The Woodleigh Residence Review
Buying a new launch condo is really a challenge. You need to understand the dynamics of pricing as well as the attractiveness of this new investment.
For me, as a real estate professional, I believe that in the assessment of a property purchase, I need to advise my clients first on the financial aspects, then on the suitability, and finally on the future potential based on URA masterplan.
URA Masterplan is a statutory land use plan that guides Singapore’s development over a period of the next 10 to 15 years. URA Master Plan translates the broad long-term strategies of the Concept Plan into detailed plans to guide the development of the land and the property.
I would like to propose this Woodleigh Residences Review for your investment consideration.
The Woodleigh Residence is a landmark, an integrated development located in the heart of Bidadari. Woodleigh Residence has direct access to Woodleigh MRT Station and it has the first underground bus interchange located beside it.
Besides its link to the transportation nodes, this integrated development also feature a shopping mall, called The Woodleigh mall, and a 6,000 square metre Community Club as well as 2,200 square metre Neighbourhood Police Centre within the project.
Woodleigh Residence is designed to blend in with the natural greenery surrounding it. It has a rustic and wooded park theme, with 350 mature trees, including TEMBUSU tree.
The 10 Hectare, Bidadari Park will feature a lake, and 6 kilometres of experiential trails for nature lovers who like flora and fauna to track and enjoy the nature. Residents can explore trails spanning 6km or walk along an 80m-long boardwalk across the marshland.
To remind residents of the history of Bidadari, a 700m heritage walk will be introduced in the estate. This Heritage walk which will extend from the condo out to other public spaces within Bidadari Park.
This close proximity to the park will allow residents to live right within a park.
The park is a multi-agency collaboration between HDB, national water agency PUB and the National Heritage Board (NHB).
Bidadari estate will also feature Singapore’s first underground service reservoir. This reservoir will store drinking water, helps to regulate supply to homes and boost water pressure during periods of high demand.
The service reservoir tank will be built beneath the community lawn in Bidadari Park, this way it will optimize land use and create more greenery space for residents.
The Bidadari park will also feature 2 green lawns of about 5,000 sq m. This lawn will provide area for residents to organise community activities such as picnics or dancing or taiqi. There will also be a playground called Adventure Playwoods, featuring a 5m-tall treehouse with slides and climbing nets for kids to play.
All this beauty and nature offered by Bidadari Park really adds value to living in Woodleigh Residence.
Woodleigh Residences offers a mix of 2 / 3 / 4 bedroom units for investors and homeowners. Majority of the units are position in the North-South facing. Most of the 2Bedroom units are facing Upper Serangoon Road, where the lift to the MRT is located.
Advantages of Woodleigh Residence
- Transport convenience – Woodleigh MRT, Underground Bus Interchange
- Integrated Shopping Convenience – Supermarket, Medical, Educational, F&B, Shops
- Schools within 1km radius include Maris Stella High, Cedar Primary, St Andrew’s Junior
- Nature Park with lake just beside
- Very near to big malls NEX one station away (5mins), Orchard 5 stations away (16mins)
- Japanese Precision Craftsmanship included in project
- Near Paya Lebar business park, 5 stops away
Disadvantages of Woodleigh Residence
- Noise level due to integrated mix use, with lots of people traffic
- Does not have exclusivity with no perimeter fencing to enclose property.
- The 2Bed units facing Upper Serangoon Road are West facing and will get more road noise from this main road.
In our Woodleigh Residences Review, we would like to share URA plans for Bidadari to show the future development around this region.
Master Plan of Bidadari
As you can see from Masterplan, Woodleigh Residence is in blue meaning Commercial & Residential, the only other similar blue is in Potong Pasir, The Poiz Centre, this is a small shopping centre catering to the residents in Potong Pasir.
Surrounding Woodleigh are all residential areas, plus some HDB with shops on 1st storey, the Bidadari Park and some outlying B1 light industries. This means growth potential is good for new condos along Serangoon road, this upcoming new developments asking price will surely be higher and will help push up the surrounding prices, including Woodleigh’s resale price.
One exciting new mixed-use development next to Woodleigh Residences is the HDB development, called Woodleigh Village. This Housing and Development Board (HDB) project has shops on the first level and it will feature new amenities such as a hawker centre, childcare centre and resident’s committee centre, shops and grocery stores.
Woodleigh Village is located on top of the Bidadari bus interchange, the island’s first underground air-conditioned interchange.
The master plan also sets the stage for a regional park with a lake. And there will be lots of local recreational, social and commercial hub closely link to the lake.
From the Masterplan, we can see that Woodleigh Residence enjoys the first mover advantage as being the first integrated mix development in Bidadari, and it is the jewel of Bidadari. It will enjoy the benefits of Bidadari and the park first before the other new condo plots in Bidadari is launched.
