Clovelle EC Woodlands Drive 17 (Plot 2) · District 25 · Second EC site at Woodlands Drive 17 · By Sim Lian
About 560 homes • Max 61 m height • 99-year leasehold • Short walk to Woodlands South MRT (TE3)
A 560-Home Executive Condominium on the Second Woodlands Drive 17 Plot
Clovelle — marketed as Clovelle of Woodlands — is a 99-year leasehold Executive Condominium by Sim Lian Land Pte Ltd. It sits on Plot 2 of Woodlands Drive 17, the parcel Sim Lian won in January 2026 with a top bid of $794 psf ppr. With about 560 homes on a 290,412 sq ft site, it is the larger of the two EC plots on the road and, like its neighbour, sits within walking distance of Woodlands South MRT on the Thomson–East Coast Line.
On the Thomson–East Coast Line
A short walk to Woodlands South MRT (TE3), one stop from the Woodlands interchange and a direct ride to the city.
Everyday Convenience
Causeway Point and the Woodlands Integrated Transport Hub are one stop away, with Woodlands Plaza and Vista Point serving the neighbourhood.
Family-Ready Schools
Innova, Woodgrove and Woodlands Ring Primary sit within the 1 km radius, with Christ Church Secondary and Republic Polytechnic nearby.
Nature at the Doorstep
Woodlands Town Garden and Admiralty Park are close by, with Woodlands Waterfront and the Round Island Route for weekends.
EC Advantages
CPF Housing Grants for eligible first-timers, a lower entry price than private condominiums, and MSR-based bank financing.
Privatisation Upside
Semi-privatised after 5 years (MOP) and fully privatised after 10 years — the classic EC appreciation runway.
Clovelle of Woodlands — At a Glance
Key facts on the development, the developer and the surrounding Woodlands neighbourhood.
| Project Name | Clovelle (also marketed as Clovelle of Woodlands) |
|---|---|
| Address | Woodlands Drive 17 (Plot 2), Woodlands, Singapore |
| District / Region | District 25 · Outside Central Region (OCR) |
| Developer | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd |
| Property Type | Executive Condominium (EC) |
| Tenure | 99-year leasehold |
| Site Area | Approx. 26,980 sqm (about 290,412 sq ft) |
| Plot Ratio / GFA | 2.1 · Maximum GFA approx. 56,658 sqm (about 609,867 sq ft) |
| No. of Units | Approx. 560 residential units (HDB tender estimate) |
| Maximum Height | 61 m Singapore Height Datum |
| Unit Types | 3- to 4-bedroom layouts (indicative) |
| Nearest MRT | Woodlands South MRT (TE3) — about a 4-minute walk |
| Land Sale | Awarded to Sim Lian in January 2026 · top bid $794 psf ppr |
| Estimated Launch | 2027 (indicative) |
| Expected TOP | Estimated 2031 (indicative) |
Figures are compiled from HDB’s tender information and public reporting, and are preliminary. Final unit count, unit mix, storey count and timeline are subject to the developer’s official release.
Why Woodlands, Why Now
Clovelle is one of two Executive Condominium sites awarded on Woodlands Drive 17 within months of each other — the first new EC supply in Woodlands in about a decade. Sim Lian's parcel is the bigger of the two at about 26,980 sqm with a 2.1 plot ratio and an estimated 560 homes.
The town has been transformed in that time: the Thomson–East Coast Line now runs through Woodlands South, the Woodlands Health Campus has opened, and the Woodlands Regional Centre is being built out as the north's commercial hub. A matured town with fresh infrastructure, and almost no recent EC supply to compete with, is why both launches are expected to draw strong first-timer demand.
Location & Connectivity
| Destination | Approx. Distance |
|---|---|
| Woodlands South MRT (TE3) | About 4 min walk |
| Woodlands MRT (NS9 / TE2) · Causeway Point | 1 stop |
| Woodlands Health Campus | Close by |
| Republic Polytechnic | Short ride |
| Singapore Sports School | Nearby |
| Wynwood Grand EC (CDL, Plot 1) | Neighbouring parcel |
| BKE / SLE expressways | Short drive |
The Developer
Sim Lian Group Limited is a Mainboard-listed property developer and construction group with a track record spanning more than four decades. It has delivered a long list of HDB, executive condominium and private residential projects in Singapore.
Its EC track record includes Treasure Crest (Anchorvale Crescent, launched 2016 — 362 of 504 units sold in the first two days) and Wandervale (Choa Chu Kang, launched 2016). Sim Lian won the Woodlands Drive 17 (Plot 2) site in January 2026 with a top bid of $794 psf ppr, a record for an EC plot at the time.
