Norwood Grand
Norwood Grand sold 292 of its 348 units; 84%; over its launch weekend in October 2024 at an average S$2,067 psf, making it one of 2024's strongest-selling launches by sell-through and the first private (non-EC) condominium to come to market in Woodlands since Parc Rosewood in 2012. Developed by City Developments (CDL) on a Champions Way plot it won for S$294.889 million ($904 psf ppr) at the top of a six-way GLS tender, the 99-year leasehold project drew 959 cheques, a 2.8x oversubscription. The headline is the demand-supply gap in Singapore's far north; the tradeoff is that everything riding on the price hinges on the still-unfolding Woodlands Regional Centre and the cross-border RTS Link.
The numbers, on one page.
- Developer
- City Developments Limited (CDL), via tender entity CDL Stellar Pte. Ltd.Source: CDL release, Oct 2024
- Address / District
- 8 Champions Way, Woodlands, District 25 (OCR)
- Total units
- 348Source: two-source corroborated (CDL + EdgeProp)
- Tenure
- 99-year leasehold from 18 December 2023Source: EdgeProp + 99.co
- Configuration
- 4 blocks of 11 storeys; includes an Early Childhood Development Centre (ECDC)Source: EdgeProp + 99.co
- Architect
- ADDP ArchitectsSource: EdgeProp + 99.co
- Est. TOP / vacant possession
- 31 March 2030 (legal completion 31 March 2033) (per sales documents)Source: EdgeProp + 99.co
- Site area
- approx 155,350 sq ft (14,432.5 sqm); GLS plot could yield ~350 unitsSource: 99.co + EdgeProp land-tender report
- Preview / Launch
- Preview Fri 4 Oct 2024; sales launched Sat 19 Oct 2024Source: CDL + EdgeProp
- Launch-weekend take-up
- 292 of 348 units (84%) sold as at 6pm Sun 20 Oct 2024Source: CDL release; EdgeProp (Yahoo syndication)
- Average price
- S$2,067 psf at launch weekendSource: CDL release; EdgeProp (Yahoo syndication)
- Demand
- 959 cheques (expressions of interest) = 2.8x oversubscribedSource: CDL release; EdgeProp (Yahoo syndication), Oct 2024
- Nearest MRT
- Woodlands South (TE3) — ~300 m straight-lineSource: OneMap (straight-line)
- Land bid
- CDL top bid S$294.889M = S$904 psf ppr; top of 6 bids; 8.3% above 2nd-place TID (Hong Leong-Mitsui Fudosan) at S$272.26M / S$835 psf pprSource: EdgeProp land-tender report + Yahoo
- Market context
- First private (non-EC) condo launched in Woodlands since the 689-unit Parc Rosewood in 2012Source: EdgeProp + Yahoo (verbatim) + CDL
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
91% sold to date
The first private condo Woodlands had seen in twelve years.
Norwood Grand matters less as a single project than as the test case for whether buyers will pay near-RCR money for an Outer Central Region address in Singapore's far north. CDL won the Champions Way site for S$294.889 million, or S$904 psf per plot ratio, at the top of a six-bidder field in September 2023; 8.3% above the second-place TID (Hong Leong-Mitsui Fudosan) bid of S$272.26 million. That land price set the floor; the question was whether end-buyers would follow.
They did, emphatically. As at 6pm on Sunday 20 October 2024, 292 of the 348 units (84%) had sold at an average S$2,067 psf, off 959 cheques; a 2.8x oversubscription. That made it CDL's best-performing launch of the year at the time (October 2024) and one of 2024's top-selling launches overall, and the first private, non-EC condo to launch in Woodlands since the 689-unit Parc Rosewood in 2012. The scarcity argument was doing real work: with no competing private launch in the precinct for over a decade, latent local demand had nowhere else to go.
The pricing also threaded a needle. Entry quanta started at S$988,000 for a 1-bedroom-plus-study, and the bulk of stock sat at or below the S$2-million mark that buyers treat as a psychological ceiling; which is why per-bedroom PSF actually fell as units got larger ($1,996 psf on the smallest type versus $1,908 psf on the 4-bedroom deluxe). Against peer 99-year launches, Norwood Grand undercut both J'den in Jurong East ($2,451 psf, CapitaLand) and Lentor Mansion ($2,104 psf and up, GuocoLand-Hong Leong), which is most of the explanation for the take-up.
The honest caveat is the location bet. Almost the entire buyer pool (99.7%) was Singaporean and PR, so this was not foreign-money froth; but the upside case rests on infrastructure that has not yet arrived: the Woodlands Regional Centre build-out, the Johor Bahru-Singapore RTS Link, and the area's agri-tech and health-campus plans. The estate clears its last large units slowly (caveat data runs into 2026), and with vacant possession not due until 2030, owner-occupiers and investors alike are underwriting a transformation that is still years from completion.
