Windermere
Overview & Key Facts
Windermere is a 395-unit Executive Condominium at 20–32 Choa Chu Kang Street 64 in District 23, developed by ST Windermere Park Pte Ltd — the residential arm of Singapore Technologies Properties — and designed by Heah Hock Heng & Partners. Completed in 2000 on a 99-year lease from 1997, the development spans seven blocks of up to 24 storeys on a generous 20,010 sqm site. Named after the famous lake in Cumbria, England, its landscaping was intended to evoke a lakeside resort atmosphere — an ambitious concept that the generous land plot partially delivers, even if the execution is more suburban Singapore than English countryside.
As a fully privatised EC, Windermere carries no remaining resale restrictions: any nationality can purchase, and there is no Minimum Occupation Period to serve. This open-market status is a genuine advantage over newer ECs in the area that still carry 5–10 year restrictions. The development’s unit mix is exclusively 3-bedroom configurations ranging from 119 to 254 sqm — large by today’s standards, where new-launch 3-bedrooms routinely come in under 100 sqm. Stacked Homes notes that despite being a 395-unit development, the wide block spacing and surrounding low-rise context make it feel less dense than smaller projects in the area.
The headline concern is the lease: 70 years remaining today, and just 60 years a decade from now. At that point, CPF usage and bank loan restrictions begin tightening materially. For owner-occupiers planning a long stay, this is manageable. For investors or buyers with a 10–15 year exit horizon, the arithmetic of lease decay demands careful thought. Windermere is, fundamentally, a spacious and well-maintained family home in a quiet corner of Choa Chu Kang — but it is not a set-and-forget investment.
Location & Connectivity
Windermere’s location is defined by one standout advantage: Yew Tee MRT (North-South Line) sits just 0.34 km away — a flat 5-minute walk that is comfortably achievable even in Singapore’s heat. For a 25-year-old EC in the OCR, this level of MRT proximity is genuinely uncommon and constitutes the single strongest argument for the development. The North-South Line provides a direct, no-transfer ride to Orchard (35 minutes) and Raffles Place (45 minutes), making it viable for CBD commuters willing to trade journey time for affordable quantum.
Daily amenities cluster around Yew Tee MRT. Yew Tee Shopping Mall and Yew Tee Square sit beside the station, offering a FairPrice supermarket, food court, and a handful of F&B outlets. These are functional rather than aspirational — residents needing a broader retail experience head to Lot One Shoppers’ Mall at Choa Chu Kang MRT (one stop away) or Hillion Mall at Bukit Panjang (accessible via the Pang Sua Park Connector from Windermere’s back gate). For drivers, the KJE, BKE, and PIE are all within a 5-minute drive, putting the CBD approximately 25 minutes away off-peak.
For families, Yew Tee Primary School is essentially next door at 0.39 km, placing Windermere within the coveted 1 km priority enrollment zone. Choa Chu Kang Primary sits at 0.91 km. The Pang Sua Park Connector runs directly behind the development — accessible through a back gate in the car park — offering a scenic route for jogging and cycling that connects all the way to Bukit Panjang and Junction 10.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | primary | Within 1 km |
| Choa Chu Kang Primary School | primary | Within 1 km |
| Regent Secondary School | secondary | ~1.0 km |
| Kranji Primary School | primary | ~1.3 km |
| Unity Primary School | primary | ~1.7 km |
| West Spring Primary School | primary | ~1.8 km |
| West Spring Secondary School | secondary | ~1.9 km |
Facilities
For a development completed in 2000, Windermere’s facilities roster is comprehensive by any measure. The centrepiece is a swimming pool complex featuring a main lap pool, a wading pool for children, a water fountain feature, and a jacuzzi. Beyond water amenities, the development includes an outdoor tennis court, a half basketball court, a well-equipped gymnasium, sauna, games room with billiard and mahjong tables, a KTV room, BBQ pits, children’s playground, jogging track, multi-purpose hall, and a clubhouse. The covered basement car park — generous by EC standards — feeds directly into the grounds, and 24-hour gated security is standard.
“We checked out Windermere, tucked away in Choa Chu Kang. It’s peaceful here — really a nice break from the city’s constant buzz. The complex layout feels thoughtfully designed, with lots of amenities for residents. There’s a pool that looks perfect for unwinding on a hot afternoon.”
