Overview Score
our consideration
Our Verdict
Norwood Grand presents a compelling option for buyers looking for an affordable new launch in a developing area. The project’s efficient unit layouts, strong developer reputation, and proximity to public transport are significant advantages. However, potential buyers should consider the current limitations in nearby amenities and the long-term appreciation potential given the location.
Norwood Grand: A Premier Living Experience in Woodlands
Norwood Grand, nestled at 50A Woodlands Drive 17 in Singapore’s District 25, epitomizes modern living with a touch of elegance. This 99-year leasehold condominium, developed by CDL Stellar Pte. Ltd., a subsidiary of City Developments Limited (CDL), offers an exciting blend of residential and commercial spaces. Spanning seven 12-storey buildings, it comprises an estimated 348 units designed to cater to diverse lifestyles.
Project Highlights & Features
- Prime Location: Positioned in the lively Woodlands neighborhood, Norwood Grand is close to a plethora of amenities, shopping destinations, and public transportation.
- Excellent Connectivity: Just a short 3-minute walk to Woodlands South MRT station on the Thomson-East Coast Line (TEL), ensuring seamless travel.
- Reputable Developer: Crafted by CDL, a name synonymous with high-quality projects.
- Diverse Unit Mix: Accommodates various needs with 1- to 4-bedroom apartments available in different layouts.
- Lush Landscaping: Features green spaces and water elements for a tranquil living environment.
- Modern Facilities: Offers a 50m lap pool, tennis court, gym, lounge areas, and child-friendly amenities.
Project FactSheet
| Category | Information |
|---|---|
| Developer | CDL Stellar Pte. Ltd. |
| District | 25 |
| Address | 50A Woodlands Drive 17 |
| Site Area | 14,432.5 sqm / 155,350 sq ft |
| Tenure | 99 years leasehold |
| Expected TOP | 2028 |
| Total Units | Est. 348 |
| Unit Types | 1- to 4-bedroom apartments |
| Architect | ADDP Architects LLP |
| Landscape Consultant | Tinderbox Pte Ltd |
Norwood Grand Prices
Indicative Prices for Specific Unit Types
Here are some indicative prices for specific unit types:
| Unit Type | Size (sq ft) | Approximate Price (SGD) |
|---|---|---|
| 1-Bedroom + Study | 495 | S$1.04 million |
| 2-Bedroom (2 Bath) | 624 | S$1.25 million |
| 3-Bedroom Deluxe | 872 | S$1.74 million |
| 3-Bedroom Premium + Study | 990 | S$1.98 million |
| 4-Bedroom Deluxe + Study | 1,173 | S$2.238 million |
Norwood Grand Floor Plans & Unit Types
Norwood Grand presents a variety of unit types suited for different household sizes and budgets:
- 1-Bedroom + Study (495 sq ft): 31 units
- 2-Bedroom (624-710 sq ft): Includes options like 2-Bath, Ensuite Study, Study
- 3-Bedroom (904-1,044 sq ft): Available in Deluxe, Study, Premium options
- 4-Bedroom (1,173-1,335 sq ft): Available in Deluxe, Premium options
With 38% of units being 2-bedroom and 28% as 4-bedroom, the focus is on families and those looking to upgrade.
| Unit Type | Unit Area (sq ft) | Number of Units |
|---|---|---|
| 1 Bedroom + Study | 49511 | 3111 |
| 2 Bedroom | 62412 | 7711 |
| 2 Bedroom + Ensuite Study | 66713 | 1114 |
| 2 Bedroom + Study | 71015 | 4315 |
| 3 Bedroom Deluxe | 87216 | 3315 |
| 3 Bedroom + Study | 90415 | 2215 |
| 3 Bedroom Premium + Study | 104411 | 3311 |
| 4 Bedroom Deluxe + Study | 117317 | 2218 |
| 4 Bedroom Premium + Study | 132412 | 7618 |
The table below provides a detailed breakdown of the Norwood Grand floor plans and unit types:
| UNIT TYPE | EST. SIZE (Sqft) | TOTAL UNITS | EST.% |
|---|---|---|---|
| 1 Bedroom + Study | 495 | 31 | 9% |
| 2 Bedroom (2 Bath) | 624 | 77 | 38% |
| 2 Bedroom + Ensuite Study | 667 | 11 | |
| 2 Bedroom + Study | 710 | 43 | |
| 3 Bedroom Deluxe | 872 – 883 | 33 | 25% |
| 3 Bedroom + Study | 904 | 22 | |
| 3 Bedroom Premium + Study | 1044 | 33 | |
| 4 Bedroom Deluxe + Study | 1173 | 22 | 28% |
| 4 Bedroom Premium + Study | 1313 – 1335 | 76 | |
| Total | 348 | 100% |
Norwood Grand
Urban Living with Impeccable Design
In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.
