Fresh shoots of development are sprouting in Woodlands. Since June 2024, this suburban enclave has dominated news headlines, highlighting a wave of new developments spanning housing, lifestyle and workspaces.
Much of the excitement stems from the upcoming Johor Bahru-Singapore Rapid Transit System (RTS) and the formation of a Johor-Singapore Special Economic Zone (JS-SEZ), key initiatives that will enhance cross-border connectivity and strengthen Woodlands’ strategic position.
Norwood Grand, Woodlands’ first residential launch since 2012, saw 84% of the 348 units sold on its launch weekend last October, reflecting a strong demand for new homes in the area (Photo: City Developments)
Meanwhile, the residential market is seeing a resurgence. Norwood Grand, Woodlands’ first residential launch since 2012, saw 84% of the 348 units sold on its launch weekend last October, reflecting a strong demand for new homes in the area.
In early February 2025, HDB launched 1,563 Build-To-Order (BTO) flats located within walking distance of Singapore’s northern waterfront and near Woodlands Checkpoint, adding a fresh supply of housing to the new Woodlands North Coast precinct.
In early February 2025, HDB launched 1,563 Build-To-Order (BTO) flats at the new Woodlands North Coast precinct (Picture: HDB)
Liveability ranks highly in the north
According to the Department of Statistics Singapore estimates from June 2024, the Woodlands Planning Area is home to 255,460 residents. Its population base has grown over 4% in the last 14 years, underscoring its transformation into a bustling, well-connected precinct as Singapore’s fifth most populous planning area after Tampines, Bedok, Sengkang and Jurong West.
The opening of the integrated healthcare complex Woodlands Health Campus last July further strengthened its position as a major health hub for residents and working professionals.
In terms of housing trends alone, we see the popularity of the north region continuing to grow. A recent Knight Frank survey of 1,200 respondents across Singapore’s suburban areas — northern, northeastern, eastern and western regions — confirms Woodlands’ rising appeal. Respondents rank it highly for good transport connectivity, convenient access to daily essentials and the benefits of comfort, convenience and community.
Interestingly, Woodlands is one of few housing estates in Singapore where legacy and innovation meet; well-loved places co-exist with forward-looking developments, ensuring sustainability and community vibrancy.
Connectivity: the backbone of Woodlands’ growth
A key element of Woodlands’ evolution is its transport infrastructure. The Thomson-East Coast Line gets commuters from Woodlands to Orchard in just 30 minutes, while travel to the Central Business District takes about 45 minutes.
Feasibility studies are underway for the proposed construction of the Seletar Line, part of the Land Transport Master Plan 2040. This line will serve areas such as Woodlands and the Greater Southern Waterfront, shortening commutes even further.
From the Woodlands MRT Station on the Thomson-East Coast Line, commuters can get to Orchard in just 30 minutes (Photo: Samuel Isaac Chua/EdgeProp Singapore)
In our view, streamlined daily commutes will support living and working within or close to Woodlands. Our findings reflect these commuting trends:
• About 54% prefer a 30-minute travel time to their workplace.
• 48% prefer working within one to three stops of an MRT interchange station.
• 43% would opt for a 10 to 15-minute walk to their office, reflecting a growing preference for walkable workplaces.
These insights reinforce the attractiveness of working closer to home. Given how HDB housing prices in the north can be generally lower than other suburban estates in Singapore, data on relocation is also telling.
While 28% of respondents will not consider moving to the north, 32% are open to exploring housing options in Woodlands within the next three years or more. Some 19% see themselves making the move in two or three years, suggesting Woodlands could grow its resident population and workforce and attract more commercial demand for businesses and industries in areas such as Lim Chu Kang and Senoko.
The enhanced connectivity to Johor Bahru will expand shopping and dining options for Singapore residents — especially those living and working in the north (Photo: Albert Chua/EdgeProp Singapore)
Goodbye working downtown, hello decentralisation?
The rise of the Woodlands Regional Centre (WRC) aligns with Singapore’s decentralisation strategy.
As the largest economic hub in the north, WRC is designed to serve a growing working population while alleviating congestion in the CBD.
Survey results reveal that workplace preferences align with the advantages of decentralised business hubs:
• A high 68% want an affordable and greater variety of F&B near their workplace.
• 61% prefer smaller lunch crowds compared to the congestion in the CBD.
Beyond its residential appeal, Woodlands is also emerging as a key node in Singapore’s northern industrial and business landscape, supporting multiple sectors such as food manufacturing and distribution and business services.
Other workspace options in the area include Woods Square, comprising offices, a childcare centre, F&B and retail services, a modern workplace with facilities such as a gym and swimming pool, collaborative areas for teamwork and public atrium space for placemaking.
WRC’s receptiveness is gaining ground. Compared with one-north, Paya Lebar, Tampines and Jurong East, survey data shows 35% of respondents see Woodlands as the most exciting regional centre in Singapore to work in, adding that they would consider seeking employment opportunities there. Among residents of the northeast region, 31% would consider employment opportunities in Woodlands for its accessibility and lower transport costs.
Once the RTS Link is completed, cross-border access looks set to improve even further. The six-minute commute to Johor Bahru will enable seamless weekend getaways, dining experiences and retail therapy (Source: MyMRT.com.my)
Expanding live-play options in Woodlands
As Singapore residents doggedly pursue work-life balance, Woodlands has plenty to offer as an ideal living setting via offerings both within the area and beyond the border.
Survey insights show the pursuit of wellness is well sought after:
• 40% prioritise proximity to green spaces
• 41% spend weekends reconnecting with nature at parks, gardens or the zoo.
Residents in the north have access to lifestyle and entertainment options catering to nature lovers, young families and sports enthusiasts. Key nature destinations include the Mandai Boardwalk and Mandai Wildlife Reserve, which includes the latest attraction, Rainforest Wild Asia.
Beyond these, extensive options are available across the Causeway. Shopping, dining, enjoying massages, golfing and family attractions such as Legoland are complemented by a very favourable currency exchange rate and accessibility by car or public transportation.
Once the RTS Link is completed, cross-border access looks set to improve even further. The six-minute commute to Johor Bahru will enable seamless weekend getaways, dining experiences and retail therapy. Survey data suggests this trend is already taking shape:
• 50% visit Johor at least once every two or three months.
• 27% head to Johor at least monthly for leisure and recreation.
The enhanced connectivity to Johor Bahru will expand shopping and dining options for Singapore residents — especially those living and working in the north. In particular, mall landlords in the north would be motivated to pivot their trade mix and services to offer a differentiated experience from competitors across the Causeway.
As Singapore residents doggedly pursue work-life balance, Woodlands has plenty to offer as an ideal living setting via offerings both within the area and beyond the border (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Singapore’s latest work-live-play destination
Woodlands is uniquely positioned to emerge as a future-forward environment unlike any other in Singapore. The confluence of factors such as geographical location, established and growing business infrastructure, modern amenities, green spaces, proximity to nature, lifestyle offerings, and ambitious development plans makes it more than just an appealing neighbourhood to live, work, and play.
In our view, the mix of residential, commercial and recreational spaces will continue to evolve in a way that keeps them fresh and appealing.
This would create a wealth of interesting opportunities to be explored not just by residents looking for a different living environment but also by business owners in search of a value-added workplace, developers scouting for good investment yields or families looking to get the most out of their leisure hours.
We look forward to Woodlands’ dynamic growth story and seeing its transformation in line with the URA Master Plan and other initiatives to come.
Alice Tan is the head of consultancy at Knight Frank Singapore
