Woodlands Drive 17 · District 25 · 99-Year Leasehold Executive Condominium +65 6200 6220 WhatsApp Email
Clovelle of Woodlands executive condominium at Woodlands Drive 17

Woodlands Drive 17 · District 25 · Executive Condominium

Clovelle of Woodlands (Updated 2026)

A 99-year leasehold executive condominium on Woodlands Drive 17, by Sim Lian Group — under the five-year MOP framework.

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Woodlands Drive 17 · District 25 · Executive Condominium

560 Homes Beside Woodlands South

The larger of the two Woodlands Drive 17 parcels, roughly 490 metres from the Thomson-East Coast Line.

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Woodlands Drive 17 · District 25 · Executive Condominium

Built For The $16,000 Household

Sim Lian's newest executive condominium, on the income ceiling that applies to land tendered before August 2026.

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Clovelle of Woodlands — Latest Update

Register your interest — the balance units chart and transaction record go live as the sales programme opens. Nothing has been released yet, so what follows is a record of what is confirmed, not a countdown.

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Project Timeline

  • 9 Sep 2026 — Site published. Verified parcel facts, EC eligibility rules and the three financing calculators are live; see project details and indicative pricing.
  • 24 Aug 2026 — HDB raised the executive condominium income ceiling to S$18,000 for land tenders closing on or after that date. This parcel remains at S$16,000; the affordability calculator applies the correct ceiling.
  • 8 May 2026 — The Ministry of National Development extended the EC Minimum Occupation Period to ten years for tenders closing from that date. This parcel keeps the five-year framework — the payment scheme page covers what that means for financing.
  • 20 Jan 2026 — Land awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd at S$484 million. See the developer page.
  • 13 Jan 2026 — Tender closed with three bids. Sim Lian's bid of about S$794 per square foot per plot ratio set a record for executive condominium land.
  • 16 Oct 2025 — Parcel launched for tender on the Confirmed List of the 2H2025 Government Land Sales programme.

Woodlands Drive 17 · Executive Condominium

Clovelle of Woodlands at a Glance

Clovelle of Woodlands is the executive condominium planned for the second and larger of the two Woodlands Drive 17 land parcels, awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd in January 2026. The site runs to 26,979.9 square metres with a maximum gross floor area of 56,658 square metres at a plot ratio of 2.1, and the Housing and Development Board records an estimated yield of about 560 homes on a 99-year lease. It sits roughly 490 metres from Woodlands South station on the Thomson-East Coast Line, in District 25.

The single most useful thing to understand about this development is its date. Two policy changes landed in 2026 — one in May, one in August — and both attach to the land tender rather than to the buyer. Because this parcel closed tender on 13 January 2026, it falls on the earlier side of both. That gives it a five-year Minimum Occupation Period, privatisation at ten years, and a S$16,000 household income ceiling. Very few developments still in the pipeline can say the same.

99 yearsLeasehold tenure
~560Homes, estimated yield
~490 mTo Woodlands South MRT
D25Woodlands, Outside Central Region

Clovelle of Woodlands Location

Woodlands Drive 17 sits in the Woodlands South subzone, on the quieter southern edge of the town rather than in the middle of its retail core.

Woodlands South station on the Thomson-East Coast Line is about 490 metres away. That is a walk of roughly six or seven minutes, subject to where the development's entrance is finally sited.

From that platform the line runs south through Springleaf, Lentor and Upper Thomson to Orchard, Great World and the Marina Bay stretch without a change of train.

Two stops north is Woodlands North, the Singapore terminus of the Johor Bahru-Singapore Rapid Transit System Link. The Singapore station was completed in September 2026 and the shuttle is expected to enter service shortly after — a five-minute crossing that replaces an unpredictable Causeway queue.

Woodlands interchange one stop away puts the North-South Line within reach for households whose workplaces sit along the older corridor rather than on the Thomson line.

For drivers, the Seletar Expressway and the Bukit Timah Expressway are the two main arteries, with Woodlands Avenue 12 running along the eastern edge of the parcel.

