CONDODistrict 27

NORTHWOOD

Name: NORTHWOOD
Address: SG

Details

Project: NORTHWOOD
TOP year: 2009
Tenure: Freehold
Total units: 140
Land size: 12,102 sqm (130,267 sqft)
Plot ratio: 1.4
Developer: UIC Investment Pte Ltd
Gross rental yield: ~2.9% · ~$1.64M (est.)
Storeys: 5
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryJIEMIN PRIMARY SCHOOL665 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for NORTHWOOD

Total units	136
Blocks	6
Size range	1,130–2,336 sqft

Bedrooms	Units	Share
2-bedroom	5	4%
3-bedroom	105	77%
4-bedroom	26	19%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.9%	~$1.64M	12

Relevant market insights

En-Bloc Likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

NORTHWOOD is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 136 units (consent difficulty) · unit count vs allowable density

Based on 4 comparable past collective-sale deals (KISMIS VIEW 2018, MAYFAIR GARDENS 2017, GOODLUCK GARDEN 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 126 of 140 units at NORTHWOOD. 85% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 56% have been held over 10 years.

85%

Free to sell now

107 of 126 tracked · past SSD

99%

Sitting on a gain

147 of 148 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 247 total recorded transactions.

							Sellable from
Mar 2026	Resale	$1,635,000	1,313	$1,245	3BR	—	Q1 2030
Jan 2026	Resale	$1,637,000	1,313	$1,247	3BR	—	Q1 2030
Dec 2025	Resale	$1,635,000	1,334	$1,226	3BR	—	Q4 2029
Oct 2025	Resale	$1,655,000	1,334	$1,241	3BR	—	Q4 2029
Oct 2025	Resale	$1,618,000	1,313	$1,232	3BR	—	Q4 2029
Sep 2025	Resale	$1,650,000	1,334	$1,237	3BR	—	Q3 2029
Jul 2025	Resale	$1,988,888	1,636	$1,216	4BR	—	—
Jun 2025	Resale	$2,488,000	2,335	$1,066	4BR	—	Q2 2028
Feb 2025	Resale	$1,370,000	1,130	$1,212	2BR	—	Q1 2028
Dec 2024	Resale	$1,628,000	1,334	$1,220	3BR	—	Q4 2027

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

10 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Euphony Gardens	298 m	2026-05-01	Resale	$1,155,000	1,194	$967
Euphony Gardens	298 m	2026-03-01	Resale	$1,748,000	1,894	$923
Euphony Gardens	298 m	2026-03-01	Resale	$980,000	1,054	$930
Sembawang Cottage	222 m	2024-02-01	Resale	$1,230,000	1,367	$900
Sembawang Cottage	222 m	2023-11-01	Resale	$978,000	1,173	$834
Goodlink Park	211 m	2021-05-01	Resale	$1,300,000	2,077	$626
Sembawang Cottage	222 m	2021-04-13	Resale	$1,465,000	2,282	$642
Platina Gardens	260 m	2019-09-18	Resale	$770,000	1,054	$731
Goodlink Park	211 m	2019-08-08	Resale	$1,100,000	2,314	$475
Goodlink Park	211 m	2011-03-28	Resale	$1,450,000	2,120	$684

