lift, providing added privacy and a premium touch.

In Normanton Park, the kitchen is split into wet and dry areas. The wet kitchen is enclosed and comes with a store and WC: practical for families with heavier cooking needs. In contrast, LyndenWoods offers a spacious open-concept kitchen that flows seamlessly into the dining area. It features a central island counter that doubles as a food preparation area and a gathering spot when entertaining guests. The home shelter, service yard, and WC are tucked away in a separate service zone, keeping them out of sight from the main living areas.

The layout of the living and dining spaces also differs. At Normanton Park, the two spaces are vertically aligned and clearly segregated. At LyndenWoods, they are arranged side-by-side in a horizontal layout, which contributes to a more open and expansive feel. Both units include spacious balconies, though their configurations vary. Normanton Park’s balcony spans the living room and one of the common bedrooms, while LyndenWoods’ balcony stretches across both the living and dining areas.

In terms of bedroom layouts, Normanton Park’s unit essentially offers four en suite bedrooms. Two of the bedrooms have attached bathrooms, while the remaining two share a Jack-and-Jill bathroom. LyndenWoods, on the other hand, has two ensuite bedrooms, and a third common bathroom. The master bedroom at LyndenWoods is particularly spacious and comes with a dedicated walk-in wardrobe, adding to the overall sense of luxury.

Price-wise, based on an average PSF of $2,146, Normanton Park’s 1,475 sq ft four-bedroom unit would cost close to $3.17 million, which is about $400,000 less than the starting price of the 1,647 sq ft unit at LyndenWoods.

Now, let’s turn our attention to the new launches.

There are a few new projects in the area, including Bloomsbury Residences, Blossoms by the Park, and The Hill @ One-North.

Let’s take a closer look at the pricing of their available units.

New launch price quantum

LyndenWoods starting prices and unit sizes for reference

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
2-Bedrooms
2 Bedroom	635 – 721	$1,390,000	$2,189
2 Bedroom + Study	850 – 883	$1,950,000	$2,294
3-Bedrooms
3 Bedroom	1023 – 1066	$2,350,000	$2,297
3 Bedroom + Guest (Premium)	1292	$2,880,000	$2,229
4-Bedrooms
4 Bedroom (Premium)	1647	$3,580,000	$2,174

Bloomsbury Residences

No. of bedrooms	Starting price	Starting $PSF	Size (sqft)
2 Bedroom Premium	$1,628,000	$2,520	646 – 678
2 Bedroom Premium + Study	$1,744,000	$2,531	689
3 Bedroom + Study	$2,173,000	$2,404	904
3 Bedroom Premium	$2,366,000	$2,414	980
3 Bedroom Premium + Study	$2,416,000	$2,465	980 – 990
3 Bedroom Premium + Flexi	$2,728,000	$2,485	1098
4 Bedroom Premium + Study	$2,866,000	$2,443	1173 – 1206
4 Bedroom Penthouse	$3,605,000	$2,680	1345
4 Bedroom Suite + Flexi	$3,558,000	$2,504	1421

Blossoms by the Park

No. of bedrooms	Starting price	Starting $PSF	Size (sqft)
4 Bedroom Premium	$3,336,000	$2,214	1507 – 1884

The Hill @ One-North

No. of bedrooms	Starting price	Starting $PSF	Size (sqft)
2 Bedroom	$1,918,000	$2,620	732 – 893
2 Bedroom + Study	$1,950,000	$2,590	753 – 947
3 Bedroom	$2,499,000	$2,550	980 – 1227
3 Bedroom + Study	$2,991,000	$2,376	1259

With the exception of Blossoms by the Park, the starting $PSF for the various unit types at Bloomsbury Residences and The Hill @ One-North are generally higher than those at LyndenWoods.

At Bloomsbury Residences, the two-bedroom units are similar in size to those at LyndenWoods, but are priced significantly higher. Interestingly, the two-bedroom + study units at Bloomsbury are much smaller, which explains their lower starting price; about $200,000 less than LyndenWoods’.

Although Bloomsbury’s three-bedroom and three-bedroom + study units are priced below those at LyndenWoods, their compact sizes explain the lower quantum. The same trend applies to the four-bedroom units, which are smaller and mostly more affordable, except for the four-bedroom penthouse, which commands a premium.

(But penthouses typically follow premium pricing that can be quite divorced from normal units anyway)

For Blossoms by the Park, only four-bedroom units remain available. These come in a range of sizes, and while their starting prices are lower than those at LyndenWoods, this is primarily due to their smaller unit sizes.