Norwood Grand Site Plan
The site plan for Norwood Grand incorporates lush landscaping, modern facilities, and a mix of residential blocks optimally oriented for views and ventilation. However, the detailed site plan has not been publicly released yet.Based on available information, here are some key features of the Norwood Grand site plan:
Residential Blocks
- Seven 12-storey residential blocks housing the 348 units
- Blocks thoughtfully positioned to maximize views and natural ventilation
- Estimated 8 units per floor plate
Facilities and Amenities
- 50m lap pool for exercise and leisure
- Tennis court for sports enthusiasts
- Well-equipped gym to support fitness goals
- Lounge areas for relaxation and social interaction
- Child-friendly amenities like playgrounds and kids’ pool
- Ample green spaces and water features interspersed throughout the development
Landscaping
- Lush greenery and landscaped gardens to create a tranquil living environment
- Possible inclusion of sky terraces and green decks to maximize green spaces
- Potential integration of a park connector or proximity to nearby parks
Others
- Sheltered drop-off point near main entrance
- Basement and/or multi-storey car park
- Provision for EV charging stations in car park
- Possible commercial space or childcare centre within the development
The site plan leverages the generous 155,350 sq ft land area to create a comprehensive living environment for residents. The architect ADDP Architects LLP and landscape consultant Tinderbox Pte Ltd will likely craft a site plan that balances functionality, aesthetics and sustainability.
Norwood Grand Location Map
Norwood Grand Location Map
Norwood Grand is strategically located at Champions Way in the vibrant Woodlands district of Singapore (District 25). This prime location offers residents a perfect balance of urban convenience and natural serenity.
Neighbourhood Amenities
The development is nestled in a thriving neighbourhood with easy access to a wide range of amenities:
Shopping and Dining
- Causeway Point (1.01km) – Major shopping mall with over 250 shops and restaurants
- Woodlands Civic Centre (0.87km) – Houses retail shops, eateries, and government services
- Vista Point (0.65km) – Neighbourhood mall with supermarket, food court, and shops
Educational Institutions
- Innova Primary School (0.22km)
- Singapore Sports School (0.14km)
- Christ Church Secondary School (0.49km)
- Woodgrove Secondary School (0.81km)
Parks and Recreation
- Woodlands Waterfront Park – Scenic park with jogging and cycling paths, playground
- Admiralty Park – Lush park with diverse flora and fauna, nature trails
Transportation Connectivity
Norwood Grand excels in providing seamless connectivity to the rest of Singapore via public transportation and major expressways.
MRT Stations
- Woodlands South MRT (TE3) on Thomson-East Coast Line (0.46km, 6-min walk)
- Woodlands MRT (NS9/TE2) interchange on North-South Line (1.09km)
The upcoming Woodlands South MRT station will provide direct access to key destinations like Orchard Road and Marina Bay.
Comprehensive Bus Services:
960, 962, 963, 964, 965, 966, 969
Woodlands Bus Interchange, part of the Woodlands Integrated Transport Hub, offers a variety of services.
Express Service 950E provides a swift connection to Orchard Road.
Additional key services include:
178, 187, 900, 901, 903, 911, 912, 913
Expressways
- Seletar Expressway (SLE)
- Bukit Timah Expressway (BKE)
These expressways offer quick access to the CBD and other regions of the island.
Johor-Singapore Causeway
Close proximity to the causeway facilitates convenient travel to Johor Bahru, Malaysia for work or leisure.