— Visitor review via COS.sg
The facilities show their age in some areas — finishings are clearly from the late 1990s, and the gym equipment, while functional, lacks the polish of newer developments. However, the MCST has maintained the grounds well: landscaping is lush, common areas are clean, and the overall presentation belies the development’s 25-year age. The generous land area of over 20,000 sqm means facilities are spread out rather than stacked on a single deck, giving the compound a low-density, resort-like feel that newer, land-scarce ECs simply cannot replicate. The laundry and dryer facility in the clubhouse is a practical touch that many newer condos omit.
Unit Sizes & Layout
Windermere offers exclusively 3-bedroom units, ranging from 119 sqm (approximately 1,281 sqft) to 254 sqm (2,734 sqft) across its 395 units in seven blocks of up to 24 storeys. By contemporary standards, these are exceptionally generous — even the smallest 3-bedroom here is larger than most new-launch 4-bedroom units. A Stacked Homes reviewer noted that the architect deserves credit for attention to liveability: layouts are practical with proper dining areas, usable kitchens, and bedrooms that can comfortably fit a queen bed with side tables.
The area around Windermere is characterised by low-rise buildings and large open spaces, which means even lower-floor units benefit from decent ventilation and natural light. The wide block spacing reinforces this — despite 395 units, the development feels more spacious than many newer ECs with fewer units on tighter sites. Units on higher floors enjoy expansive views over the Choa Chu Kang landscape, including the Pang Sua Canal corridor and the greenery of the surrounding area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 17 | $882 | $1,129,294 |
| 4 BR | 52 | $835 | $1,217,605 |
| 5 BR | 3 | $859 | $2,066,667 |
Pricing & Market Position
Based on 72 recorded transactions, sale prices range from $880,000 to $2,630,000, averaging $1,232,131 (~$1,027 psf).
Rents range from $2,200 to $5,380 per month across 108 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 50.2% (from $704 to $1,057 psf).
Neighbourhood Comparison
The most direct comparison is with Yew Mei Green, the 712-unit EC located directly across the road. Yew Mei Green shares the same 99-year lease from 1997 and similar proximity to Yew Tee MRT, but averages a higher PSF of approximately $1,080 — partly due to more recent renovation activity and a larger unit count that generates more transaction volume. Notably, Yew Mei Green has recorded 155 unprofitable transactions since launch compared to Windermere’s 65, suggesting Windermere buyers have generally timed their entries and exits more favourably. The Quintet, further along Choa Chu Kang Street 64, offers a newer lease (99 years from 2003) and averages $1,099 PSF — the 6-year lease premium translating to roughly 8% higher pricing, a useful benchmark for quantifying lease decay impact in this micro-market.
For buyers considering newer alternatives, The Rainforest (TOP 2016) and Wandervale (TOP 2018) sit within the broader Choa Chu Kang catchment with significantly fresher leases and have recorded zero unprofitable transactions. However, their unit sizes are markedly smaller and quantum higher in absolute terms. The upcoming Warren Golf & Country Club redevelopment — a 42-hectare site slated for residential development — will eventually bring new supply to the area, though this is a 2030s story. For pure value on a per-square-foot basis with MRT walkability, Windermere remains competitive — but buyers must weigh the lease trajectory against the space premium. A 5–7 year own-stay with a clear exit plan is the sweet spot; a 20-year hold faces the hard reality of crossing the 60-year lease threshold that materially constrains the next buyer’s financing options.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WINDERMERE | 99 yrs lease commencing from 1997 | 2000 | 395 | $1,027 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WINDERMERE across multiple dimensions.
What Residents Say
“Quiet and peaceful, 7 min walk to MRT and supermarket. Nice landscaping and spacious grounds. Recommended for families with children and anyone who enjoys the outdoors.”
— Resident review via SingaporeExpats
“I must salute the architect of Windermere for his or her attention to liveability. The units are spacious, the greeneries are superb with many palm trees and pretty views. Even the ground floor is very breezy due to the lack of blockage from surrounding low-rise buildings.”
