Clovelle of Woodlands EC clubhouse pavilion wrapped in timber slats above the resort pool at sunset
Clovelle of Woodlands EC lagoon pool with sculptural timber cabanas and tropical planting
Clovelle of Woodlands EC residential blocks rising behind the landscaped pool deck and sun loungers

New Executive Condominium · Target Launch Q2 2027

Clovelle of Woodlands EC · Woodlands Drive 17

About 570 homes by Sim Lian Group · Beside Woodlands Health Campus · ~5 min walk to Woodlands South MRT (TE3)

Project Overview

What is Clovelle of Woodlands?

Clovelle of Woodlands is an upcoming Executive Condominium by Sim Lian Group at Woodlands Drive 17, District 25. The 99-year leasehold site of about 290,412 sq ft sits next to Woodlands Health Campus, within about 5 minutes' walk of Woodlands South MRT (TE3). About 570 units are planned, with a target launch in Q2 2027.

Last updated

Developer
Sim Lian Group
Units
~570
Tenure
99-year leasehold
Site area
290,412 sq ft
Nearest MRT
Woodlands South TE3
District
D25 · OCR
Land rate
$794 psf ppr
Target launch
Q2 2027
Clovelle of Woodlands: key facts
Project nameClovelle of Woodlands (Clovelle Woodlands, Clovelle EC)
Property typeExecutive Condominium (EC)
AddressWoodlands Drive 17, Singapore (District 25)
DeveloperSim Lian Land Pte Ltd and Sim Lian Development Pte Ltd (Sim Lian Group)
Tenure99 years leasehold
Site areaAbout 290,412 sq ft (2.7 ha), plot ratio 2.1
Maximum gross floor area609,867 sq ft
Estimated unitsApproximately 570
Land price$484 million ($794 psf ppr), tender closed 13 January 2026
15-month date20 April 2027
Target launchQ2 2027
EC rules that apply5-year MOP, $16,000 household income ceiling, full privatisation after 10 years

Sources: EdgeProp Singapore, 13 Jan 2026: Sim Lian submits top bid of $794 psf ppr for second EC site at Woodlands Drive 17; HDB, Upcoming EC developments list (updated 2 Apr 2026); ERA Singapore, Woodlands Drive 17 (EC) GLS site analysis. Unit count and launch timing as stated for the project.

Latest News

Clovelle of Woodlands news and updates

Every milestone for the Woodlands Drive 17 EC, from land tender to launch. Last updated .

Name revealedOct 2026

Woodlands Drive 17 EC is named Clovelle of Woodlands

Sim Lian's second Woodlands Drive 17 EC site now has its project name. About 570 units are planned, with a target launch in Q2 2027.

Project overview → Launch timing20 Apr 2027

The 15-month date falls on 20 April 2027

The 15-month mark from the land award is 20 April 2027. Preview and booking are targeted for the second quarter of 2027.

See the timeline → Developer track recordMar 2026

Sim Lian's Rivelle Tampines sold 92.5% on launch day

529 of 572 units were sold at an average of $1,893 psf, a useful benchmark for how Clovelle of Woodlands may be priced.

Price analysis →

EC Land Tender · Closed 13 January 2026

Who won the Woodlands Drive 17 EC tender for Clovelle of Woodlands?

Sim Lian Group won the site with a top bid of $484 million, or $794 psf per plot ratio, when the tender closed on 13 January 2026. Three bids were received. The land rate was about 1.5% above the $782 psf ppr that City Developments paid for the neighbouring Woodlands Drive 17 EC site in August 2025, setting a new high for EC land.

$794
psf ppr · Top bid

Record EC land rate in January 2026

$484M
Top bid for the 290,412 sq ft site, 99-year lease
3 bids
The top two were less than 0.5% apart ($794 vs $790 psf ppr)
+1.5%
Above CDL's $782 psf ppr for the first Woodlands Drive 17 EC site (Aug 2025)
Woodlands Drive 17 EC tender bids, January 2026
RankBidderBidLand rate (psf ppr)
1Sim Lian Group (Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd)$484.0 million$794
2Qingjian Realty, Forsea Holdings and Jianan Realty Investments$482.1 million$790
3Hong Leong Holdings (Intrepid Investments) and TID$463.5 million$760

Sources: EdgeProp Singapore, 13 Jan 2026: Sim Lian submits top bid of $794 psf ppr for second EC site at Woodlands Drive 17; HDB, Land Tender Results (EC sites).