The Woodleigh Residence Details
This project is jointly developed by SPH and KAJIMA ( one of the largest developer in Japan ). It offers units with Japanese style and concept in their design.
Firstly, the balcony floor is designed as a seamless flooring, this allow the resident to extend its usable space from living space into the balcony.
The living room walls are designed to be collapsible to enlarge the hall, and kitchen cabinets are fitted with extra Japanese cutting boards and extra drawer spaces.
All the master bathroom are fitted with TOTO brand Electronic Washlet, and TOTO brand sinks.
Almost all the kitchen appliances are De Dietrich brand, a famous French Brand.
All the facilities are facing the Alkaff Lake Direction, with 3 swimming pools of different sizes
- 22m x 6.5m x 1.0m
- 50m x 7.5m x 1.0m
- 25m x 6.5m x 1.0m
Some of the facilities in this project include Japanese style too
- BBQ pavilion by the pool
- Chillout Deck
- Cabana by the Pool
- Pavilion BBQ by the lake
- Pavilion Zen
- Japanese Sunken Courtyard with BBQ
- Alfresco Kitchen and Dining
- Gym and study room
- Tatami Room
- Urban farming area, and BBQ by the Farm
- Function Rooms
- Gourmet Kitchen with Teppanyaki
- Engawa
- Children play deck and playground
The whole project is located at least 66m away from the nearest Bidadari HDB blocks.
It has an exclusive main entrance located at Bidadari Park Drive, with condo residents car park entrance and shoppers car park entrance separately located.
Now, only the green and blue units are released for sale, with the red zone still not released
Maintenance fees are set at relatively low levels, only $371 for 3 bedroom or smaller, and $424 for 3Bedroom Deluxe and bigger.
If we do a price comparison of Woodleigh Residence with other new launch, we see our 2bed unit are comparing quite favourably
If the 2Bed is for rental investment then you should be able to get about 3% gross rental yield. Based on a purchase of 2 Bedroom Unit , 667 sqft , #03-19, at $1,204,000 and the monthly rental amount of $3000.
This is a relatively attractive rental yield, and the rentability of The Woodleigh Residence is good because it is so near to Paya Lebar Business area as well as the many light industries in Kallang area, where many potential tenants are working.
For Woodleigh Residence, we are currently having a promo price of one price for all floors $1,796,000 for stack 07, 08, 11, 12, all 3 Bedroom standard 958 sqft. This is a good entry price for 3bed units
This is the standard 3bedroom unit that is available for preview at our showflat. All the rooms are more than 80 sqft, big enough to fit in a Queen size bed.
It is very spacious and well layout , with a utility room for storage too.
We are very confident of The Woodleigh Residence and we believe these 3 Key USP are really worth your consideration.
1. It has all the good project fundamentals such as
· Good Location – Dist 13, near to City area,
· Well connected by transport , MRT, Bus, Car, only 1 station to NEX and 5 stations to Plaza Singapura,
· Near to multiple educational facilities such Maris Stella, St Andrews Village, Cedar Primary, Paya Lebar Methodist Girls
· Living within a Park, with the Alkaff Lake and Bidadari Park just outside the condo
· Living in a mix integrated development offers all the convenience
2. First Mover Advantage, Good entry pricing
· Being the first and integrated condo in Bidadari before the launch of other project locations in Bidadari
· Attractive entry price , even better than Sengkang Grand
3. Able to be at the right exit strategy
· The difference between staying in a mature estate versus a new town
· HDB upgraders from the existing Bidadari HDB dwellers when they attain MOP
· Have good capital appreciation after price is push up by the late entries Condo launch in Bidadari
Conclusion :
The Woodleigh Residence is well located, and it offers utmost convenience in terms of transport or amenities. It is very comfortable for both rental investment or home stay.
If you are the buyer of the first property, you will be able to get 75% LTV and your cash outlay is small.
If 2 Bedroom Unit , 667 sqft , #03-19, at $1,204,000. Purchase with 25yrs loan
It is a very comfortable amount for purchase as an investment or home stay, and many individuals with income of $6500 can afford.
To find out more about how you can finance this with other means, do call me and I can share with you more options.
Do book an e-appointment or call me now.
Rick Fok is a realtor with OrangeTee & Tie Pte Ltd. He has been in this real estate business for 10 years. He is very focus in helping his clients rent properties and he does help many customers to buy new projects according to their needs. His interest include sports such as running and soccer besides just real estate work. He loves to connect with people to discuss properties related issues and gets enormous satisfaction in helping them fulfill their needs
If you have any queries on this topic or other , please do give Rick a call and he can arrange for a discussion over a cup of coffee.
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