THE WOODLEIGH RESIDENCES
The Woodleigh Residences is the very first Government Land Sale site in the new Bidadari estate that is exciting much interest. It is a mixed condominium-cum-retail development that will provide around 680 residential units and close to 28,000 square metres of retail gross floor area in park-like surroundings. Will be launched for sale by an equal partnership of Singapore Press Holdings (SPH) and Kajima Development.
SPH and Kajima won this Bidadari commercial cum residential site from a hotly contested field of 12 bidders on 13 June 2017. Its top bid of S$1.132 billion that was just 1.3% higher than its closest competitor’s.
The reason the Woodleigh Residences site drew so many contenders amid such fierce bidding has to do with the site itself, and its location. In a nutshell, Bidadari is a young estate, on the city fringe, and the site is adjacent to Woodleigh MRT station with place-making attributes.
Woodleigh Condo Locational Attributes
Bidadari is widely referred to as the “future Bishan” due to its central location and good schools nearby. Both estates were also once cemetery sites. HDB BTO flat launches at Bidadari are so popular that they have been many times over-subscribed despite charging a premium.
Being a young estate starting from empty land allows the planners to design and build it all to fit together from scratch. Bidadari is envisaged as a “community in a garden”. Indeed it is planned around a 10ha (over 1 million sq ft) Bidadari Park in the centre of the estate, that will house the new Alkaff Lake, named after the Arab family who built the Alkaff Lake Gardens in that area in 1929.
The Woodleigh Residence itself directly faces the lake and park. Both residents, and visitors to the mall will enjoy views over Alkaff Lake and Bidadari Heritage Walk, and the surrounding park.
As Kajima Development’s project director Daisuke Tanaka put it: “Buyers will be pretty close to the city centre and yet be able to enjoy green surroundings – including a park and a lake. There are many good schools nearby, so this will be a good place to raise kids, and also a place where owners will want to spend their whole lives . . .”
With its site location right beside a transport node, Alkaff Lake and Bidadari Park, the Woodleigh Residences position could make it the epicentre of the Bidadari Estate.
About Woodleigh Residences & Woodleigh Mall
The Woodleigh Residence condominium will offer 2, 3 and 4 bedroom units. Kajima’s project director in Singapore, Kazunori Ichihashi, said Japanese design concepts will be introduced into the residential portion.
As part of the integrated project, SPH & Kajima will build a commercial bridge to Bidadari Park, and an underpass connecting the bus interchange. This will be Singapore’s 1st air-conditioned basement bus interchange, tucked away below a neighbourhood garden and carpark.
In addition, they will work with the Singapore Police Force and People’s Association to build a 2,200 sq m Neighbourhood Police Centre and a 6,000 sq m Community Club.
Various other conditions were also imposed on the tender for this site, including some quite complex technical ones. Among other things, the developer is tasked to work with tenants of the retail component on productivity initiatives, with its proposals subject to design reviews by HDB.
Despite these onerous conditions, the participation rate at the tender was still high. Testimony perhaps to the sheer attractiveness of this site.
SPH and Kajima will keep the retail component, The Woodleigh Mall, for recurring income. They have started contacting potential partners to develop retail concepts, including food & beverage outlets, and educational & medical services. SPH has a fair bit of experience in building, owning and managing malls.
The Woodleigh Residence and Woodleigh Mall are scheduled for completion around the second half of 2022.
THE WOODLEIGH RESIDENCES · BIDADARI ESTATE
THE WOODLEIGH CONDO · FACTSHEET
|Name||The Woodleigh Residences|
|Developer||Singapore Press Holdings & Kajima Development|
|Status||Mixed Development Condominium (Foreigners eligible to buy)|
|Address||121 Upper Aljunied Rd, Singapore 367878|
|Site Area||25,440.8 m² (273,844 sq ft)|
|Floor Area||89,042.8 m² (958,456 sq ft)|
|Tenure||99 years leasehold|
|T.O.P. Date||2nd Half of 2022|
|No. of Units||Approximately 680|
|Description||Mixed private residential-cum-retail development with about 680 residential units & communal facilities (The Woodleigh Residences) and close to 28,000 sq m of retail gross floor area (The Woodleigh Mall)|
WOODLEIGH RESIDENCES FLOOR PLANS
Kindly drop us a note below if you would like the Woodleigh Residence floor plans to be emailed to you.
From the total Gross Floor Area of 958,450 sq ft allowed for this site, SPH & Kajima could have built up to 825 units based on the minimum floor area standard permitted of 70 square metres. However they have gone for bigger units instead to cater more to families. There are no one bedroom apartments. Instead the unit types here from range from two to four bedroom homes.
WOODLEIGH RESIDENCE SITE PLAN
From the URA Master Plan, the Woodleigh Residences and Mall lies between Woodleigh MRT station on its immediate west, and faces Alkaff Lake and Bidadari Park on its east. Which means that most of the units facing east away from the hot afternoon sun, will also get some pretty park and lake views. On its north is a narrow green corridor.
The Woodleigh condominium and a landscape deck that houses the communal facilities sit atop several levels of retail shops in the podium block. This provides privacy, and shields it from traffic noise along Serangoon Road.