Launched at S$2,067 psf — and under its peers.
At an average S$2,067 psf for launch weekend, Norwood Grand was priced to move, and the per-type figures show a deliberate flattening: S$1,996 psf on the smallest 1-bedroom-plus-study (495 sq ft, from S$988,000) versus S$1,908 psf on the 4-bedroom deluxe-plus-study (1,173 sq ft, from S$2.238 million). Most of the stock sat at or under the S$2-million quantum that mainstream buyers treat as a ceiling, which analysts pointed to as the 'sweet spot' driving the 84% take-up.
Against peer 99-year leasehold launches the discount is clear. J'den in Jurong East (CapitaLand, 368 units) averaged S$2,451 psf when it sold 88% on launch day in November 2023, and Lentor Mansion (GuocoLand and Hong Leong, 533 units) started from S$2,104 psf when it sold 75% over its March 2024 weekend. Norwood Grand came in materially below both. The land cost; S$904 psf ppr; left CDL room to do that while still pricing above the area's only prior private benchmark, Parc Rosewood, which launched in 2012 in the S$9xx-psf range.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Norwood Grandsubject | D25 · Woodlands | 348 | 99-yr | 2030 | S$2,067 avg at launch (84% launch weekend) |
| J'den | D22 Jurong East | 368 | 99-year leasehold | est 2028 | $2,451 psf ASP at launch (88% on launch day, 11 Nov 2023) |
| Lentor Mansion | D26 Lentor | 533 | 99-year leasehold | est 2028 | from $2,104 psf; ~$2,257 psf ASP at launch (75% over launch weekend, Mar 2024) |
| Parc Rosewood | D25 Woodlands | 689 | 99-year leasehold | 2014 | launched 2012 at an average in the $9xx psf range (the prior Woodlands private-condo benchmark) |
Launch averages and take-up are developer/EdgeProp-reported. J'den and Lentor Mansion are peer 99-year launches; Parc Rosewood (2012) is the prior Woodlands private benchmark.
A flattened PSF curve, sub-S$2M on most layouts.
Per-bedroom prices show a deliberate flattening — the smallest 1-bedroom-plus-study actually priced higher per foot (~S$1,996 psf) than the 4-bedroom deluxe (~S$1,908 psf) — keeping the bulk of stock at or below the S$2-million quantum mainstream buyers anchor on. Per-type unit counts were not separately published; sizes and starting prices are the developer's launch mix.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-Bedroom + Study | 495 sq ft | from S$988,000 (approx S$1,996 psf) | |
| 2-Bedroom | 624 sq ft | from S$1.238M (approx S$1,984 psf) | |
| 3-Bedroom Deluxe | 883 sq ft | from S$1.698M (approx S$1,923 psf) | |
| 4-Bedroom Deluxe + Study | 1,173 sq ft | from S$2.238M (approx S$1,908 psf) | |
| 4-Bedroom Premium + Study | 1,313 sq ft | the larger premium tier; last unit type to clear |
Sizes and starting prices from CDL's launch release and EdgeProp; all four per-bedroom PSF ratios independently recomputed.
8 Champions Way — inside the Woodlands Regional Centre.
Norwood Grand sits at 8 Champions Way in District 25, inside the Woodlands Regional Centre footprint; the URA's designated commercial node for the north. One stop north, Woodlands interchange links the TEL to the North-South Line and is the future terminus of the Johor Bahru-Singapore RTS Link.
The site's strongest immediate feature is education adjacency: Innova Primary School sits directly beside the plot (~90 m, within the 1 km tier), with Fuchun and Si Ling primary schools also cited within 1km, plus Christ Church Secondary, Republic Polytechnic, Singapore Sports School and Singapore American School in the wider precinct. That makes it a credible family and expatriate-tenant address.
The tradeoff is timing. The amenity story; Causeway Point and the Woods Square / Vista Point cluster for retail, the RTS Link for cross-border commuting, the agri-tech corridor and Woodlands Health Campus for jobs; is anchored on infrastructure that is still being built out. Buyers are paying today for a precinct that fully materialises over the back half of this decade.
School next door, MRT at the gate, parks a drive away.
The amenity case is part present, part promissory. Real today: Innova Primary directly beside the plot, a credible schools cluster within 1km, the ACE The Place community club, and the Vista Point / Woods Square retail in central Woodlands a short TEL ride away. Promissory: the Woodlands Regional Centre commercial build-out, the RTS Link to Johor Bahru, and the agri-tech and health-campus employment base that underpin the long-term thesis.