- Mainboard-listed on the Singapore Exchange
- EC launches: Treasure Crest (Anchorvale), Wandervale (Choa Chu Kang)
- Plot 2 bid: $794 psf ppr — a record for a Woodlands EC site
Schools, Amenities & Nature Nearby
Primary Schools
- Innova Primary
- Woodgrove Primary
- Woodlands Ring Primary
- Marsiling Primary
Secondary & Tertiary
- Christ Church Secondary
- Riverside Secondary
- Singapore Sports School
- Republic Polytechnic
- Singapore Institute of Technology (SIT)
Shopping & Dining
- Causeway Point At Woodlands MRT
- Woodlands Plaza
- Vista Point
- Marsiling Mall
Nature & Leisure
- Woodlands Town Garden
- Admiralty Park
- Woodlands Waterfront Park
- Round Island Route
Gallery
Click any image to view it full size.
Images are artist’s impressions issued for the project. They are indicative only — the final design, finishes and facility schedule follow the developer’s official brochure.
Site Layout & Facilities
A 290,412 sq ft site at a 2.1 plot ratio, capped at 61 m Singapore Height Datum — roughly 14 to 16 residential storeys, arranged around a full suite of condominium facilities. The developer's official site plan is issued with the launch brochure, and the tabs below show everything published so far.
The public-grounds view — lawns, playground and pavilion. The developer has not published a numbered site plan for Clovelle yet; ask us and the official plan and facility schedule will be sent to you the moment they are issued.
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The recreational spine — pool deck, clubhouse and the sheltered arrival at the main entrance.
Neighbourhood map — MRT, schools, malls and green spaces. View the site directly on Google Maps.
Facilities You Can Expect
- Swimming pool & lagoon deck
- Children’s wading pool
- Clubhouse & function rooms
- Indoor gym
- Outdoor fitness stations
- BBQ pavilions
- Landscaped gardens & lawns
- Children’s playground
- Tennis / multi-purpose court
- Basement car park
- EV charging provisions
- 24-hour security & gated access
Indicative facility list compiled from the published visuals and comparable Sim Lian ECs. The final schedule is subject to the official site plan.
Site Highlights
- Second EC parcel on Woodlands Drive 17 — about 290,412 sq ft (26,980 sqm)
- Plot ratio 2.1, the higher of the two Woodlands Drive 17 EC parcels
- Maximum building height capped at 61 m Singapore Height Datum
- Short walk to Woodlands South MRT (TE3) and the Woodlands South neighbourhood centre
Unit Mix & Layouts
Clovelle is expected to offer three- and four-bedroom layouts sized for family living. The developer has not published the unit schedule yet, so the indicative floor plans below — and the assumed sizes marked with an asterisk — are for planning only.
| Unit Type | Assumed Size* | Typical Configuration | Best For |
|---|---|---|---|
| Most Popular 3-Bedroom |
850 – 950 sqft | 3 bed · 2 bath · living/dining · kitchen | First-time EC families |
| 3-Bedroom Premium | 980 – 1,050 sqft | 3 bed · 2 bath · larger living · utility | Families wanting extra space |
| 3-Bedroom + Study | 1,000 – 1,080 sqft | 3 bed · study · 2 bath · yard | Work-from-home families |
| 4-Bedroom Compact | 1,100 – 1,200 sqft | 4 bed · 2–3 bath · compact yard | Growing families |
Official Floor Plans
Sim Lian has not released the official floor plans or the unit schedule for Clovelle yet. Detailed plans for every unit type — with dimensions, bay windows, AC ledges, household shelter and yard positions — will be published on this page the moment they are issued, and sent directly to everyone on our update list.
Meanwhile, the checklist opposite is what to look for once the official plans are in your hands.
What to Look For in a Floor Plan
- Enclosed vs open kitchen — an enclosed kitchen handles heavy cooking and fumes far better
- Living & dining width — look for at least 3.2 – 3.6 m of clear width for flexible furniture layouts
- Bedroom count vs bedroom size — a genuinely usable third bedroom beats a token fourth
- Yard & household shelter — the shelter counts towards strata area but cannot be used as living space
- Bay windows and planter boxes — they add to the price but not to usable living area
- Stack orientation — avoid direct west sun, and check what each facing wall actually looks at
- AC ledges & service yard — verify maintenance access and condenser placement
Indicative Price Guide
Sim Lian has not released official prices, but the land price is on record: the plot was awarded at $794 psf ppr, which points to a launch somewhere in the $1,800 – $1,950 psf region for an EC in Woodlands — well below the neighbouring private condominium benchmark. The table below applies that band to each expected unit type. Sizes marked with an asterisk are assumptions for planning, because the unit schedule has not been published. Adjust the assumption in the estimator to test your own scenario.