The nearest bus stop is about 200 metres away, opposite Block 589, which matters more than it sounds for a household with a child who does not yet take the train alone.

The location page maps this out properly, and the amenities page covers what is within reach on foot.

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Clovelle of Woodlands Developer

Sim Lian Group began in 1976 as Sim Lian Construction and spent its first quarter century building rather than developing, moving into property development in 2001 with the formation of Sim Lian Land.

That order matters. The group builds what it develops, which is unusual among Singapore developers of its size and shows up in delivery schedules more than in marketing copy.

It listed on the Singapore Exchange Mainboard in 2000 and was taken private by the founding Kuik family in 2016, and has operated as a private group since.

Its executive condominium record is the relevant part here. Treasure Crest in Sengkang sold out in 2016 and was the best-selling executive condominium of that year; Wandervale in Choa Chu Kang reached 91% sold in the same period.

More recently the group has delivered Aurelle of Tampines and Rivelle of Tampines, and on the private side Treasure at Tampines, Emerald of Katong and The Botany at Dairy Farm.

It also holds a track record in retail and mixed use through Hillion Mall and Vision Exchange, which is worth knowing when reading how it handles a large site's common areas.

The developer page sets out the full record, and the project details page carries the parcel facts.

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Visit the Clovelle of Woodlands Showflat

No showflat has opened and no preview date has been announced. Anything you read elsewhere giving a specific date for this project is not sourced from the developer.

Registering now puts you in the group contacted first when the sales gallery schedule is confirmed, which for an executive condominium is more useful than it is for a private launch.

The reason is the balloting process. Executive condominium units are allocated by ballot with priority for first-timer households, so the preparation window before booking day does real work.

In that window you will want an HDB Flat Eligibility assessment, an In-Principle Approval from a bank, and a clear view of your CPF Ordinary Account balance.

We will also tell you plainly if your household does not qualify — the income ceiling and the 30-month property-ownership rule disqualify more households than people expect, and finding out at the sales gallery is a wasted morning.

Booking through us costs nothing. Executive condominium units are sold at the developer's price, and the commission is paid by the developer, not by you.

Register for an appointment, or work through the numbers first on the affordability calculator.

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The thing that makes this parcel different

Why January 2026 Matters More Than Anything Else About Clovelle of Woodlands

Executive condominium rules changed twice in 2026, and both changes are keyed to the date a land tender closed rather than the date a buyer signs. That produces a hard line through the pipeline. Developments on one side of it are governed by one set of rules for their entire life; developments on the other side are governed by another. Clovelle of Woodlands sits on the earlier side of both lines, and it will stay there.

Five years, not ten

On 8 May 2026 the Ministry of National Development doubled the Minimum Occupation Period for new executive condominiums from five years to ten, deferred full privatisation from ten years to fifteen, raised the first-timer allocation at launch from 70% to 90%, and removed the Deferred Payment Scheme. Those measures apply to Government Land Sales executive condominium sites with tender closing dates on or after 8 May 2026. This tender closed on 13 January 2026.

In practical terms: a household buying here occupies for five years from Temporary Occupation Permit, may then sell to Singapore Citizens and Permanent Residents, and reaches full privatisation at the ten-year mark. A household buying an executive condominium on a site tendered after May would be looking at ten and fifteen. For a couple in their early thirties that is the difference between a decision revisited in their late thirties and one revisited close to fifty. The MOP and resale guide works through the sequence in detail.

Sixteen thousand, not eighteen

At the National Day Rally on 23 August 2026 the executive condominium income ceiling was raised from S$16,000 to S$18,000, effective the following day. That change attaches to the land: it applies to new units in developments whose land sale tender closed on or after 24 August 2026, and expressly not to balance units in existing developments or to sites tendered before that date.

So the ceiling here is S$16,000, permanently. This cuts both ways and is worth stating honestly. If your household earns between S$16,000 and S$18,000 you are not eligible for this development, however much you like it, and you will be waiting for a later parcel. If your household is under S$16,000, the pool of buyers you are competing against on booking day is the same pool it has always been rather than a wider one. The affordability calculator applies the correct ceiling for this parcel rather than the headline figure.