- Innova Primary School~90 m · within 1 km tier
- Fuchun Primary School~1.4 km · 1–2 km tier
- Si Ling Primary School~690 m · within 1 km tier
- Christ Church Secondary School~360 m
- Singapore Sports School~280 m
- Woodlands South MRT (TE3)~300 m
- Woodlands (interchange) MRT (NS9 / TE2)~1.1 km
- Causeway Point~1000 m
- Vista Point~430 m
- Woods Square~1.0 km
- Woodlands North Plaza~1.6 km
- Kampung Admiralty~1.7 km
- ACE The Place Community Club~200 m
- Woodlands Waterfront Park~3.0 km
- Admiralty Park~2.9 km
A scarcity buy with an infrastructure clock attached.
Norwood Grand sold on scarcity and price. Here's where that thesis genuinely holds, and where it doesn't.
First-mover in a decade-empty market.
A first-mover position in a decade-empty private market: no competing private condo had launched in Woodlands since 2012, and the 2.8x oversubscription showed pent-up local demand. Entry quanta from S$988,000 and an ASP (S$2,067 psf) that undercut J'den and Lentor Mansion give a margin-of-safety on price, and the RTS Link plus Woodlands Regional Centre offer a clear infrastructure catalyst; if it delivers on schedule.
Family fundamentals, 2030 move-in.
Strong family fundamentals: Innova Primary literally next door, several primary schools within 1km, and a roughly four-minute walk to Woodlands South MRT on the TEL. Most layouts sat at or below the S$2-million quantum, and the project leans on a community club and the maturing Woodlands retail/health amenities. Vacant possession is only due 2030, so buyers should be comfortable with a 2030 move-in horizon.
Near-term yield and CCR-style growth seekers.
We'd steer away anyone needing near-term rental yield or expecting RCR/CCR-style capital growth from a far-north OCR address. The upside is heavily levered to infrastructure that hasn't arrived; the RTS Link, the regional centre jobs, the agri-tech corridor; and if those slip, the price paid looks full for the location. The thin tail of large 4-bedroom premium units still clearing into 2026 also signals soft demand at the top of the stack.
What the brochure won't tell you.
The launch was genuinely strong on its own terms; 292 of 348 units (84%) at S$2,067 psf over the weekend, off 959 cheques (2.8x oversubscribed); and that result is corroborated across the CDL release and EdgeProp (the figures Yahoo syndicated), not a single-source claim.
The value case is real but relative: at S$2,067 psf the project undercut J'den (S$2,451 psf, CapitaLand) and Lentor Mansion (from S$2,104 psf, GuocoLand-Hong Leong), which is most of the reason it sold, but it still launched above the area's only prior private benchmark (Parc Rosewood, 2012, in the S$9xx-psf range).
This is a location bet on infrastructure that hasn't landed yet; the RTS Link to Johor Bahru, the Woodlands Regional Centre commercial build-out and the agri-tech/health-campus employment base; so the upside is conditional on delivery timelines that could slip.
Demand was almost entirely domestic (CDL reported 99.7% Singaporeans and PRs), which is reassuring on froth risk but also means there is no foreign-buyer cushion if local sentiment toward the far north cools.
The large units are the soft spot: all types had sold out on launch weekend except the 4-bedroom premium-plus-study tier, and caveat data shows the project still clearing its last big units as late as May 2026; so its strong 84% launch coexists with a slow top-end tail.
Move-in is years out: vacant possession is dated 31 March 2030 (legal completion 2033, per sales documents), so every buyer is underwriting a 2030-onward precinct, not today's Woodlands.
What's left, and what's actually moving.
Norwood Grand cleared 84% on launch weekend; the residual stock is concentrated in the larger 4-bedroom tier. We'll send the current balance-unit list, indicative pricing by stack, and any incentives still active — drop us the bedroom count or budget you're working with.
What buyers keep asking.
- How many units did Norwood Grand sell at launch? +
- Norwood Grand sold 292 of its 348 units; 84%; over its launch weekend, as at 6pm on Sunday 20 October 2024, at an average price of S$2,067 psf. The CDL development received 959 cheques as expressions of interest, a 2.8x oversubscription. At 84%, it recorded one of the highest launch-weekend sell-through rates of any 2024 launch (though Emerald of Katong and Chuan Park sold more units overall).
- Who is the developer of Norwood Grand? +
- Norwood Grand is developed by City Developments Limited (CDL), through its tender entity CDL Stellar Pte. Ltd. CDL won the Champions Way government land sale site with a top bid of S$294.889 million (S$904 psf per plot ratio) in a six-bidder tender, which it secured in September 2023.
- What is the tenure and expected completion of Norwood Grand? +
- Norwood Grand is a 99-year leasehold development, with the lease commencing 18 December 2023. Its estimated TOP / date of vacant possession is 31 March 2030, with legal completion dated 31 March 2033.
- Where is Norwood Grand located and what is the nearest MRT? +
- Norwood Grand is at 8 Champions Way in Woodlands, District 25, within the Woodlands Regional Centre.