WOODLEIGH RESIDENCES SHOWFLAT · VIEWING
Please drop us a line via the Contact Form if you wish to view the Woodleigh Residence showflat. Advance appointments or virtual online only.
THE WOODLEIGH RESIDENCES PRICES · TYPES
UNIT TYPES . SIZES
|Unit Description||Type||No. of Units||Strata Area
|Total Number of Units||Approx. 680|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
WOODLEIGH RESIDENCES PRICE RANGES
Status as at 23 April 2018 – prices not finalised yet. Please drop us a note below if you wish to be kept posted on indicative pricing.
As with almost all new launches, detailed Woodleigh condo prices will only be announced on the Preview sales day. Indicative pricing will likely be released earlier.
The Woodleigh Residence 2.54ha site drew a total of 12 bids. SPH & Kajima won with a top bid of $1.132 billion (submitted by their subsidiaries Elara 1 Pte Ltd and Callisto 1 Pte. Ltd), a mere 1.3% higher than second placed Far East Organisation & Sekisui House.
The highest bid works out to $1,181 per square foot plot ratio (PSF PPR) for the land alone, based on the maximum gross floor area (GFA) of 958,450 sq ft allowed.
At that time, some consultants considered it bullish, noting that it was some 50% higher than the $775 PSF PPR paid back in August 2014 for The Poiz Centre and Poiz Residences site beside Potong Pasir MRT Station, that sold out a year ago.
That said, it was also acknowledged that the higher price was a reflection of more buoyant market sentiment. This has since evolved into a clearer trend of ever escalating prices, such that even less central sites are fetching similar prices now.
Given current trends, expectations are that Woodleigh Residences prices might start around SGD$2,000 PSF. This is what Park Place Residences, a mixed development at Paya Lebar MRT station, averaged in its phase 2 launch in March 2018. It is the most similar in terms of profile and city fringe location. Currently around 87% sold.
Moreover, Woodleigh Residence enjoys a better living environment than the Park Place site.
WOODLEIGH RESIDENCE SINGAPORE · DEVELOPER
Kajima developed 71 Robinson Road in the CBD, and luxury residences such as Sui Generis in the Balmoral area, and Bishopsgate Residences. It partnered Pontiac Land to develop Millennia Singapore and Regent Singapore.
Kajima Development is the property development arm of Singapore-based Kajima Overseas Asia, that is in turn the South-east Asia arm of Japan’s Kajima Corporation.
Their businesses include property development, construction, engineering & design. They have established local subsidiaries in each region, and tailored them to the specific conditions in each market to deliver quality projects.
WOODLEIGH RESIDENCES LOCATION · FEATURES
- Location. The Woodleigh Residences location is right in the heart of the new Bidadari estate, part of Toa Payoh town. Spanning 93ha, or roughly 10 million sq ft, Bidadari is bounded by Mount Vernon Road, Bartley Road, Upper Serangoon Road, and Sennett Estate.
Shops, F&B, Supermarkets, Banks. As a mixed development, the Woodleigh Residences directly connects to the Woodleigh Mall, a 28,000 sq ft retail development that will provide all your necessary (and even unnecessary) shopping needs.
As the SPH chairman Lee Boon Yang put it at the project’s ground-breaking: “We aim to transform this parcel of raw land into a much sought after oasis for homeowners to live close to park-land surroundings, yet enjoy the convenience of a well provisioned and vibrant mall.”
Lifestyle Features. In addition, residents here can also go to a nearby market square for a change, or walk around a scenic park and lake in front of the Woodleigh Residence location. The market square will house a food court and bus interchange.
Another highlight is the creation of a Bidadari Heritage Walk. It aims to preserve the rich heritage and memories of this estate. Flanked by a canopy of mature trees, the 700m long Heritage Walk will recap the history of Bidadari’s rich heritage. The walk will stitch Alkaff Lake with Bidadari Park, as a contiguous whole.
Schools. One of the attractions of the Woodleigh Residences location is that it is within the 1-2km catchment area of popular primary, secondary and international schools. For instance, it is within 1km of Cedar Girls and Maris Stella Primary and Secondary schools.
The southern part of the site is also within 1km of St Andrews Junior and Secondary schools. And the Stamford American International School is diagonally opposite the road.
Green Features. Bidadari’s green features include “car-light” planning. It will be designed to make it safe and convenient to cycle within the estate, to encourage residents to cycle or walk rather than take a car.
A 1.8km park connector will provide a direct cycling route from Kallang to Punggol through the estate. And the Bidadari Greenway will run alongside Bidadari Park Drive Road, forming a green spine.
Plans are afoot to incorporate car and bicycle-sharing schemes.
- Nearest MRT Station. Another key attraction of the Woodleigh Residence location is that it is right beside Woodleigh MRT station, directly connected to it actually. Come rain or shine, you can access the MRT network comfortably.
- Accessibility. From the Woodleigh condo location, it takes around 5 to 10 minutes drive to get onto the Pan Island Expressway, and from there to the other parts of Singapore.
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