What this does not mean

It does not mean the development is cheap, and it does not promise a return. The land was bought at a record rate for an executive condominium site, and land cost flows into pricing. What the date does is fix the rules of the holding period before anyone has seen a price list, which is unusual information to have this early. Read it as a constraint you can plan around, not as a case for buying. Our investment piece is deliberately even-handed about the limits of that argument.

The Sim Lian Group Record Behind Clovelle of Woodlands

Buyers assessing an unbuilt development are really assessing the developer, because everything else is a rendering. Sim Lian Group's history is longer on the construction side than the development side, and that shapes what you can reasonably expect.

The group started in 1976 as Sim Lian Construction, working through public and private building contracts including HDB work through the expansion decades. Development came later, in 2001, with the formation of Sim Lian Land. The construction arm did not go away; the group still builds what it develops, which removes one of the coordination layers that slows large residential projects down.

On executive condominiums specifically the record is strong. Treasure Crest in Sengkang, 504 units, launched in July 2016 and sold out, making it that year's best-selling executive condominium; more than 70% of it went in the first weekend. Wandervale in Choa Chu Kang, 534 units, reached 91% sold in the same year. Both were priced to move rather than priced to test the ceiling, which is a consistent pattern in this developer's launches. Aurelle of Tampines and Rivelle of Tampines continue the line.

On the private side, Treasure at Tampines is among the largest condominium developments built in Singapore, and Emerald of Katong and The Botany at Dairy Farm show the group working at very different scales and price points. The group also holds and operates retail through Hillion Mall and offices through Vision Exchange, so common-area specification is not an afterthought for it.

One caveat worth carrying. A strong sell-through record tells you a developer prices well; it does not tell you what this specific development will cost, and Sim Lian paid a record land rate for this parcel. The developer page sets out the full history, and the project details page keeps the parcel facts separate from the developer's history so you can weigh each on its own.

Getting Around From Clovelle of Woodlands

Woodlands has spent a decade turning from a terminus into a junction, and Woodlands Drive 17 is positioned for the version of the town that exists after that shift rather than before it.

The Thomson-East Coast Line

Woodlands South, roughly 490 metres away, is station TE3. Southbound the line runs through Springleaf, Lentor, Mayflower, Bright Hill and Upper Thomson before reaching Stevens, Orchard Boulevard, Orchard, Great World, Havelock and the Marina Bay stretch. For a household working in the central business district or around Orchard, that is a single-seat ride, which was not true of Woodlands before the line opened. Our guide to the line covers the full stopping pattern.

The Rapid Transit System Link

Two stops north at Woodlands North, the cross-border shuttle to Bukit Chagar in Johor Bahru will run a four-kilometre crossing in about five minutes with immigration cleared before boarding at the departure station. The Singapore station was confirmed structurally complete in September 2026. Opening timing has been reported variously as end-2026 and early 2027, so treat the precise date as unsettled and check the current position with the Land Transport Authority. Our RTS Link guide tracks what is confirmed. What is not in doubt is the direction of travel: a household with ties across the Causeway will find this the most convenient residential belt in Singapore for that trip.

Roads

The Seletar Expressway connects east towards Sengkang, Punggol and the Tampines Expressway; the Bukit Timah Expressway runs south towards the Pan Island Expressway and the western industrial belt. Woodlands Avenue 12 and Woodlands Drive 17 handle the local movements. Peak congestion in Woodlands is real and clusters around the Causeway approaches rather than around the residential streets, which is a distinction worth making before writing the town off on a bad traffic report.

Schools Within Reach of Clovelle of Woodlands

Woodlands is unusually well served for a town of its size, and the Woodlands South pocket in particular sits close to several levels of schooling at once.

