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Home/District 22 - Boon Lay, Jurong/THE WOODS

THE WOODS

District 22OCR99 yrs lease commencing from 2010PropertyGuru

Project Details

Address
WESTWOOD AVENUE
Property Type
Strata Terrace
Total Units
N/A
Est. TOP
~2014
Tenure
99 yrs lease commencing from 2010
Price by Bedroom (median, 3yr)
5-Bed*
$2,508,000
13 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$625
13 transactions
Normalized PSF
$714
Raw $625 · Bala 92.1%
vs new D22 launches
-70.2%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

Could not load schools, MRT, and supply data right now.

PSF Trend

Transaction prices per square foot

More projects in District 22 - Boon Lay, Jurong ->
Last 3 years
  • THE WOODSOCR
    May 2026 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,628,888
    $657 psf
    — norm
    Resale
  • THE WOODSOCR
    Apr 2026 · D22 · 5-Bed* · 4,015 sqft · fl -
    $2,800,000
    $697 psf
    — norm
    Resale
  • THE WOODSOCR
    Nov 2025 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,650,000
    $662 psf
    — norm
    Resale
  • THE WOODSOCR
    Aug 2025 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,685,000
    $671 psf
    — norm
    Resale
  • THE WOODSOCR
    Jul 2025 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,550,000
    $637 psf
    — norm
    Resale
  • THE WOODSOCR
    Mar 2025 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,650,000
    $662 psf
    — norm
    Resale
  • THE WOODSOCR
    Feb 2025 · D22 · 5-Bed* · 4,015 sqft · fl -
    $2,508,000
    $625 psf
    — norm
    Resale
  • THE WOODSOCR
    Oct 2024 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,450,000
    $612 psf
    — norm
    Resale
  • THE WOODSOCR
    Jul 2024 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,388,000
    $596 psf
    — norm
    Resale
  • THE WOODSOCR
    Mar 2024 · D22 · 5-Bed* · 4,263 sqft · fl -
    $2,500,000
    $587 psf
    — norm
    Resale
  • THE WOODSOCR
    Feb 2024 · D22 · 5-Bed* · 4,004 sqft · fl -
    $2,300,000
    $574 psf
    — norm
    Resale
  • THE WOODSOCR
    Dec 2023 · D22 · 5-Bed* · 4,263 sqft · fl -
    $2,360,000
    $554 psf
    — norm
    Resale
  • THE WOODSOCR
    Aug 2023 · D22 · 5-Bed* · 4,015 sqft · fl -
    $2,200,000
    $548 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE WOODS22OCR5*-4,004$2,628,888$657—May 2026Resale
THE WOODS22OCR5*-4,015$2,800,000$697—Apr 2026Resale
THE WOODS22OCR5*-4,004$2,650,000$662—Nov 2025Resale
THE WOODS22OCR5*-4,004$2,685,000$671—Aug 2025Resale
THE WOODS22OCR5*-4,004$2,550,000$637—Jul 2025Resale
THE WOODS22OCR5*-4,004$2,650,000$662—Mar 2025Resale
THE WOODS22OCR5*-4,015$2,508,000$625—Feb 2025Resale
THE WOODS22OCR5*-4,004$2,450,000$612—Oct 2024Resale
THE WOODS22OCR5*-4,004$2,388,000$596—Jul 2024Resale
THE WOODS22OCR5*-4,263$2,500,000$587—Mar 2024Resale
THE WOODS22OCR5*-4,004$2,300,000$574—Feb 2024Resale
THE WOODS22OCR5*-4,263$2,360,000$554—Dec 2023Resale
THE WOODS22OCR5*-4,015$2,200,000$548—Aug 2023Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.