Tender launched 16 Oct 2025Tender closed 13 Jan 202615-month date 20 Apr 2027Target launch Q2 2027

Timeline

When will Clovelle of Woodlands launch?

The target launch is Q2 2027. The 15-month mark from the land award falls on 20 April 2027. Confirmed dates and estimates are marked below.

  1. 16 Oct 2025 · Done

    Woodlands Drive 17 EC site launched for tender

    The second EC parcel on Woodlands Drive 17 is released under the Government Land Sales programme, next to the CDL site sold in August 2025.

  2. 13 Jan 2026 · Done

    Sim Lian tops the tender at $794 psf ppr

    Sim Lian Group's $484 million bid beats two other consortiums. HDB lists Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd as the successful tenderers.

  3. Oct 2026 · Done

    Project named Clovelle of Woodlands

    The name, renders and an estimated unit count of about 570 are released.

  4. End-2026 · Slated

    RTS Link due for completion at Woodlands North

    The Johor Bahru-Singapore RTS Link, two MRT stops from Clovelle at Woodlands North (TE1), was slated for completion by end-2026 (EdgeProp, January 2026).

  5. 20 Apr 2027 · 15-month date

    15 months from the land award

    The 15-month mark from the land award. Register now to receive the preview date and price list as soon as they are released.

  6. Q2 2027 · Target

    Preview and sales launch

    Showflat preview, e-application and booking. First-timer families get priority for up to 70% of units under the EC rules that apply to this site.

  7. 2030 to 2031 · Estimate

    Estimated TOP

    Our estimate based on typical EC construction periods of three to four years after launch. Not confirmed by the developer.

  8. 5 and 10 years after TOP · Rules

    MOP ends, then full privatisation

    Owners can sell on the resale market to Singapore Citizens and PRs after the 5-year MOP. The development becomes fully private after 10 years, when foreigners can also buy.

Dates marked Estimate or Target are projections, not developer-confirmed dates.

Clovelle of Woodlands EC towers above a resort pool with timber cabanas, beside Woodlands South MRT station

About the project

Clovelle Woodlands: an EC beside Woodlands South MRT

Clovelle of Woodlands is Sim Lian Group's Executive Condominium on the second EC parcel along Woodlands Drive 17. The developer paid $484 million for the 99-year site in January 2026, the highest land rate for an EC at the time. Around 570 homes are planned on about 290,412 sq ft of land.

The site is part of Woodlands South, a growing residential area beside Woodlands Health Campus. Woodlands South MRT (TE3) on the Thomson-East Coast Line is about a 5-minute walk away, per ERA's site analysis. That puts Orchard about 35 minutes away by train, with no change needed.

The renders show a resort-style landscape: a lagoon pool threaded through timber-slat cabanas, a clubhouse pavilion lifted above the water, and a curved timber canopy at the main drop-off. Together with CDL's neighbouring Woodlands Drive 17 EC, it brings the first new ECs to Woodlands since Northwave (358 units), which launched in 2016.

Design

The arrival at Clovelle

A sweeping timber-lined canopy shelters the main drop-off, lit along its edge at dusk. Beyond it, the landscape steps down to the pool deck and gardens.

Clovelle of Woodlands EC main drop-off with curved timber canopy, landscaped lawn and residential blocks at dusk
Main drop-off · Artist's impression
Is Clovelle of Woodlands a good investment: EC prices below private condos ($1,592 vs $2,254 psf in 2025), 5-minute walk to Woodlands South MRT, 5-year MOP still applies, Rivelle Tampines 92.5% sold on launch day, Woodlands EC median up 88% from $642 to $1,204 psf

Investment potential

Is Clovelle of Woodlands a good investment?

Three things work in Clovelle's favour. First, it is an EC, so it launches below private condo prices: in 2025 new EC prices in the OCR averaged $1,592 psf against $2,254 psf for private condos (ERA). Second, it is a short walk to Woodlands South MRT and two stops from the RTS Link at Woodlands North. Third, its land tender closed before 8 May 2026, so buyers keep the 5-year MOP instead of the new 10-year MOP.

The main thing to weigh is entry price. At $794 psf ppr, the land cost is a record for an EC, so launch prices will be well above past Woodlands ECs. Median EC prices in Woodlands rose from $642 psf in Q4 2020 to $1,204 psf in Q4 2025, a gain of about 88% (ERA).

