Norwood Grand Condo Review: Invest in Woodlands’ Exciting Future

Norwood Grand Fact Sheet

Unit Mix and Distribution

• 2-Bedroom Show Flat  Virtual Tour
• 4-Bedroom Show Flat Virtual Tour

Click on the link for Norwood Grand's brochure and floor plans.

Design Features

Below are some of Norwood Grand's design features providing a quality standard of living.

Passive Cool Design Architecture

• Minimal direct west-facing units.
• Natural ventilation with a ceiling fan in every unit.
• Reduced heat gain with a good selection of glass specifications.

Green Features

• Lush greenery and water bodies to reduce heat gain.
• Pneumatic waste collection and disposal system.
• Smart community application for residents to book facilities and provide operational feedback.

Water Efficiency

• Water efficiency fittings for all units.

Sanitary Wares & Fittings

• By branded names such as Geberit, Franke and Hansgrohe.

Kitchen Appliances

• From Bosch and Samsung.

Who is the Developer of Norwood Grand?

The developer for Norwood Grand is City Developments Ltd (CDL), one of Singapore's leading real estate developers. With a strong reputation for quality and innovation, CDL has a proven track record of delivering high-quality and sought-after residential projects.

Hence, investors of Norwood Grand can be assured of a modern and green living environment as it has consistently delivered properties that exceed expectations. Some of its key achievements include:

• Multiple industry awards for architectural excellence.
• A portfolio of successful residential and commercial projects across Singapore.
• A reputation for using cutting-edge construction technologies.
• A strong focus on sustainability and green living.

Some of their latest residential developments in Singapore are:

• Lumina Grand EC.
• Copen Grand EC.
• The Myst.
• Canninghill Piers.
• Irwell Hill Residences.

What are the Prices for Norwood Grand Condo?

During the launch weekend of 19 and 20 October 2024, Norwood Grand sold 292 units, or 84% of its 348 units, at an average selling price of S$2,067 per square foot (psf).

99.7% of the buyers are Singaporeans or permanent residents, attracted byWoodlands’ connectivity and progressive transformation. This makes it the best-performing residential project so far this year. Except for the 4-bedroom+study, all unit types were snapped up.

The units were priced from $988,000 for a 1-bedroom+study (about 495 sq ft in size), $1.24 million for a 2-bedroom (624 sq ft), $1.7 million for a 3-bedroom deluxe (883 sq ft), and $2.24 million for a 4-bedroom deluxe+study (1,173 sq ft).

During the government land sale on 12 September 2023, CDL submitted the highest bid $294.889 million, beating five other developers, attesting to the bright prospects of properties in the Woodlands Regional Centre.

This translates to a land rate of $904 psf per plot ratio (psf ppr), which is lower than the $985 psf ppr for Lentor Mansion, a condo development near Lentor MRT station just two stops away. This project was launched for sale over the weekend of 16-17 March 2024.

Pricing Comparison of Recent New Launches

Below are the average launch prices of new condos in the OCR.

Where is Norwood Grand Condo Located?

Norwood Grand Condo is located at Champions Way and a mere 3-minute walk from the Woodlands South MRT station on the Thomson-East Coast Line (TE3), offering excellent connectivity when travelling to many parts of Singapore.

The development is near several shopping malls such as Causeway Point, Woodlands North Plaza, Vista Point, and 888 Plaza, providing residents with diverse retail and dining options.

Educational institutions like Innova, Woodlands, Woodsgrove and Admiralty primary schools are located within a 1-2 km radius, offering students priority admmision into Primary 1 due to MOE's distanced-based allocation system. In addition, the Singapore Sports School is just a stone's throw away towards its south-west.

The area is part of the evolving Woodlands Regional Centre which can be expected to offer promising future growth potential.

Transport Connectivity

Woodlands South MRT Station

Transport connectivity is a key selling point for Norwood Grand. The development's proximity to Woodlands South MRT station (TE3) on the Thomson-East Coast Line, just a 3-minute walk away, offers residents excellent public transit access.

The Thomson-East Coast Line will provide direct access to the city such as Orchard Road and the Marina Bay area. This convenient connection is further enhanced by the Woodlands integrated transport hub (ITH) just a stop away, an interchange for the Thomson-East Coast (TEL) and North-South Line (NSL).

ITHs are a modern, air-conditioned facility that seamlessly combines a bus interchange with an MRT station. They often include shopping malls, restaurants, and other amenities, creating a convenient one-stop centre for commuters.

Johor-Singapore Rapid Transit System (RTS)

Singapore-Johor Rapid Transit System (RTS)

The Woodlands North MRT station is just two stops from Norwood Grand. It will also be connected to the Johor-Singapore Rapid Transit System (RTS) terminus.

The RTS is a high-speed rail shuttle connecting Woodlands North with Bukit Chagar in Johor Bahru, Malaysia. The two stations will have co-located immigration facilities, allowing passengers to clear customs in both countries quickly and conveniently. The RTS Link is expected to reduce travel time between Singapore and Johor Bahru to just five minutes, and it is expected to open by the end of 2026.