- How much did units at Norwood Grand cost? +
- At launch, Norwood Grand prices ranged from S$988,000 (1-bedroom-plus-study, 495 sq ft, ~S$1,996 psf) to S$2.238 million (4-bedroom deluxe-plus-study, 1,173 sq ft, ~S$1,908 psf), with an average of S$2,067 psf over launch weekend. Most layouts sat at or below the S$2-million mark.
- How big is Norwood Grand and how is it laid out? +
- Norwood Grand comprises 348 units across four 11-storey blocks on a roughly 155,350 sq ft site, and includes an Early Childhood Development Centre (ECDC). It was designed by ADDP Architects.
- Is Norwood Grand sold out? +
- Norwood Grand is effectively sold through on its core stock; 84% cleared on launch weekend in October 2024, with all unit types sold out then except the larger 4-bedroom premium-plus-study tier. Caveat data shows its last large units still trickling out into 2026 (most recent recorded transaction 24 May 2026), so it is near sold out rather than formally declared sold out, as of June 2026.
- Why was Norwood Grand significant for Woodlands? +
- Norwood Grand was the first private (non-executive-condo) residential project to launch in Woodlands since the 689-unit Parc Rosewood in 2012; a 12-year gap. That scarcity, in a precinct slated for the Woodlands Regional Centre and the RTS Link to Johor Bahru, was a key driver of its 2.8x-oversubscribed launch.
- How did Norwood Grand's price compare to other new launches? +
- At an average S$2,067 psf, Norwood Grand launched below comparable 99-year projects: J'den in Jurong East (CapitaLand) averaged S$2,451 psf, and Lentor Mansion (GuocoLand and Hong Leong) started from S$2,104 psf. Its lower quantum and PSF were widely credited for the strong take-up.
- Who bought at Norwood Grand? +
- At Norwood Grand, CDL reported that almost all buyers; 99.7%; were Singaporeans and Permanent Residents, with PR buyers drawn from China, India and Malaysia. The launch was essentially a domestic-demand event rather than a foreign-investment one.
- What schools are near Norwood Grand? +
- Innova Primary School sits directly beside the Norwood Grand site (~90 m, within the 1 km tier), with Fuchun and Si Ling primary schools also cited within 1km. Christ Church Secondary School, Singapore Sports School, Singapore American School and Republic Polytechnic are in the wider precinct.
- How much did CDL pay for the Norwood Grand land? +
- CDL submitted the top bid of S$294.889 million; S$904 psf per plot ratio; for the Champions Way GLS site, beating five rival bids. That was 8.3% above the second-highest bid, S$272.26 million (S$835 psf ppr) from TID, the Hong Leong-Mitsui Fudosan joint venture. The tender was secured in September 2023.
- What is the catch with Norwood Grand? +
- The main caveat is that Norwood Grand's value proposition leans on Woodlands infrastructure still being built; the RTS Link to Johor Bahru, the Woodlands Regional Centre commercial node, and the agri-tech and health-campus employment base. With vacant possession only in 2030, buyers are underwriting a precinct that fully materialises later this decade, and the larger 4-bedroom units cleared slowly.
Why this launch worked.
292 of 348 units booked over launch weekend, off 959 cheques. Here's what the buyers were reading.
Near sold out — on our own nightly availability check, roughly 90% sold to date as of June 2026 (about 314 of 348 units; public caveat data shows around 88%); 84% cleared on the October 2024 launch weekend, with the last large 4-bedroom units the final to go.
Get the balance unit list →- 01Scarcity in a decade-empty marketNo private (non-EC) condo had launched in Woodlands since Parc Rosewood in 2012. A 12-year supply gap concentrated latent local demand, which showed up as 959 cheques and a 2.8x oversubscription on launch weekend.
- 02Priced below its peer launchesAt an average S$2,067 psf, Norwood Grand undercut J'den (S$2,451 psf, CapitaLand) and Lentor Mansion (from S$2,104 psf, GuocoLand-Hong Leong). The relative discount on comparable 99-year stock was the clearest single driver of the 84% take-up.
- 03Sub-S$2-million quantum on most layoutsEntry from S$988,000 and a deliberately flattened PSF curve (smaller units actually priced higher per foot than larger ones) kept the bulk of stock at or below the S$2-million psychological ceiling that mainstream buyers anchor on.
- 04Family and transit fundamentalsInnova Primary directly beside the plot, several primary schools within 1km, and a roughly four-minute walk to Woodlands South MRT on the TEL gave owner-occupiers a concrete, present-day reason to buy rather than a purely speculative one.
- 05Watch the large-unit tail and the 2030 horizonThe honest counter-signal: every type sold out on launch weekend except the 4-bedroom premium-plus-study, and caveats show those last big units clearing as late as 2026. With vacant possession only in 2030, the location upside still depends on infrastructure that has yet to arrive.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.