Woodgrove Secondary School is the nearest secondary school at roughly 260 metres, close enough that a teenager walks rather than commutes. Innova Primary School is about 820 metres away, comfortably inside the one-kilometre band that carries priority in Primary 1 registration — though the band is measured from the development's final address, so treat it as indicative until that address exists. Other primary schools in the wider Woodlands catchment include Woodlands Primary and Woodgrove Primary.

Republic Polytechnic sits about 2.72 kilometres away, and Singapore American School, one of the largest international schools in the country, is roughly 2.58 kilometres from the site. For preschool, PCF Sparkletots at Admiralty Block 581 is around 390 metres away.

The practical point for a family buying here is that the school sequence does not require a move. A child can go from preschool to secondary school inside a two-kilometre radius, which is worth more over a decade than most of the features that get marketed harder. Our schools guide lists what is in the catchment, and the schools insight explains how the one-kilometre rule actually works.

Nearby, by distance

  • Woodgrove Secondary School — about 260 m
  • PCF Sparkletots @ Admiralty Blk 581 — about 390 m
  • Innova Primary School — about 820 m
  • Singapore American School — about 2.58 km
  • Republic Polytechnic — about 2.72 km

Distances are straight-line references from the land parcel, not walking routes, and not a substitute for the Ministry of Education's own distance tool once the development has an address.

Living in Woodlands South Around Clovelle of Woodlands

The immediate neighbourhood is residential rather than commercial, which is the point of this pocket. The nearest everyday amenities are close and small; the larger destinations are a short ride away rather than underfoot.

Vista Point, about 630 metres away, covers the daily run. ACE The Place Community Club is around 600 metres. My Family Clinic at Woodlands Glen is roughly 510 metres for the things a family actually needs a clinic for. Kampung Admiralty, about 1.52 kilometres away, brings a hawker centre, a medical centre and a community garden together in one of the more successful pieces of public architecture built in Singapore in the last decade.

Causeway Point and Woods Square at Woodlands Regional Centre are the larger draws, one stop away on the Thomson-East Coast Line at Woodlands, with the full range of retail, cinema and dining. Woodlands Health Campus, the integrated acute and community hospital campus that opened in phases from 2023, is the significant piece of infrastructure in the area and sits within the same broad radius. Our campus guide covers what it provides.

For green space, Woodlands Healing Garden is about 440 metres from the parcel; Admiralty Park with its long slides sits further west, and Woodlands Waterfront Park runs along the Straits of Johor with a view across to Malaysia. The parks guide covers the network, and the amenities page lists what is within reach by category.

Tenure, Scale and Site Facts for Clovelle of Woodlands

The parcel facts below come from the Housing and Development Board's tender record and are the only things about this development that are currently settled. Everything about the buildings themselves — heights, block count, unit mix, facilities, completion — is still with the developer.

Land parcelWoodlands Drive 17 (second parcel)
Tenure99-year leasehold
Site area26,979.9 sqm / approx. 290,409 sqft
Maximum gross floor area56,658 sqm / approx. 609,861 sqft
Plot ratio2.1
Estimated homesAbout 560 (HDB estimated yield; actual number may vary)
Land useExecutive Condominium
DeveloperSim Lian Land Pte Ltd and Sim Lian Development Pte Ltd
Tender closed13 January 2026
Land awarded20 January 2026
Land priceS$484,000,000 (about S$794 psf per plot ratio)
Planning areaWoodlands, Woodlands South subzone, District 25
Nearest MRTWoodlands South (TE3), approx. 490 m
Expected completionNot yet announced

Parcel figures per HDB's tender record for the Woodlands Drive 17 executive condominium site. The land rate is a cost to the developer and is not a home price.

Scale is the part most worth thinking about. At around 560 homes on a 2.69-hectare site, this is a substantial development rather than a boutique one, and that has real consequences: a fuller facilities deck, more units competing on resale later, and a longer construction programme than a small site would need. The project details page carries the same figures alongside what remains unconfirmed.