At The Hill @ One-North, the two-bedroom units are larger than those at LyndenWoods and priced significantly higher by more than $500,000. However, its two-bedroom + study units are more comparable in size, and their starting prices are also fairly similar.

The three-bedroom units come in various configurations, with some sizes comparable to LyndenWoods. Still, despite the smaller unit size, the starting price for a three-bedder at The Hill @ One-North is nearly $150,000 more than at LyndenWoods. For the three-bedroom + study units, the size difference is minimal, but the price at The Hill @ One-North is over $100,000 higher.

Given that Bloomsbury Residences is the most recent new launch in the area and is located closest to LyndenWoods, it’s likely to be one of its key competitors in buyers’ consideration.

Let’s now take a closer look at how their floor plans compare.

Floor plan analysis

2-bedroom

These are currently the smallest available two-bedroom units in both projects, with the unit at Bloomsbury Residences being slightly larger. The Bloomsbury unit is a two-bedroom, two-bathroom layout, while LyndenWoods offers a two-bedroom, one-bathroom unit.

The Bloomsbury unit follows a conventional layout, whereas LyndenWoods features a dumbbell design. At Bloomsbury Residences, the kitchen is tucked into a corner and shares space with the dining area; while it could potentially be enclosed with glass walls, doing so might make the area feel cramped. In contrast, LyndenWoods offers an open kitchen concept.

The starting price for the Bloomsbury Residences unit is nearly $240,000 higher than the comparable unit at LyndenWoods.

3-bedroom

This is the largest regular three-bedroom unit currently available at Bloomsbury Residences, which is slightly smaller than the smallest three-bedroom unit at LyndenWoods. One of the first differences to note is the layout: Bloomsbury Residences features a conventional floor plan, while LyndenWoods adopts a dumbbell layout that eliminates internal walkways, maximising usable space.

Both units include a kitchen with a home shelter, but Bloomsbury Residences also offers an additional yard and WC. The common bathroom in Bloomsbury Residences is located deeper within the unit, requiring passage through the two common bedrooms, whereas in LyndenWoods, it is more conveniently accessible from the living and dining areas; an advantage when entertaining guests.

The living and dining areas in both units are well-defined and separate, with balconies attached to the living rooms.

4-bedroom

These are the largest four-bedroom units available in both projects. The unit at Bloomsbury Residences is a four-bedroom, two-bathroom layout with a flexi room, while LyndenWoods offers a larger four-bedroom, three-bathroom unit. Both feature a private lift, which makes things even in this regard.

The kitchen at Bloomsbury Residences is divided into wet and dry areas, with the wet kitchen enclosed for more practical use. In contrast, LyndenWoods showcases an open-concept kitchen. The home shelter, yard, and WC at Bloomsbury are integrated within the kitchen area, whereas at LyndenWoods, these facilities are located separately, away from the kitchen.

Bloomsbury Residences has clearly defined living and dining areas, while LyndenWoods combines these spaces into a shared open plan that flows seamlessly into the kitchen. Both units feature spacious, elongated balconies, and their master bedrooms include walk-in closets for added convenience and luxury.

Let’s examine the potential buyer pool for this area by looking into the previous properties owned by buyers who have purchased units in District 5 in recent years.

Potential buyer pool

Year	HDB	Private property	Unknown	% of HDB upgraders	% of existing private property owners
2020	712	818	282	39.29%	45.14%
2021	1,141	1,713	488	34.14%	51.26%
2022	466	728	58	37.22%	58.15%
2023	324	618	55	32.50%	61.99%
2024	350	724	17	32.08%	66.36%

While the proportion of existing private property owners purchasing in the area has increased, the percentage of HDB upgraders has declined. This trend may indicate that rising private property prices in the district are creating greater challenges for HDB upgraders looking to make the move.

Let’s take a look at some simple calculations to illustrate this.