In summary, Norwood Grand’s strategic location in Woodlands offers unparalleled convenience, with a myriad of amenities and excellent connectivity. Residents can enjoy the best of urban living while being close to nature, making it an ideal choice for homebuyers seeking a well-balanced lifestyle.
Norwood Grand the Developer
Norwood Grand is shaping up as a premier development by CDL Stellar Pte. Ltd., a subsidiary of the esteemed City Developments Limited (CDL). Known for excellence since 1963, CDL is a pillar in Singapore’s real estate landscape.
CDL’s Impressive Track Record
CDL’s legacy in property development is unparalleled, showcasing an array of high-end projects within and beyond Singapore. Their portfolio includes:
- Luxury Condominiums: Gramercy Park, Boulevard 88, St Regis Residences, Nouvel 18, New Futura, Cliveden @ Grange, Amber Park.
- Waterfront Living: The Sail @ Marina Bay, The Oceanfront @ Sentosa Cove, The Pier at Robertson.
- Integrated Developments: South Beach Residences, Piccadilly Grand.
- Landed Homes: Residences @ Evelyn, Golden Hill Villas, Goldenhill Park.
CDL’s “Grand” series, featuring developments like Piccadilly Grand and Copen Grand, showcases their dedication to quality and innovation.
Commitment to Sustainability
A leader in green architecture, CDL aligns with Singapore’s eco-friendly goals by creating award-winning sustainable buildings. Their commitment to environmental responsibility is evident across their projects.
Awards and Recognition
CDL’s pursuit of excellence has garnered numerous accolades, including the BCA Quality Excellence Award and Euromoney’s recognition as the “Best Residential Real Estate Developer” in Singapore.
With such a robust track record, Norwood Grand is poised to continue CDL’s tradition of delivering outstanding and sustainable living spaces.
Who Should Consider Investing in Norwood Grand?
Norwood Grand offers a promising investment opportunity, thanks to its strategic location, extensive facilities, and competitive pricing. Here’s who should take a closer look:
HDB Upgraders and Growing Families
For those seeking to move from HDB flats, Norwood Grand is an excellent choice. Its diverse unit options cater to various family sizes, providing ample space for growing families. The proximity to schools such as Innova Primary School and a range of amenities make it particularly appealing for families with children.
Investors Seeking Rental Yield
Positioned near the Woodlands Regional Centre, Norwood Grand is ideal for investors aiming for rental income. Its location offers excellent connectivity, including the upcoming RTS Link to Johor Bahru, attracting both local and Malaysian tenants. With nearby rental yields ranging from 3.5% to 4.5%, Norwood Grand is likely to perform well due to its modern facilities and convenient MRT access.
Those Optimistic About Woodlands’ Growth
As the first private condo launch in Woodlands in over a decade, Norwood Grand provides a unique chance to capitalize on the area’s potential growth. The URA Master Plan outlines significant developments like the Woodlands Regional Centre and Northern Agri-Tech and Food Corridor, setting the stage for substantial appreciation.
Comparative Market Analysis
Starting at $1,908 psf, Norwood Grand is priced at a 32-48% premium over nearby resale condos such as Parc Rosewood and Rosewood. However, its recent facilities, efficient layouts, and MRT proximity justify this premium for many buyers. Notably, prices remain under $2,000 psf, competitive for a new OCR launch. Comparatively, last year’s J’den launch in Jurong East saw transactions at $2,451 psf.
Price Appreciation Potential
Norwood Grand shows strong potential for capital appreciation with an estimated MOAT score of 68-72%. Its strategic location and proximity to growth drivers support a positive outlook for price growth. Investors should consider a mid- to long-term horizon, as higher initial costs could temper short-term gains. To optimize returns, future prices may need to reach $2,300+ psf.
Rental Yield Considerations
Priced $500 psf lower than last year’s J’den launch, Norwood Grand appeals to investors seeking rental yield. With current gross rental yields of 3.5-4.5% in the vicinity, it offers an attractive proposition. However, investors should be mindful of the competition from HDB flats and ECs, as well as the limited availability of smaller units which might affect rental volume.
In essence, Norwood Grand presents a compelling option for HDB upgraders, family buyers, and investors confident in Woodlands’ future growth. While the price premium over nearby resale options warrants consideration, its strategic location and competitive pricing are strong advantages.