| Unit Type | Assumed Size* | Est. Price @ $1,800 psf | Est. Price @ $1,950 psf | Est. Monthly Instalment* |
|---|---|---|---|---|
| 3-Bedroom | 850 – 950 sqft | - | - | - |
| 3-Bedroom Premium | 980 – 1,050 sqft | - | - | - |
| 3-Bedroom + Study | 1,000 – 1,080 sqft | - | - | - |
| 4-Bedroom Compact | 1,100 – 1,200 sqft | - | - | - |
*Instalment assumes 75% bank financing over 25 years at 2.50% p.a., based on the higher estimated price in the band. Figures are estimates for planning only and are not an offer or quotation.
Price Estimator
Adjust the assumed psf to test your own price scenario, and see the estimated instalment and stamp duty.
How the Estimate Is Built
With no recent EC comparable in Woodlands, the estimate leans on the land price, the neighbouring private launch and the wider EC market.
| Reference point | Reading |
|---|---|
| Woodlands Drive 17 (Plot 2) land price | $794 psf ppr |
| Norwood Grand CDL private condo, Champions Way, 2024 launch | $2,067 psf avg |
| Norwood Grand launch take-up | 292 of 348 units |
| Woodlands EC launches in the last decade | none before this pair |
| Clovelle planning assumption | $1,800–$1,950 psf |
ECs normally launch below comparable private condominiums in the same area, which is why the working assumption sits well under the Norwood Grand average. Independent analyst estimates published after the tender clustered around $1,750–$1,850 psf, with some expecting averages closer to $1,900–$2,000 psf. Treat every figure on this page as a planning estimate, not a price list.
Loan, Stamp Duty & Payment Planning
ECs are financed with bank loans only — no HDB loan — up to 75% of the purchase price. Buyers must also clear the Mortgage Servicing Ratio (MSR): total monthly property debt cannot exceed 30% of gross income, and the household income ceiling for an EC is $16,000 a month.
Mortgage & MSR Calculator
Estimate your monthly instalment and the gross household income required to satisfy MSR.
Stamp Duty Calculator (BSD + ABSD)
Stamp duties are payable within 14 days of exercising the Option to Purchase / S&P.
ABSD (residential): SC 0% / 20% / 30% · PR 5% / 30% / 35% · Foreigner 60%.
Married couples may apply for ABSD remission on a replacement home subject to conditions — speak to us for a case-by-case review.
Progressive Payment Schedule (Normal Scheme)
Under the Normal Progressive Payment Scheme, instalments are released as construction reaches each milestone — so cash flow is spread across the build period instead of paid upfront. Enter a purchase price to see the amounts.
| # | Milestone | % of Price | Typical Timing | Amount Payable |
|---|---|---|---|---|
| 1 | Booking / Option to Purchase | 5% | Day 0 | - |
| 2 | Signing of S&P Agreement | 15% | Week 2 – 3 | - |
| 3 | Completion of foundation works | 10% | ~6 months | - |
| 4 | Reinforced concrete framework | 10% | ~12 months | - |
| 5 | Brick walls & partitions | 5% | ~15 months | - |
| 6 | Ceiling, roofing & wiring | 5% | ~18 months | - |
| 7 | Door/window frames, plastering & car park | 5% | ~24 months | - |
| 8 | Roads, drains & car park completion | 5% | ~30 months | - |
| 9 | TOP / Notice of Vacant Possession | 25% | ~36 – 42 months | - |
| 10 | Certificate of Statutory Completion (CSC) | 15% | ~48 – 54 months | - |
Percentages follow the standard progressive payment framework for uncompleted private residential properties. Exact milestone naming and timings for this project will follow the developer’s S&P. The Deferred Payment Scheme (DPS) has been withdrawn for EC sites launched under the 1H2026 Government Land Sales programme onwards, so it may not be available here — please confirm with us.
The EC Purchase Journey (About 9 Weeks)
Option to Purchase
Booking day. Pay the 5% booking fee (cash) to secure your unit.
Receive S&P
The Sales & Purchase Agreement is issued within 2 weeks of booking.
Exercise S&P
Within 3 weeks of receiving it. Your lawyer lodges the caveat.
Stamp Duty
BSD and any ABSD payable within 14 days after exercising.
Completion
At 9 weeks from booking, the balance of the 20% downpayment is paid.