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for NORTHWOOD

Beds

	02	03	04	05	06	07	08	09	10	11	12	13
05	#05-022,2284BR	#05-032,2284BR	#05-042,2284BR	#05-052,2284BR	#05-062,2284BR	#05-072,2284BR	#05-082,2284BR	#05-092,2284BR	#05-102,2284BR	#05-112,2284BR	#05-122,2284BR	#05-132,1534BR
04	#04-021,3353BR	#04-031,3353BR	#04-041,3353BR	#04-051,3353BR	#04-061,3353BR	#04-071,3353BR	#04-081,3353BR	#04-091,3353BR	#04-101,3353BR	#04-111,3353BR	#04-121,3353BR	#04-131,3353BR
03	#03-021,3353BR	#03-031,3353BR	#03-041,3353BR	#03-051,3353BR	#03-061,3353BR	#03-071,3353BR	#03-081,3353BR	#03-091,3353BR	#03-101,3353BR	#03-111,3353BR	#03-121,3353BR	#03-131,3353BR
02	#02-021,3353BR	#02-031,3353BR	#02-041,3353BR	#02-051,3353BR	#02-061,3353BR	#02-071,3353BR	#02-081,3353BR	#02-091,3353BR	#02-101,3353BR	#02-111,3353BR	#02-121,3353BR	#02-131,3353BR
01	#01-021,4533BR	#01-031,4533BR	#01-041,4533BR		#01-061,4533BR	#01-071,4533BR	#01-081,4533BR	#01-091,4533BR	#01-101,4533BR	#01-111,4533BR	#01-121,4533BR	#01-131,5393BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

29 realized resale exits at NORTHWOOD over the 5y window — 29 profitable, 0 at a loss, averaging 3.88%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
4BR	20	16y 9m	3.78%
5BR+	9	16y 1m	4.09%
Total	29	16y 6m	3.88%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of NORTHWOOD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at NORTHWOOD today at ~$1,239 psf (the recent resale median — last 12 months, 6 sales)…

97.6%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=126 traced current owners, 99.2% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at NORTHWOOD, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at NORTHWOOD) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$930

psf

Average

$1,116

psf

Highest

$1,302

psf

This propertyNearby condo


211 m	Goodlink Park	FH	1989	—
222 m	Sembawang Cottage	FH	—	—
260 m	Platina Gardens	FH	1987	—
298 m	Euphony Gardens	LH	2001	$930
950 m	Seletaris	FH	2001	$1,302

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Jiemin Primary School≤ 1 km665 m
Ahmad Ibrahim Primary School1–2 km1.15 km
Peiying Primary School1–2 km1.18 km
Yishun Primary School1–2 km1.3 km
Xishan Primary School1–2 km1.63 km
Northland Primary School1–2 km1.92 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 27

NORTHWOOD

Details

Project: NORTHWOOD
TOP year: 2009
Tenure: Freehold
Total units: 140
Land size: 12,102 sqm (130,267 sqft)
Plot ratio: 1.4
Developer: UIC Investment Pte Ltd
Gross rental yield: ~2.9% · ~$1.64M (est.)
Storeys: 5
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryJIEMIN PRIMARY SCHOOL665 m

Unit Catalogue for NORTHWOOD

Total units	136
Blocks	6
Size range	1,130–2,336 sqft

Bedrooms	Units	Share
2-bedroom	5	4%
3-bedroom	105	77%
4-bedroom	26	19%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.9%	~$1.64M	12

Relevant market insights

En-Bloc Likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

Driven by: 136 units (consent difficulty) · unit count vs allowable density

Based on 4 comparable past collective-sale deals (KISMIS VIEW 2018, MAYFAIR GARDENS 2017, GOODLUCK GARDEN 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 126 of 140 units at NORTHWOOD. 85% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 56% have been held over 10 years.

85%

Free to sell now

107 of 126 tracked · past SSD

99%

Sitting on a gain

147 of 148 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 247 total recorded transactions.

							Sellable from
Mar 2026	Resale	$1,635,000	1,313	$1,245	3BR	—	Q1 2030
Jan 2026	Resale	$1,637,000	1,313	$1,247	3BR	—	Q1 2030
Dec 2025	Resale	$1,635,000	1,334	$1,226	3BR	—	Q4 2029
Oct 2025	Resale	$1,655,000	1,334	$1,241	3BR	—	Q4 2029
Oct 2025	Resale	$1,618,000	1,313	$1,232	3BR	—	Q4 2029
Sep 2025	Resale	$1,650,000	1,334	$1,237	3BR	—	Q3 2029
Jul 2025	Resale	$1,988,888	1,636	$1,216	4BR	—	—
Jun 2025	Resale	$2,488,000	2,335	$1,066	4BR	—	Q2 2028
Feb 2025	Resale	$1,370,000	1,130	$1,212	2BR	—	Q1 2028
Dec 2024	Resale	$1,628,000	1,334	$1,220	3BR	—	Q4 2027