This convenient cross-border access will provide wider shopping, dining, and leisure options for residents, boosting the overall lifestyle appeal of the area.

Major Expressways

Major expressways like the Seletar Expressway (SLE) and Bukit Timah Expressway (BKE) enhance transport connectivity for residents of Norwood Grand Condo by providing swift access to key areas.

The SLE connects to the Central Expressway (CTE) and the Tampines Expressway (TPE) and the BKE links to the Pan Island Expressway (PIE), enabling efficient commutes to the city and other regions. This network of expressways reduces travel times and improves accessibility for residents driving to work or other destinations across Singapore.

The road network will be further enhanced by the completion of the North-South Corridor (NSC) just minutes' drive from Norwood Grand. It is expected to be completed in 2026.

The North-South Corridor (NSC) is a 21.5 km multi-modal transport corridor in Singapore, enhancing connectivity from northern region to the city. It features dedicated bus lanes, cycling routes, and pedestrian paths, promoting greener travel.

By alleviating congestion on existing roads, it will shorten travel times for residents, thereby improving the overall commuting experience and access to amenities.

Shopping Malls Near Norwood Grand

Norwood Grand Condo's proximity to several shopping centres will significantly enhances its appeal to property investors and homebuyers. As most of them are 1 to 5 MRT stations away, residents will have convenient access to a wide range of retail, dining, and entertainment options.

Some of these shopping centres are:

• Causeway Point: A major shopping mall with a wide range of retail stores, dining options, and entertainment facilities, including a cinema and supermarket.
• Northpoint City: One of the largest malls in northern Singapore, offering numerous retail outlets, a library, and various dining options. Sun Plaza: Features a mix of retail shops, eateries, and a supermarket, catering to daily needs and leisure activities.
• Vista Point: Just an 8-minute walk from Norwood Grand, it is a neighbourhood mall with a wet market, two food courts, a variety of enrichment and tuition centres, and shops offering a variety of home essentials.
• 888 Plaza: A two-storey mall with over 20 outlets that include a supermarket, pet shop, hair services, clinics, and numerous food and beverage options.

Other Amenities Near Norwood Grand

In addition to its shopping options, Norwood Grand offers residents convenient access to a variety of healthcare and recreational facilities. The nearby waterfront and nature parks provide serene environments for relaxation and outdoor activities.

In addition, the world-class Mandai Wildlife, Night Safari, and Bird Paradise are about a 12-minute drive from the development. Together, they cater to diverse lifestyle needs of residents while enhancing their overall quality of life.

Healthcare - Woodlands Health Campus

Woodlands Health Campus

Norwood Grand residents enjoy the privilege of residing within a short 9-minute walk of the newly opened Woodlands Health Campus. This state-of-the-art facility offers comprehensive healthcare services, including acute care, community hospital, and nursing home options.

The close proximity to such exceptional medical resources ensures swift emergency response times and effortless access to medical check-ups. Residents can experience peace of mind knowing that high-quality healthcare is readily available, enhancing their overall well-being.

Recreational Amenities

Norwood Grand enjoys convenient access to waterfront promenades, nature parks, and recreational facilities, providing residents with a high quality of living while promoting a more active lifestyle. Some of these are:

• Woodlands Waterfront Park: A scenic 11-hectare coastal retreat with a 1.5km waterfront promenade, large playground, fitness areas, and panoramic views of the Straits of Johor, providing residents and visitors with a tranquil space for recreation, exercise, and family-friendly activities.
• Sembawang Park: A serene and picturesque nature park offering a tranquil escape from city life. It features attractions such as maritime-themed children's playground, Sembawang Jetty built by the British in the early 1940s, Sembawang Beach, and the historic Beaulieu House, making it ideal for relaxation, picnics, and enjoying waterfront views.
• Upper Seletar Reservoir Park: A serene escape from urban life, featuring a picturesque reservoir, iconic rocket tower, lush greenery, and diverse recreational opportunities for nature lovers, families, and fitness enthusiasts alike.

Schools Near Norwood Grand Condo

For families with young children or those planning for the future, having access to quality education is a key consideration. In this respect, residents of Norwood Grand can look forward to several sought-after education institutions.

Primary schools like Innova, Woodlands, Woodsgrove and Admiralty are located within a 1-2 km radius. This will provide priority admission into Primary 1 due to MOE's distanced-based allocation system. For older children, secondary schools such as Singapore Sports School (to be relocated to Kallang Live in the near future), Christ Church and Woodgrove are all within a short walk from Norwood Grand.

For post-secondary education, the Republic Polytechnic is just a 8-minute drive from the development.

International Schools Near Norwood Grand

Two international schools are located a short drive from Norwood Grand which will enhance its investment appeal. They are the Singapore American School and Sir Manasseh Meyer International School.

As these institutions offer a high-quality and globally recognised education, they will attract expatriate families and internationally-minded residents looking for accomodation. This will foster a diverse and cosmopolitan community that will help to boost property values.

The presence of international schools also signal an area's economic vitality and global connectivity, making the development attractive to investors and professionals working in international businesses, especially those in the nearby Woodland Regional Centre.