Demand has been strong. Sim Lian's own Rivelle Tampines sold 529 of 572 units (92.5%) on launch day in March 2026, and Otto Place had sold 98.7% of its 600 units by mid-March 2026 (Stacked Homes).

Price guide

How much will Clovelle of Woodlands cost?

Official prices are not out yet. Analysts expect Clovelle of Woodlands to launch at about $1,750 to $2,000 psf. Applying the land-to-launch multiple of Sim Lian's Rivelle Tampines to Clovelle's land price gives about $1,960 psf (estimate). The developer will confirm prices at launch.

Clovelle of Woodlands launch price estimates
BasisEstimated launch priceSource
Rivelle Tampines multiple: $1,893 ÷ $768 = 2.46x, applied to $794 psf ppr~$1,960 psf (our calculation)Stacked Homes, ERA
Newmark (Wong Shanting)$1,750 to $1,850 psfEdgeProp, Jan 2026
PropNex (Wong Siew Ying)Average above $1,850 psfEdgeProp, Jan 2026
Knight Frank (Leonard Tay)Average $1,900 to $2,000 psfEdgeProp, Jan 2026

How does Clovelle's land price compare with other EC sites?

EC land rates (psf ppr)
EC siteLand rateNote
Clovelle of Woodlands (Woodlands Drive 17, Sim Lian)$794Tender closed Jan 2026
Woodlands Drive 17 (CDL)$782Tender closed Aug 2025
Senja Close$771Bukit Panjang
Rivelle Tampines$768Launched Mar 2026 at $1,893 psf average
Coastal Cabana$729Pasir Ris
Sembawang Road$692Sembawang
Northwave (Woodlands, 2015)$566Last EC site sold in Woodlands before 2025

Sources: ERA Singapore, Woodlands Drive 17 (EC) GLS site analysis; EdgeProp Singapore, 13 Jan 2026: Sim Lian submits top bid of $794 psf ppr for second EC site at Woodlands Drive 17; Stacked Homes, Rivelle Tampines sells 92.5% on launch day (Mar 2026). Estimates are for reference only and are not the developer's prices.

Location

How well connected is Clovelle of Woodlands?

Clovelle of Woodlands is about 5 minutes' walk from Woodlands South MRT (TE3) on the Thomson-East Coast Line. Woodlands interchange (TE2/NS9) is one stop away and Woodlands North (TE1), the Singapore end of the RTS Link to Johor Bahru, is two. Orchard is about 35 minutes away by train and the CBD about 45 minutes.

Schematic, not to scale. Clovelle of Woodlands at Woodlands Drive 17 is about 5 minutes' walk from Woodlands South MRT TE3. Woodlands TE2 and NS9 interchange is one stop north, Woodlands North TE1 and the RTS Link to Bukit Chagar, Johor Bahru, two stops north. Southbound, the line runs to Springleaf TE4, Caldecott TE9 for the Circle Line, Stevens TE11 for the Downtown Line, Orchard TE14 for the North-South Line, Outram Park TE17 and Marina Bay TE20. RTS Link to Johor Bahru (Bukit Chagar) Woodlands NorthTE1 · RTS Link terminus WoodlandsTE2 / NS9 · Causeway Point SpringleafTE4 CaldecottTE9 · Circle Line StevensTE11 · Downtown Line OrchardTE14 · North-South Line · ~35 min Outram ParkTE17 · East-West / North East Line Marina BayTE20 · ~45 min to the CBD Woodlands SouthTE3 · nearest station Clovelle of Woodlands5 min walk · by Woodlands Health Campus via Lentor, Mayflower, Bright Hill, Upper Thomson Thomson-East Coast Line · selected stations, not to scale Journey times: ERA site analysis

Nearby amenities

  • Woodlands Health Campus: next to the site
  • Woodlands South MRT (TE3): about 5 min walk
  • Causeway Point and Woodlands Civic Centre: one MRT stop, at Woodlands Regional Centre
  • RTS Link, Woodlands North (TE1): two MRT stops
  • Seletar Expressway (SLE): about 30 min drive to the city via CTE

Schools nearby

  • Innova Primary School · Woodgrove Primary School · Woodlands Ring Primary School (reported within 1 km)
  • Christ Church Secondary School · Woodgrove Secondary School · Singapore Sports School

Growth areas

  • Woodlands Regional Centre and the North Coast Innovation Corridor
  • Johor-Singapore Special Economic Zone across the Causeway
Clovelle of Woodlands location map: the site at Woodlands Drive 17 and Woodlands Avenue 12, east of Woodlands South MRT, with Woodlands Avenue 2 and the Seletar Expressway
Clovelle of Woodlands location map. Distances are approximate. Sources: ERA Singapore, Woodlands Drive 17 (EC) GLS site analysis; Stacked Homes, Woodlands Drive 17 EC record land bid.
Who can buy Clovelle EC: at least one Singapore Citizen, eligible family nucleus, household income up to $16,000, 30% MSR; Clovelle keeps the 5-year MOP versus 10 years for EC sites tendered from 8 May 2026

EC eligibility

Who can buy Clovelle EC, and which rules apply?