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

10 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Euphony Gardens	298 m	2026-05-01	Resale	$1,155,000	1,194	$967
Euphony Gardens	298 m	2026-03-01	Resale	$1,748,000	1,894	$923
Euphony Gardens	298 m	2026-03-01	Resale	$980,000	1,054	$930
Sembawang Cottage	222 m	2024-02-01	Resale	$1,230,000	1,367	$900
Sembawang Cottage	222 m	2023-11-01	Resale	$978,000	1,173	$834
Goodlink Park	211 m	2021-05-01	Resale	$1,300,000	2,077	$626
Sembawang Cottage	222 m	2021-04-13	Resale	$1,465,000	2,282	$642
Platina Gardens	260 m	2019-09-18	Resale	$770,000	1,054	$731
Goodlink Park	211 m	2019-08-08	Resale	$1,100,000	2,314	$475
Goodlink Park	211 m	2011-03-28	Resale	$1,450,000	2,120	$684

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for NORTHWOOD

Beds

	02	03	04	05	06	07	08	09	10	11	12	13
05	#05-022,2284BR	#05-032,2284BR	#05-042,2284BR	#05-052,2284BR	#05-062,2284BR	#05-072,2284BR	#05-082,2284BR	#05-092,2284BR	#05-102,2284BR	#05-112,2284BR	#05-122,2284BR	#05-132,1534BR
04	#04-021,3353BR	#04-031,3353BR	#04-041,3353BR	#04-051,3353BR	#04-061,3353BR	#04-071,3353BR	#04-081,3353BR	#04-091,3353BR	#04-101,3353BR	#04-111,3353BR	#04-121,3353BR	#04-131,3353BR
03	#03-021,3353BR	#03-031,3353BR	#03-041,3353BR	#03-051,3353BR	#03-061,3353BR	#03-071,3353BR	#03-081,3353BR	#03-091,3353BR	#03-101,3353BR	#03-111,3353BR	#03-121,3353BR	#03-131,3353BR
02	#02-021,3353BR	#02-031,3353BR	#02-041,3353BR	#02-051,3353BR	#02-061,3353BR	#02-071,3353BR	#02-081,3353BR	#02-091,3353BR	#02-101,3353BR	#02-111,3353BR	#02-121,3353BR	#02-131,3353BR
01	#01-021,4533BR	#01-031,4533BR	#01-041,4533BR		#01-061,4533BR	#01-071,4533BR	#01-081,4533BR	#01-091,4533BR	#01-101,4533BR	#01-111,4533BR	#01-121,4533BR	#01-131,5393BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

29 realized resale exits at NORTHWOOD over the 5y window — 29 profitable, 0 at a loss, averaging 3.88%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
4BR	20	16y 9m	3.78%
5BR+	9	16y 1m	4.09%
Total	29	16y 6m	3.88%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of NORTHWOOD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at NORTHWOOD today at ~$1,239 psf (the recent resale median — last 12 months, 6 sales)…

97.6%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=126 traced current owners, 99.2% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at NORTHWOOD, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at NORTHWOOD) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$930

psf

Average

$1,116

psf

Highest

$1,302

psf

This propertyNearby condo


211 m	Goodlink Park	FH	1989	—
222 m	Sembawang Cottage	FH	—	—
260 m	Platina Gardens	FH	1987	—
298 m	Euphony Gardens	LH	2001	$930
950 m	Seletaris	FH	2001	$1,302

Primary Schools Within 1 km / 2 km

Jiemin Primary School≤ 1 km665 m
Ahmad Ibrahim Primary School1–2 km1.15 km
Peiying Primary School1–2 km1.18 km
Yishun Primary School1–2 km1.3 km
Xishan Primary School1–2 km1.63 km
Northland Primary School1–2 km1.92 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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