— Homebuyer review via Stacked Homes
“Most important is it’s well maintained with nice neighbourhood. Amenities are wonderful — 5-minute walking distance to Yew Tee MRT, eateries, food courts, wet market and supermarket. The car park opens to the park connector through a back gate, which brings you all the way to Hillion Mall and Junction 10.”
— Owner review via PropertyGuru
The consistent themes across review platforms paint a clear picture. Residents praise the spacious layouts, well-maintained grounds, and the quiet, breezy environment that the low-density surroundings provide. The walkability to Yew Tee MRT and nearby amenities is frequently cited as a key advantage. Families highlight the park connector access, playground facilities, and school proximity. The recurring negatives are relatively mild: the age of internal finishings (kitchens and bathrooms often need renovation upon purchase), the proximity to the Sungei Kadut industrial area, and the limited retail options at Yew Tee compared to Choa Chu Kang town centre. Several long-term residents note that the MCST management has been consistent and responsive, keeping maintenance fees reasonable for the level of facilities provided.
Strengths & Weaknesses
- Yew Tee MRT just 0.34 km away — genuine 5-minute walk, rare for an EC of this vintage
- Exceptionally spacious units (1,281–2,734 sqft) — larger than most new-launch 4-bedrooms
- Fully privatised EC — no MOP or foreign buyer restrictions, immediate open-market resale
- Affordable quantum — average $1,230,823, well below new-launch OCR pricing
- Yew Tee Primary School within 1 km priority enrollment zone (0.39 km)
- Pang Sua Park Connector accessible via back gate — jogging/cycling to Bukit Panjang
- Generous 20,010 sqm land area creates low-density, breezy feel despite 395 units
- Full condo facilities: pool, tennis court, gym, sauna, BBQ, basketball court, KTV room
- Healthy 3.71% gross rental yield supported by MRT proximity and employment catchment
- Well-maintained grounds and responsive MCST management despite 25-year age
- 99-year lease from 1997 — only 70 years remaining, dropping to 60 in a decade
- CPF and bank loan restrictions will tighten materially as lease crosses 60-year mark
- En-bloc score of 42/100 — 80% consensus among 395 owners is a high bar
- Adjacent to Sungei Kadut industrial estate — rejuvenation planned but currently unappealing
- Internal finishings dated (late 1990s) — most units require kitchen and bathroom renovation
- Limited retail at Yew Tee — only basic shopping mall and food court near MRT
- Walkability score of 45/100 — amenities beyond Yew Tee MRT cluster are limited
- All units are 3-bedroom — no smaller or cheaper entry point for singles or couples
- PSF appreciation slowing as lease decay accelerates relative to newer competitors
Verdict
Windermere occupies a distinctive position in Singapore’s EC landscape: a fully privatised, spacious family home with excellent MRT access at a quantum that remains accessible to HDB upgraders. At an average PSF of $1,017, it undercuts newer OCR condos significantly — and the sheer size of units (up to 2,734 sqft) means buyers get a volume of living space that is simply unavailable in new launches at any price point. The 0.34 km walk to Yew Tee MRT is a tangible daily convenience that many newer, more expensive developments cannot match.
The honest weaknesses centre on one word: lease. At 70 years remaining, Windermere has entered the zone where lease decay becomes a progressively larger factor in every transaction. In 10 years, the remaining lease drops to 60 years — the threshold at which CPF usage restrictions begin biting hard and bank valuations become more conservative. The en-bloc score of 42/100 reflects the mathematical reality: with 395 units needing 80% consensus and a land value that may not justify the collective sale premium required, an en-bloc exit is unlikely to materialise within a reasonable timeframe. The proximity to the Sungei Kadut industrial estate, while slated for rejuvenation, is currently a negative for some buyers.
For owner-occupiers — particularly families with school-age children who value Yew Tee Primary’s proximity, generous unit sizes, and a quiet residential environment — Windermere delivers genuine value at a price point that leaves financial headroom. The 3.71% gross yield confirms healthy rental demand, supported by the MRT walkability and the nearby employment catchment. For investors, the calculus is more nuanced: rental returns are solid today, but the exit strategy must account for a buyer pool that will face increasing financing constraints as the lease shortens. Windermere is best suited to buyers who intend to live here for 5–10 years and appreciate what a 25-year-old EC does well — space, location, and value — rather than those seeking capital appreciation or a long-term hold.