Condo profile
Forest Woods: what your unit is worth and what it rents for
Lorong Lew Lian · District 19 · Outside Central Region
A 99-year leasehold condo, a 11-minute walk from Serangoon MRT. Over the last 12 months, units here averaged $2,162 psf and leased at a median of $3,900 a month.
Data refreshed 12 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Forest Woods unit worth?
Based on 18 resale transactions in the last 12 months (URA):
- 1-Bedroom · 506 sq ft$938kavg $1,854 psf · 1 sale
- 2-Bedroom · 603–721 sq ft$1.24M – $1.55Mavg $2,025 psf · 6 sales
- 3-Bedroom · 915–980 sq ft$2.06M – $2.15Mavg $2,235 psf · 6 sales
- 4-Bedroom · 1,249–1,281 sq ft$2.81M – $3.13Mavg $2,360 psf · 4 sales
- Penthouse · 1,389 sq ft$2.85Mavg $2,053 psf · 1 sale
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Forest Woods unit?
Based on 136 rental contracts in the last 12 months (URA):
- 1-Bedroom$3,200 – $3,350 a monthmedian $3,300 · 30 leases
- 2-Bedroom$3,800 – $4,000 a monthmedian $3,900 · 75 leases
- 3-Bedroom$4,800 – $5,100 a monthmedian $5,000 · 27 leases
- 4-Bedroom$6,800 – $6,900 a monthmedian $6,800 · 4 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
Forest Woods at a glance
| Tenure | 99-year leasehold from 2016 |
|---|---|
| Remaining lease | About 89 years |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
Forest Woods is on Lorong Lew Lian, about an 11-minute walk from Serangoon MRT, an interchange for the North East and Circle lines. Its 99-year lease started in 2016, leaving about 89 years, and resales on record range from about 500 to 1,400 sq ft across one- to four-bedroom layouts. Kovan MRT is about 16 minutes on foot, with Bartley and Woodleigh about 21 minutes each. Before setting an asking price, compare recent resales of the same floor area and floor band.
Works well for
- Landlords with two-bedroom units, which draw the most leases here
- Buyers who want an interchange station within walking distance
Worth weighing
- Only one one-bedroom resale in the last 12 months, so that figure is thin
- Four-bedroom and penthouse resales are few, so price those by size
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Forest Woods units have sold for
Last 12 months · 18 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 1 | $1,854 | $938k | 506 sq ft |
| 2-Bedroom | 6 | $2,025 | $1.24M – $1.55M | 603–721 sq ft |
| 3-Bedroom | 6 | $2,235 | $2.06M – $2.15M | 915–980 sq ft |
| 4-Bedroom | 4 | $2,360 | $2.81M – $3.13M | 1,249–1,281 sq ft |
| Penthouse | 1 | $2,053 | $2.85M | 1,389 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
Forest Woods sub-sale and resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | 1,249 sq ft | $2.90M | $2,323 | Resale |
| Sep 2026 | 01-05 | 915 sq ft | $2.13M | $2,326 | Resale |
| Aug 2026 | 11-15 | 1,249 sq ft | $3.13M | $2,505 | Resale |
| Aug 2026 | 01-05 | 635 sq ft | $1.27M | $2,000 | Resale |
| Aug 2026 | 06-10 | 721 sq ft | $1.55M | $2,142 | Resale |
| Jun 2026 | 06-10 | 980 sq ft | $2.13M | $2,169 | Resale |
| Jun 2026 | 06-10 | 657 sq ft | $1.30M | $1,980 | Resale |
| May 2026 | 01-05 | 926 sq ft | $2.15M | $2,323 | Resale |
123 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Forest Woods units lease for
Leases in the last 12 months · 136 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 30 | $3,300 | $3,200 – $3,350 | Too few sales |
| 2-Bedroom | 75 | $3,900 | $3,800 – $4,000 | 3.6% |
| 3-Bedroom | 27 | $5,000 | $4,800 – $5,100 | 2.8% |
| 4-Bedroom | 4 | $6,800 | $6,800 – $6,900 | 2.7% |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~89 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Lorong Lew Lian. School bands use straight-line distance from Lorong Lew Lian; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
Forest Woods
Closest with a page
Affinity at Serangoon
The Garden Residences
Closest overall
The Minton
Source: URA transactions and rental contracts.
What brings you to Forest Woods?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Forest Woods
How much is my Forest Woods unit worth?
Over the last 12 months, 1-Bedroom units sold for $938k; 2-Bedroom units sold for $1.24M to $1.55M; 3-Bedroom units sold for $2.06M to $2.15M; 4-Bedroom units sold for $2.81M to $3.13M; Penthouse units sold for $2.85M, based on 18 URA-recorded resale transactions averaging $2,162 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Forest Woods unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $3,200 to $3,350; 2-Bedroom $3,800 to $4,000; 3-Bedroom $4,800 to $5,100; 4-Bedroom $6,800 to $6,900. The overall median was $3,900 a month across 136 URA-recorded contracts.
What is the average psf at Forest Woods?
18 resale transactions in the last 12 months averaged $2,162 psf, ranging from $1,854 to $2,505 psf.
What did the latest unit sell for?
A 1,249 sq ft unit on floors 01-05 sold for $2.90M ($2,323 psf) in Oct 2026.
How many years are left on the lease?
About 89 years. It is a 99-year lease from 2016, ending in 2115.
What is the nearest train station?
Serangoon MRT (NE12/CC13), about a 11-minute walk (876 m). Kovan MRT (NE13) is about a 16-minute walk (1328 m).
Which primary schools are within 1 km?
Paya Lebar Methodist Girls' School (primary) (923 m), Yangzheng Primary School (959 m), measured straight-line from Lorong Lew Lian. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.