Short answer: Forest Woods is a 519-unit, 99-year leasehold condo on Lorong Lew Lian in District 19, developed by City Developments Limited (CDL) with Hong Leong Holdings and TID. It was completed in 2020 and is about a seven-minute walk from Serangoon MRT interchange and Nex mall. Resales averaged S$2,095 psf over the past 12 months.
Updated 29 September 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.
What is Forest Woods?
| Developer | Serangoon Green Pte Ltd, a joint venture of City Developments Limited, Hong Leong Holdings and TID Pte Ltd |
| Address | 9, 9A, 9B, 11, 15, 17 and 19 Lorong Lew Lian (District 19, Serangoon) |
| Tenure | 99-year leasehold from 5 February 2016 (about 88 years left in September 2026) |
| Units | 519 homes in seven blocks of 12 storeys |
| Site area | About 1.4 ha |
| Launched | 8 October 2016 |
| Completed | 2020 |
| Nearest MRT | Serangoon (NE12/CC13), North-East and Circle lines, about 550 m or a seven-minute walk |
Sources: EdgeProp, 6 November 2015 (land tender, site area); CDL press release, 9 October 2016 (joint venture partners, launch, 519 units); EdgeProp, 25 November 2021 (seven blocks of 12 storeys); EdgeProp project page (developer entity, addresses, lease start, completion 2020); Stacked Homes (walking distance, based on OneMap routes).
The site was sold by the government. The 1.4 ha, 99-year site at Lorong Lew Lian drew 11 bids when its tender closed in November 2015. The top bid, S$321 million or S$710 psf per plot ratio over a maximum gross floor area of 452,138 sq ft, came from the CDL, Hong Leong Holdings and TID consortium (EdgeProp, 6 November 2015). We checked the arithmetic: S$321 million ÷ 452,138 sq ft is about S$710 psf ppr.
What unit types does Forest Woods have?
Forest Woods has one- to four-bedroom apartments plus penthouses. EdgeProp (25 November 2021) gives sizes of 490 to 1,450 sq ft for standard units and 2,050 to 2,570 sq ft for penthouses. At launch, CDL listed one-bedroom-plus-study units from S$688,000, two-bedders from S$838,000, three-bedders from S$1.1 million and four-bedders from S$1.65 million.
Facilities named by CDL at launch include a three-level clubhouse, a 24-hour indoor gym, a 150 m "Adventure Zone" and a 75 m pool.
How far is Forest Woods from Serangoon MRT?
Stacked Homes gives a walking distance of 550 m, or about seven minutes, to Serangoon interchange on the North-East and Circle lines, based on OneMap walking routes. CDL described it as a five-minute walk at launch. The site sits near the junction of Upper Serangoon Road and Upper Paya Lebar Road, close to Nex mall and the Serangoon bus interchange. Bartley station on the Circle Line is about 1 km away. Check OneMap for your own route.
How much has Forest Woods sold for?
| Period | Figure | Source |
|---|---|---|
| Land tender, November 2015 | S$321 million, S$710 psf ppr, 11 bids | EdgeProp, 6 November 2015 |
| Launch weekend, 8 to 9 October 2016 | 337 of 519 units (65%) sold, average S$1,400 psf | CDL press release, 9 October 2016 |
| 2016 to 2021 | All 519 new units sold (380 in 2016) | Stacked Homes, from URA caveats |
| Last 12 months to September 2026 | 22 sales, average S$2,095 psf, range S$1,749 to S$2,505 psf (S$930,000 to S$3.13 million) | Stacked Homes; EdgeProp gives the same average and range |
| 14 August 2026 | S$3.13 million (S$2,505 psf) for a 1,249 sq ft 4-bedroom | Stacked Homes |
| 18 August 2026 | S$1.27 million (S$2,000 psf) for a 635 sq ft 2-bedroom | Stacked Homes |
We checked the arithmetic: S$3.13 million for 1,249 sq ft is about S$2,506 psf (the psf figure uses the unrounded price), and S$1.27 million for 635 sq ft is S$2,000 psf. Stacked Homes' yearly averages rose from S$1,408 psf in 2016 to S$2,134 psf in 2026 (January to September). Averages mix unit sizes and floors, so compare like-for-like units using URA caveats before drawing conclusions.
By size over the last 12 months, Stacked Homes lists 2-bedroom resales at an average of S$2,029 psf (S$1.24 million to S$1.55 million) and 4-bedroom resales at S$2,293 psf (S$2.81 million to S$3.13 million).
What do Forest Woods units rent for?
Stacked Homes recorded 130 leases starting between September 2025 and August 2026, with a median rent of S$3,900 a month. Medians by type were S$3,300 for 1-bedroom, S$3,900 for 2-bedroom, S$5,000 for 3-bedroom and S$6,800 for 4-bedroom units (four leases only). We do not quote a rental yield, because estimates differ between sites and a yield depends on each buyer's purchase price.
Who might Forest Woods suit?
This is a summary of trade-offs, not a recommendation. Forest Woods' distinctive features are its walk to an MRT interchange with two lines, a regional mall and a bus interchange, and a mid-rise layout of 12-storey blocks. The trade-offs: it is a 99-year lease that started in 2016, and resale prices have risen well above the S$1,400 psf launch average, so entry costs are no longer those of the launch. Our guide to lease decay and CPF rules explains how remaining lease affects financing, and the ABSD guide covers stamp duties on second and later purchases. For another Serangoon project, see our Affinity at Serangoon review.
FAQ
Who developed Forest Woods? Serangoon Green Pte Ltd, a joint venture of City Developments Limited, Hong Leong Holdings and TID Pte Ltd.
Is Forest Woods freehold? No. It is a 99-year leasehold from 5 February 2016.
When was Forest Woods completed? In 2020, according to EdgeProp and Stacked Homes.
How many units does Forest Woods have? 519 homes in seven 12-storey blocks.
How far is Forest Woods from Serangoon MRT? About 550 m, or a seven-minute walk, according to Stacked Homes.
What was Forest Woods' launch price? Units sold over the launch weekend of 8 to 9 October 2016 averaged S$1,400 psf, according to CDL.
Correction
29 September 2026: An earlier version of this page gave the address as "2 Woodlands Avenue 1", named only CDL and Hong Leong Holdings as developers, and said Forest Woods was completed in 2015 on a lease from 2012, with units from 484 to 1,808 sq ft including five-bedroom homes, about 89 years of lease left, and an 850 m walk to Woodleigh MRT. Forest Woods is on Lorong Lew Lian, was developed by a CDL, Hong Leong Holdings and TID joint venture, was completed in 2020, and has a 99-year lease from 5 February 2016 (about 88 years left). Its nearest station is Serangoon, about 550 m away. Unsupported claims that it adjoins the Central Catchment Nature Reserve and primary forest, and claims about nearby schools, Lower Peirce Reservoir, rental premiums and expatriate demand, were removed, as was an offer of a paid "full report".
Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developer.
Sources
- EdgeProp: Lorong Lew Lian articles, including "Lorong Lew Lian residential site attracted 11 bids" (6 November 2015)
- CDL: Strong response to CDL's Forest Woods over first weekend launch (9 October 2016)
- EdgeProp: Forest Woods impresses with its complementary approach to its surrounding landscape (25 November 2021)
- EdgeProp: Forest Woods project page (lease start, addresses, 12-month prices; checked 29 September 2026)
- Stacked Homes directory: Forest Woods (prices, rents, walking distance; URA data to September 2026)
- OneMap (Singapore Land Authority) (walking routes)
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