Priority list

Register Your Interest in Clovelle of Woodlands

Registering puts you on the list for the Clovelle of Woodlands price list, floor plans and preview dates the moment Sim Lian Group releases them. There is no obligation and no cost. If your household does not qualify under the executive condominium rules, or the unit mix will not suit you, we will say so rather than sell you a viewing.

What we send you

Cost to youNone — the developer pays the commission
ObligationNone — registering books nothing
Typical replyWithin a few hours during the day
If you do not qualifyWe will tell you plainly

Prefer to speak to someone? Call +65 6200 6220 or message us on WhatsApp.

Frequently Asked Questions

What is Clovelle of Woodlands at Woodlands Drive 17?

Clovelle of Woodlands is a 99-year leasehold executive condominium planned for the second Woodlands Drive 17 land parcel in District 25. The Housing and Development Board awarded the site to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd on 20 January 2026 for S$484 million, and records an estimated yield of about 560 homes on a 26,979.9 square metre site with a maximum gross floor area of 56,658 square metres.

Who is the developer of Clovelle of Woodlands?

The tenderers named by HDB are Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd, both part of Sim Lian Group. The group began in 1976 as Sim Lian Construction and moved into development in 2001. Its executive condominium record includes Treasure Crest in Sengkang, Wandervale in Choa Chu Kang, Aurelle of Tampines and Rivelle of Tampines.

Who is eligible to buy Clovelle of Woodlands?

Executive condominiums are sold under HDB eligibility rules. You must apply as a family nucleus with at least one Singapore Citizen, be at least 21, and keep average gross monthly household income within S$16,000. No applicant or occupier may own private residential property or have disposed of any in the preceding 30 months. Foreigners and corporate entities cannot buy a new executive condominium.

Why is the income ceiling for Clovelle of Woodlands S$16,000 and not S$18,000?

Because the ceiling attaches to the land rather than to the buyer. HDB raised the executive condominium ceiling to S$18,000 with effect from 24 August 2026, but only for sites whose land tender closed on or after that date. The Woodlands Drive 17 tender closed on 13 January 2026, so this development stays on the S$16,000 ceiling for its whole sales life.

What is the Minimum Occupation Period for Clovelle of Woodlands?

Five years from the issue of the Temporary Occupation Permit, with full privatisation ten years after that point. The overhaul announced on 8 May 2026 extended those periods to ten and fifteen years, but it applies only to land tenders closing on or after 8 May 2026. This parcel closed tender in January 2026 and therefore keeps the earlier framework.

How far is Clovelle of Woodlands from an MRT station?

Woodlands South station on the Thomson-East Coast Line sits roughly 490 metres from the site, a walk of about six to seven minutes depending on where the development's entrance is finally placed. Woodlands South is two stops from Woodlands North, the Singapore terminus for the Johor Bahru-Singapore Rapid Transit System Link.

How much will Clovelle of Woodlands cost?

No price list has been issued. Sim Lian Group has not published unit types, sizes or pricing, and this site carries no price figures until the developer releases them. The S$484 million tender figure is a land cost, not a home price. Register on the pricing page and you will receive the schedule on the day it is released.

What unit types will Clovelle of Woodlands offer?

The unit mix has not been confirmed. Executive condominiums on parcels of this size are typically weighted towards three- and four-bedroom layouts with a smaller number of five-bedroom units, but nothing is fixed until the developer issues floor plans. Anything published elsewhere as a confirmed mix for this project is inference, not information.

When is Clovelle of Woodlands expected to be completed?

A completion date has not been announced. The land was awarded in January 2026 and a development of this scale usually runs several years from award to Temporary Occupation Permit, but this site will publish a date only when it appears in developer or government material rather than estimating one.

How do I get the Clovelle of Woodlands floor plans and e-brochure?

Register your interest and we will send the e-brochure, floor plans, site plan and price list as each is released. Registering records interest and nothing more: it does not create a booking, a queue position or any claim on a unit.

See whether Clovelle of Woodlands fits your household, your timing and your budget before the preview opens.

Woodlands Drive 17 is a short-window launch. Get on the list, get the numbers, then decide.

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