Clovelle of Woodlands follows the EC rules in force when its land tender closed on 13 January 2026. The tighter rules announced on 8 May 2026 apply only to EC sites whose tenders close on or after that date, and the higher $18,000 income ceiling applies only to sites whose tenders close on or after 24 August 2026.

In practice, buyers at Clovelle need at least one Singapore Citizen applicant, an eligible family nucleus and an average gross monthly household income of no more than $16,000. Bank loans for ECs bought from the developer are also subject to the 30% Mortgage Servicing Ratio. Check your eligibility with HDB before you book.

EC rules: Clovelle of Woodlands vs EC sites tendered after the 2026 changes
RuleClovelle of WoodlandsEC sites tendered from 8 May 2026
Minimum occupation period (MOP)5 years10 years
Full privatisationAfter 10 yearsAfter 15 years
Deferred Payment SchemeNot removed; developer's choice at launchRemoved
First-timer allocationUp to 70% of units, first month90%, for two years
Household income ceiling$16,000 a month$18,000 for tenders closing from 24 Aug 2026

Sources: EdgeProp Singapore, Government tightens EC rules (8 May 2026); 99.co, New EC policies announced (May 2026); EdgeProp Singapore, EC income ceiling raised to $18,000 (Aug 2026). Rules can change; confirm with HDB before buying.

Clovelle of Woodlands EC e-brochure with resort pool and residential towers on the cover

E-Brochure

Get the Clovelle of Woodlands e-Brochure

Site plan, unit mix, facilities and the latest launch details, sent to your WhatsApp as soon as it is released.

Floor plans

Clovelle of Woodlands floor plans

These are indicative layouts of the 3-bedroom and 4-bedroom types typical of new ECs. Official Clovelle of Woodlands floor plans, unit sizes and the site plan will be released at preview. Register to receive them first.

Clovelle of Woodlands EC 3-Bedroom indicative floor plan, Type C1 layout, with living, dining, kitchen, bedrooms and household shelter
3-Bedroom Type C1 layout · Indicative · Size TBA at launch
Clovelle of Woodlands EC 3-Bedroom Premium indicative floor plan, Type C2P layout, with living, dining, kitchen, bedrooms and household shelter
3-Bedroom Premium Type C2P layout · Indicative · Size TBA at launch
Clovelle of Woodlands EC 3-Bedroom + Study indicative floor plan, Type C3S layout, with living, dining, kitchen, bedrooms and household shelter
3-Bedroom + Study Type C3S layout · Indicative · Size TBA at launch
Clovelle of Woodlands EC 4-Bedroom Compact indicative floor plan, Type D1 layout, with living, dining, kitchen, bedrooms and household shelter
4-Bedroom Compact Type D1 layout · Indicative · Size TBA at launch
Clovelle of Woodlands EC 4-Bedroom Flexi indicative floor plan, Type D2F layout, with living, dining, kitchen, bedrooms and household shelter
4-Bedroom Flexi Type D2F layout · Indicative · Size TBA at launch

FAQ

Clovelle of Woodlands EC: frequently asked questions

What is Clovelle of Woodlands?

Clovelle of Woodlands is an upcoming Executive Condominium (EC) by Sim Lian Group at Woodlands Drive 17, District 25. It sits on a 99-year leasehold site of about 290,412 sq ft next to Woodlands Health Campus and is expected to have about 570 units. The target launch is the second quarter of 2027.

Where is Clovelle of Woodlands located?

Clovelle of Woodlands is at Woodlands Drive 17 in Woodlands, District 25, in the Outside Central Region (OCR). The site is next to Woodlands Health Campus and within about 5 minutes' walk of Woodlands South MRT station (TE3) on the Thomson-East Coast Line, according to ERA's site analysis.

Who is the developer of Clovelle of Woodlands EC?