Recent transactions for the newest 4-room HDB flats in Clementi:

Block	Street Name	Storey	Floor Area (sqm) /Flat Model	Lease Commence Date	Remaining Lease	ResalePrice	ResaleRegistrationDate
445A	Clementi Ave 3	28 to 30	93.00Model A	2021	95 years	$1,180,000	Jun 2025
440B	Clementi Ave 3	10 to 12	94.00Model A	2018	92 years9 months	$1,100,000	Jan 2025
312A	Clementi Ave 4	40 to 42	93.00Model A	2017	91 years8 months	$1,130,888	Jan 2025
312A	Clementi Ave 4	13 to 15	93.00Model A	2017	91 years8 months	$1,000,000	Jan 2025
208A	Clementi Ave 6	19 to 21	93.00Model A	2017	91 years9 months	$975,888	Feb 2025
208A	Clementi Ave 6	10 to 12	93.00Model A	2017	91 years8 months	$965,000	Mar 2025
312C	Clementi Ave 4	31 to 33	93.00Model A	2017	91 years5 months	$1,130,888	Mar 2025
312C	Clementi Ave 4	34 to 36	93.00Model A	2017	91 years6 months	$1,100,000	Mar 2025

When first launched as BTO units, 4-room flats at Clementi Crest (445A/B Clementi Ave 3) were priced from around $478,000. Assuming a purchase price of $500,000 and a current sale price of $1 million:

Item	Amount
Purchase price	$500,000
10% downpayment payable with CPF (Clementi Crest was launched in 2015 and the downpayment needed then was 10%)	$50,000
Assuming a 90% loan	$450,000

Item	Amount
Sale price	$1,000,000
Loan outstanding after 5 years (assuming a 25-year loan tenure at 2.6% interest)	$381,742
CPF to be refunded into OA (assuming monthly repayment is made using CPF)	$187,077
Cash proceeds	$431,181

These figures exclude stamp duties, legal fees, and other miscellaneous expenses, so actual costs may vary. Assuming a median household income of $11,297 in 2024 and eligibility for a 30-year loan tenure…

Item	Amount
Purchase price for a 3-bedder in LyndenWoods	$2,350,000
25% downpayment	$587,500
Eligible loan amount (based on 4.2% interest)	$1,270,579
Shortfall	$491,921

After factoring in cash proceeds and CPF refunds, there remains a significant shortfall of $461,163, despite assuming an HDB initially purchased as a BTO and later sold for $1M. This highlights how challenging it can be for median-income households to transition from HDB flats to newer private properties.

Next, let’s examine the estimated supply of private properties in District 5.

Supply of private properties in the area (estimated)

No. of bedrooms	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms
Total	2,531	5,750	4,309	1,461

Recent transaction volume (resale only)

Year	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms
2020	39	101	192	39
2021	97	256	335	90
2022	79	214	241	51
2023	81	162	195	59
2024	93	196	231	70
% of total units sold in 2024	3.67%	3.41%	5.36%	4.79%

There is a significant supply of 2-bedroom units in the district. However, in 2024, larger units (specifically 3- and 4-bedroom units) experienced higher transaction volumes.

Next, let’s examine the average resale quantum for 2024.

Average resale prices 

	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms
All projects in D05	$979,753	$1,344,611	$2,048,294	$2,682,076
All 99-year leasehold condos in D05	$1,021,595	$1,313,278	$1,930,523	$2,445,101
All 999-year/freehold condos in D05	$859,457	$1,466,812	$2,270,586	$3,136,278

Prices for the various unit types at LyndenWoods are higher than the average prices of its counterparts within the same district. For a similar or even lower price, buyers may have the option to purchase 999-year leasehold or freehold properties nearby.

Summary

LyndenWoods offers a mix of unit types, with layouts that strike a balance between efficiency and liveability, particularly in its larger 3 and 4-bedroom formats. While many new launches have trended toward tighter configurations, LyndenWoods leans the other way, which may be more appealing for families.

In terms of price, it sits at the lower end of the $PSF spectrum when compared to new launches islandwide. Within District 5, its indicative pricing is more affordable than both Bloomsbury Residences and EL Development’s project at Pasir Panjang. That said, its larger unit sizes naturally push the overall quantum higher, something to keep in mind if you’re comparing against more compact resale options.

Against resale peers, LyndenWoods’ starting $PSF is above Normanton Park and One-North Residences, but slightly below One-North Eden. As for nearby new launches, Bloomsbury Residences and The Hill @ One-North command higher starting $PSFs across most unit types. Blossoms by the Park remains one of the few with lower entry prices, but availability is limited, and the remaining unit types may not suit most buyers.

Demographics are shifting too. In District 5, HDB upgraders are becoming less common, while private property owners now form a larger share of buyers – suggesting that affordability is already being tested.

For buyers willing to look past the area’s current development, LyndenWoods could present a compelling mix of space and value, particularly for families seeking long-term liveability over speculative upside. 

Curious how LyndenWoods stacks up against your other options?

If you’re weighing it against other new launches or resale options, we can help make sense of the numbers. Reach out for a no-obligation consultation – our team can walk you through how it compares, based on your specific needs and budget.