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.
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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.
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