Overview & Key Facts
FOREST WOODS is a 99 yrs lease commencing from 2016 condominium at LORONG LEW LIAN in District 19 (OCR), developed by , comprising 519 units.
Location & Connectivity
FOREST WOODS is approximately 440m from Serangoon MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Serangoon | North-East Line | 440m |
| Serangoon | Circle Line | 440m |
| Bartley | Circle Line | 1.1 km |
| Kovan | North-East Line | 1.3 km |
| Lorong Chuan | Circle Line | 1.4 km |
Schools & Education
20 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 390m |
| Cedar Primary School | Primary | 480m |
| Zhonghua Secondary School | Secondary | 680m |
| Zhonghua Primary School | Primary | 760m |
| Serangoon Secondary School | Secondary | 900m |
| Bartley Secondary School | Secondary | 1.1 km |
| Montfort Junior School | Primary | 1.1 km |
| Montfort Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 56 | $1,843 psf | $1,084,542 |
| 2 BR | 61 | $1,900 psf | $1,625,488 |
| 3 BR | 30 | $1,983 psf | $2,223,076 |
| 4 BR | 1 | $2,053 psf | $2,850,000 |
Market Position
FOREST WOODS has recorded 148 sales at an average price of $1,550,212.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FOREST WOODS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,096/mo | $1,084,542 | 3.43% |
| 2 BR | $3,735/mo | $1,625,488 | 2.76% |
| 3 BR | $4,814/mo | $2,223,076 | 2.60% |
| 4 BR | $6,943/mo | $2,850,000 | 2.92% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 35 | $1,679 psf | — |
| 2022 | 23 | $1,795 psf | ↑ 6.9% |
| 2023 | 14 | $1,910 psf | ↑ 6.4% |
| 2024 | 29 | $1,985 psf | ↑ 4.0% |
| 2025 | 37 | $2,031 psf | ↑ 2.3% |
| 2026 | 10 | $2,110 psf | ↑ 3.9% |
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FOREST WOODS prices sit at a fresh series high after a 3.9% gain on the prior period, now 25.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, long-term hold (10+ yr) and cpf-only buyers. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
FOREST WOODS is a 99 yrs lease commencing from 2016 development in District 19 (OCR), with 519 units, offering a gross yield of 2.9%.
At ~$2,048 psf, it represents a competitive entry point in the OCR segment.
Explore the full FOREST WOODS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FOREST WOODS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for FOREST WOODS?
Is FOREST WOODS freehold?
What is the rental yield for FOREST WOODS?
Which MRT is nearest to FOREST WOODS?
Sources & Next Steps
- FOREST WOODS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 148 transactions
- Rental data: 695 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 148 records analysed · Source: URA private-sale caveats