Clovelle of Woodlands is developed by Sim Lian Group. HDB lists Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd as the successful tenderers for the Woodlands Drive 17 EC site that closed on 13 January 2026. Sim Lian also developed Rivelle Tampines EC, which sold 92.5 percent of its 572 units on launch day in March 2026.

How much did Sim Lian pay for the Clovelle of Woodlands site?

Sim Lian's top bid was $484 million, or $794 psf per plot ratio, when the tender closed on 13 January 2026. Three bids were received. It was the highest land rate for an EC site at the time, about 1.5 percent above the $782 psf ppr that City Developments paid for the neighbouring Woodlands Drive 17 EC site in August 2025 (Source: EdgeProp Singapore).

When will Clovelle of Woodlands launch?

The target launch for Clovelle of Woodlands is the second quarter of 2027. The 15-month mark from the land award falls on 20 April 2027. The preview date, booking day and price list will be announced by the developer closer to launch.

What is the expected price of Clovelle of Woodlands?

Official prices have not been released. Analysts quoted by EdgeProp in January 2026 expected launch prices of about $1,750 to $2,000 psf. Applying the 2.46 times land-to-launch multiple of Sim Lian's Rivelle Tampines ($768 psf ppr land, $1,893 psf launch average) to Clovelle's $794 psf ppr gives about $1,960 psf. These are estimates, not developer prices.

How many units will Clovelle of Woodlands have?

Clovelle of Woodlands is expected to have approximately 570 units. At tender stage the site was estimated to yield about 560 EC units on a maximum gross floor area of 609,867 sq ft. The final unit count and mix will be confirmed by the developer.

What is the tenure of Clovelle Woodlands?

Clovelle Woodlands is a 99-year leasehold Executive Condominium, as is standard for EC land sold under the Government Land Sales programme.

Which MRT station is nearest to Clovelle of Woodlands?

The nearest station is Woodlands South MRT (TE3) on the Thomson-East Coast Line, within about 5 minutes' walk. Woodlands MRT (TE2 and NS9), an interchange with the North-South Line, is one stop away, and Woodlands North (TE1), the Singapore terminus of the Johor Bahru-Singapore RTS Link, is two stops away.

Who is eligible to buy Clovelle EC?

Clovelle EC follows the EC rules that applied when its land tender closed in January 2026. Buyers generally need at least one Singapore Citizen applicant, must form an eligible family nucleus and must have an average gross monthly household income of not more than $16,000. Check your eligibility with HDB before booking.

Does the 10-year MOP apply to Clovelle of Woodlands?

No. The 10-year minimum occupation period announced on 8 May 2026 applies to EC sites whose tenders close on or after 8 May 2026. Clovelle of Woodlands' tender closed on 13 January 2026, so it keeps the 5-year MOP and full privatisation after 10 years.

Will Clovelle of Woodlands offer the Deferred Payment Scheme?

The removal of the Deferred Payment Scheme from 8 May 2026 applies only to EC sites tendered on or after that date, so it does not apply to Clovelle of Woodlands. Whether Clovelle offers the scheme, and at what premium, is the developer's decision at launch. Rivelle Tampines offered it at a 3 percent premium.

What schools are near Clovelle of Woodlands?

Primary schools reported within 1 km of the Woodlands Drive 17 site include Innova Primary School, Woodgrove Primary School and Woodlands Ring Primary School. Nearby secondary schools include Christ Church Secondary School, Woodgrove Secondary School and Singapore Sports School. Distances should be checked against the final site plan.

Is Clovelle of Woodlands a good investment?

Clovelle benefits from three things: it is an EC priced below private condos, it is a short walk to Woodlands South MRT, and it is close to the RTS Link and the Woodlands Regional Centre. It also stays on the older 5-year MOP rules. Buyers should weigh the record land price, which points to higher launch prices than past Woodlands ECs.

Are the floor plans on this page final?

No. The floor plans shown are indicative layouts of typical 3-bedroom and 4-bedroom EC types. Official Clovelle of Woodlands floor plans, unit sizes and the site plan will be released by the developer at preview.

Sources and how we checked this page

Tender figures are from HDB's tender results and EdgeProp Singapore's report of 13 January 2026. Site area, gross floor area, MRT walking time and land-rate comparisons are from ERA's site analysis. Sales figures for comparable ECs are from Stacked Homes. EC rule changes are from reports of the 8 May 2026 and 23 August 2026 announcements. Price estimates are labelled as estimates and show how they were worked out.

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