EC Eligibility Quick Check
- At least one applicant must be a Singapore Citizen (SC + SC, or SC + PR for married couples)
- Must form a valid family nucleus (Public, Fiancé/Fiancée, Orphans or Joint Singles Scheme)
- Gross household income ceiling of $16,000 per month
- Must not own, or have disposed of, private property in the last 30 months
- Existing flat owners must sell their HDB within 6 months of TOP
- A 30% quota (about 170 units here) is reserved for second-timers
- Resale levy applies if you previously bought a flat direct from HDB or took a CPF housing grant
Use Our Full Calculators
Prefer a more detailed breakdown? The figures here are a quick estimate — these dedicated tools go deeper, including CPF usage, sale proceeds and progressive payment scenarios.
Clovelle of Woodlands — Frequently Asked Questions
Direct answers to what buyers ask most about this project, based on the details published so far.
How much will Clovelle EC cost?
The developer has not released a price list. The land was awarded at $794 psf ppr in January 2026, and analyst estimates published after the tender clustered around $1,750 to $1,850 psf, with some expecting averages nearer $1,900 to $2,000 psf. Our planning assumption is $1,800 to $1,950 psf, which puts a 900 sq ft three-bedroom unit between about $1.62 million and $1.76 million. These are planning estimates, not a quotation — use the price estimator in the Pricing section to test any psf assumption.
Where is Clovelle of Woodlands located?
Clovelle sits on Woodlands Drive 17 (Plot 2) in Woodlands, District 25 — the same road as the CDL EC plot, and a short walk from Woodlands South MRT (TE3) on the Thomson–East Coast Line, one stop from the Woodlands interchange. The site plan and location section covers the surrounding stations, malls, schools and parks.
Who is the developer of Clovelle?
Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd, part of Mainboard-listed Sim Lian Group Limited, won the Woodlands Drive 17 (Plot 2) site in January 2026 under the Government Land Sales programme with a top bid of $794 psf ppr. Sim Lian’s EC track record includes Treasure Crest at Anchorvale Crescent and Wandervale at Choa Chu Kang.
How is Clovelle different from Wynwood Grand EC next door?
They are two separate Executive Condominium plots on the same road, awarded to different developers. Wynwood Grand (also marketed as Woodlands 17 Residences) is the CDL plot of about 420 homes on a 271,330 sq ft site; Clovelle is the Sim Lian plot of about 560 homes on a 290,412 sq ft site at a higher 2.1 plot ratio. Both are within walking distance of Woodlands South MRT (TE3). See the Wynwood Grand page for the comparison.
When is Clovelle launching, and when is the showflat open?
Estimates point to a launch in 2027, with completion around 2031 based on the tender’s 60-month completion condition. Neither date is confirmed by the developer, and showflat timing is normally fixed closer to launch — register your interest and you will be told as soon as it is.
What unit types and sizes will be available?
The published visuals point to three- and four-bedroom layouts, including 3-bedroom, 3-bedroom premium, 3-bedroom plus study and a 4-bedroom compact plan. Sim Lian has not published the unit schedule, so exact sizes are unknown — see the floor plan section for the indicative plans and the assumed sizes we use for budgeting.
Can I use CPF, an HDB loan or a housing grant to buy an EC?
CPF Ordinary Account savings can go towards the downpayment and monthly instalments, subject to valuation limits and the minimum 5% cash downpayment. HDB loans are not available for EC purchases, so EC buyers use bank financing — but the CPF Housing Grant is available, worth up to $30,000 for eligible first-timer households. Singles buying an EC cannot claim it. Check the conditions on HDB’s CPF Housing Grant for an EC page, or run the numbers in the EC loan calculator.
What is the income ceiling and MSR for an EC?
The EC household income ceiling is $16,000 a month. The Mortgage Servicing Ratio caps your monthly housing loan instalment at 30% of gross monthly income, about $4,800 at the ceiling, and the Total Debt Servicing Ratio of 55% applies on top of that. Check whether you qualify with the EC eligibility guide.
Can I sell an executive condominium after 5 years?
ECs carry a 5-year Minimum Occupation Period. After that the unit can be sold to Singapore Citizens and Singapore Permanent Residents. From the 10th year the development is fully privatised and units may also be sold to foreigners.
EC Guides, Calculators & Project Listings
Free tools and guides from HappyHome99 to help you plan the purchase properly.
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Get the official e-brochure, floor plans and price list the moment Sim Lian releases them, plus an early appointment for the showflat. No obligation.
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Sources consulted: HDB — final tender result for the EC site at Woodlands Drive 17 · EdgeProp — Sim Lian’s top bid of $794 psf ppr for the second EC site at Woodlands Drive 17 · The Business Times — second Woodlands EC site sets a record top bid · 99.co — CDL and Sim Lian top bids for the Woodlands and Senja Close EC sites · Sim Lian Group — Treasure Crest EC (Anchorvale Crescent)