Woodlands - The Star Destination of the North

The Woodlands Regional Centre is set to become a major economic hub in Singapore's North region over the next decade or more. Spanning 100 hectares, it will feature two distinct precincts: Woodlands Central and Woodlands North Coast.

Some of its key developments include:

• New spaces for business, industry, research & development, and innovation.
• 10,000 new homes across both precincts.
• Mixed-use developments with office, retail, and residential spaces.
• Green pedestrian and cycling networks, including WoodsVista Gallery.
• Waterfront recreational spaces.
• The commencement of the Thomson-East Coast Line brings enhanced transport connectivity to the city and many parts of Singapore.

These developments are likely to benefit property values by:

• Increasing job opportunities closer to homes.
• Enhancing amenities and lifestyle options.
• Improving transportation infrastructure.
• Creating a vibrant live-work-play environment.

Johor-Singapore Rapid Transit System (RTS)

The Johor-Singapore Rapid Transit System (RTS) will connect Woodlands North in Singapore to Bukit Chagar in Johor Bahru, facilitating and enhancing cross-border travel. Scheduled for completion by end-2026, it will significantly reduce commute time to just five minutes.

This improved connectivity benefits residents by easing daily commutes between the two countries, fostering business opportunities, and enhancing regional cooperation. This improved connectivity will inevitably boost property values in Woodlands and nearby areas, making them more attractive for investors and homebuyers due to enhanced convenience and potential economic growth.

Conclusion - Norwood Grand's Investment Prospects

Norwood Grand, a new development by the reputable developer CDL, presents a compelling investment opportunity due to its strategic location and promising growth prospects. Situated near the Woodlands South MRT station and the upcoming Johor-Singapore Rapid Transit System (RTS), the project benefits from excellent connectivity and accessibility.

As Woodlands undergoes a transformation into a major commercial hub, the development's proximity to key amenities, schools, and recreational facilities enhances its appeal to both homebuyers and investors. The scarcity of private condos in the area since 2011 further contributes to its investment prospects.

While the project is expected to primarily attract homebuyers residing or working in the northern region, its strategic location and the ongoing development of Woodlands may also appeal to investors from other parts of Singapore. This is due to the ongoing decentralisation efforts by the Singapore government to bring jobs closer to homes, similar to what is happening in Jurong Lake District, Tampines Regional Centre, and Tampines North.

Hence, a competitively priced Norwood Grand could capitalise on the area's growth potential and attract a broader range of buyers.

Comparative Market Analysis

To analyse the investment potential of Norwood Grand, we will examine how two of the latest condominiums in the vicinity have performed since their launch. In addition, we will examine the performance of condominiums in Districts 25 and 27.

Comparative Market Analysis: Woodhaven vs Parc Rosewood

From the chart above, the following average price appreciation can be observed:

• Woodhaven (launched in June 2011): +36.95%
• Parc Rosewood (launched in February 2012): +23.59%
• District 25 (Kranji & Woodgrove): +62.53% (since Q2 2011)
• District 27 (Yishun & Sembawang): +63.07% (since Q2 2011)

As can be seen, properties in the northern region have appreciated quite significantly, suggesting this area is highly valued and offers promising investment potential. Moreover, Norwood Grand will benefit from the following factors:

• Location: Unlike Woodhaven and Parc Rosewood, Norwood Grand is conveniently closer to the Woodlands South MRT station.
• Scarcity of New Developments: Norwood Grand is the first non-executive condominium in Woodlands since 2011. This scarcity of new private residential projects in the area offers a unique opportunity for investors to capitalise on pent-up demand.
• Strategic Location: The ongoing development of the Woodlands Regional Centre is set to transform the area into a major commercial hub, boosting property values and improving living standards, thereby enhancing Norwood Grand's investment appeal.
• Cross-border Connectivity: The upcoming Johor-Singapore Rapid Transit System (RTS) Link will improve access between Singapore and Johor Bahru, making Woodlands more appealing for frequent cross-border travellers and providing residents with more affordable entertainment options.

Investment Considerations

While Norwood Grand offers a compelling investment opportunity for both property investors and homebuyers, they need to consider the following factors:

• Entry Price: While Norwood Grand offers premium features, they should consider its entry price (average price estimated to be around $1,900 psf) vis-à-vis other properties in the area. On the resale market, the average transacted prices of Woodhaven and Parc Rosewood were $1,301 psf to $1,305 psf.
• However, these two properties are more than 10 years old and their rate of capital appreciation will likely taper off when compared to a new launch due to age and decaying lease.
• Holding Period: Given the Singapore government's stringent regulatory framework to curb speculation and ensure property prices "move in line with economic fundamentals", investors should be prepared for a holding period of at least 5-10 years to maximise returns.
• Exit Strategy: Have an exit strategy, taking into consideration the potential capital gains or rental yield you aim to achieve. At the same time, factor in transaction costs such as stamp duties and legal fees, when calculating potential returns.
• Market Trends: Stay informed about broader market trends, government policies, and economic factors that could impact the property market and your investment returns.

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