Condos District 23 Reviews

Does Midwood check all the boxes of a modern-day development?

Midwood is one of the few latest condominium developments in district 23. Will this project match up to the other developments in its area?





5 mins walk to MRT station, Stone throw away to the nearest mall, North-South facing, Developer with a good track record.


High average cost psf, other competitive options available.


Nearby Schools

Floor Plan



Developer’s Background

Hong Leong Holdings Limited (HLHL)was established in 1968 as the privately-held property development and investment arm of the Hong Leong Group. Together with Singapore-listed City Developments Limited (CDL), Hong Leong Holdings Limited is classified as one of the top residential and commercial developers in Singapore.

The Jovell
The Avenir
One Balmoral
One Balmoral
The Tate Residences
Photo Credits: Hong Leong Holdings

Ranging from mid to high-end residential projects, HLHL manages 8 commercial projects and about 100 residential properties both locally and abroad. Some of their developments include The Jovell, One Balmoral, The Tate Residences, Sage, and The Avenir.

Hong Leong Holdings Limited and the main contractor for the development of Midwood, boasts a fantastic track record for previous developments. This has been certified by the Building and Construction Authority (BCA) in Singapore who assesses developers and contractors according to the CONQUAS score. The CONQUAS score assesses the quality of craft of developers and contractors in 3 areas; Structural, Architectural, and Mechanical & Electrical work.

Photo Credits: BCA

According to the BCA, Hong Leong Holdings Limited has an average CONQUAS score of 90.7% from the year 2015 to 2017 while the main contractor for Midwood,Kimly Construction Pte Ltd., averaged 92.1% out of four projects in 2018.

HLHL is certainly one of the popular developers out there with a fantastic track record and high customer confidence in their projects.


Project Details & Site Plan

Midwood Site Plan
Midwood Project Details

Located in district 23, this 99-year tenure condominium comes with full facilities and a good mix of units ranging from 1 to 4 bedrooms, with 2 bedrooms and below making up 60% of the units in this development. The condominium embraces the concept of having its facilities spread across two levels. We would say that the facilities provided are pretty standard condominium facilities but presented differently so that it is located at different levels. The main differentiating factor in terms of facilities includes a variety of pools such as a kid’s pool with aqua play equipment and a 50m infinity lap pool, complimenting the cascading design of the condominium arrival front. These are provided at the roof (7th story) of the multi-story car park (MSCP) and the gym, sun deck, numerous outdoor BBQ pits, and recreational spots.

How Convenient is the Location?

Midwood's Location Map

Nested in the plot of land beside HillV2, Midwood’s residents have convenience at their fingertips. Its residents also enjoy the amenities made available, literally a stone’s throw away from them at HV2. Grocery shopping could not be easier with a minutes’ walk to HillV2 to the closest supermarket and dining indulgences. Midwood is tucked away from the main road of Upper Bukit Timah and is within five minutes walk (not fully sheltered) to Hillview MRT station (Downtown Line). However, Hillview Road and Avenue are the two only roads that can lead to Midwood via Hillview Rise at this point. We have personally experienced these roads, and they can be rather congested during peak hours even after many years of changes to the traffic control arrangements. It is no doubt a lot better now but can still sometimes cause frustration because of heavy traffic.

The town of Jurong East is within 15 minutes drive from Midwood

Within 1-kilometer proximity, Midwood’s residents can access other conveniences such as The Rail Mall, Hill View MRT station and Community Club. Midwood’s residents can also take a ten-minute walk to The Rail Mall or a five to six-minute drive to Bukit Panjang Plaza, Hillion Mall, and Junction 10 to access more alternatives for food and shopping. Moving towards the south-west of Midwood lies Jurong East, only a 15 minute drive away, giving its’ residents easy access to another massive heartland district equipped with a collection of malls (JEM, Westgate, IMM, Big Box, JCube), transportation options (Jurong East MRT and Bus Interchange and medical services (Ng Teng Fong General Hospital).

Mixed-Development Condo at Dairy Farm Lane

Click to view Dairy Farm Residences!

Getting Around – Driving

Expressways within short driving distances from Midwood

Midwood is also situated within 5 minutes of driving to the Bukit Timah Expressway (BKE) and the 7 minutes to the Pan Island Expressway (PIE). Traveling to Orchard takes approximately 35 minutes via the MRT and 23 minutes via the PIE. The ease of connecting to other highways such as the Ayer Rajah Expressway (AYE) via Clementi Road value adds to the interconnectivity of Midwood’s location. As mentioned earlier, it can get pretty congested between Hillview Road and Avenue during peak hours, even though this has been significantly improved after the construction of Hillview Flyover. However, we see Hill View road as one of the bottlenecks because of the short length of the road and only 1 lane for traffic in each direction.

Getting Around – MRT

Hillview MRT station on the Downtown Line is about 5 minutes walk from Midwood

Midwood is located very close to Hillview MRT station on the Downtown Line (DTL) and easily connects its passengers to the different train lines. Although the walk from Midwood to Hillview MRT station is not fully sheltered as many of us would like it to be, a 24-minute train ride can take you from Hillview station through to Bugis Downtown Line station whilst passing through interchanging stations that connects to all the other major train lines such as the Circle Line (CC) at Botanic Gardens, the future Thomson-East Coast Line (TE) at Stevens, the North-South Line (NS) at Newton, the North-East Line (NE) at Little India and finally to the nearest East-West Line (EW) at Bugis station. The convenience of other forms of public transportation includes bus number 177 in front of HillV2, which takes passengers to Bukit Batok Bus Interchange, connecting them to the North-South Line and other bus services with relative ease.

Dodging Sunshine

The all time favourable North-South facing for each block

The two-block (29-storey) condominium’s plot of land resides in parallel to HillV2, providing its residents almost unobstructed views. Away from the morning and afternoon sun, Midwood’s residents will get to enjoy the all-time favorable North-South facing of each block. Situated at both ends of the condominium’s facilities, block 10 faces the three blocks of Hillview Peak while block 8, an empty plot of land and clear views of landed properties in the distance. However, the empty plot of land in front of block 8 has been put up for Government Land Sales (GLS).

Photo Credit: URA

Sharing the same plot ratio of 2.8 as Midwood, the new plot of land could see blocks rising as high as 36 stories. This could, in time, cause some form of obstruction to the unrestricted view of block 8, and it remains to see how the land parcel is utilized.

As for block 10, Hillview Peak comprises two blocks at 11 stories and one block at 26 stories high. The distance of a two-lane bidirectional road and perimeter space of each condominium in between Midwood’s block 10 and Hillview Peak and, in general, should not be too big of a problem as e both sets of residents’ will have ample privacy. Midwood’s residents living above level 15 of block 10 should enjoy unobstructed views across Hillview Peak.

Schools in Proximity

Schools within 2km proximity of Midwood

Along the roads of Upper Bukit Timah to Bukit Timah and Clementi Road lies many established educational institutions such as Assumption English School, Chestnut Drive Secondary School, Pei Hwa Presbyterian Primary School, Methodist Girls School, Nanyang Girls High School, National Junior College, Hwa Chong Institution, Ngee Ann Polytechnic, SIM University, Singapore University of Social Sciences, etc. Midwood presents its residents with young children the opportunity to enjoy priority in the primary school proximity admission balloting process. Some of these primary school within 2 kilometers of Midwood include CHIJ Our Lady Queen of Peace Girls Primary School (530m), Bukit Panjang Primary School (1.2 kilometers), Lianhua Primary School (1.5 kilometers), St. Anthony’s Primary School (1.72 Kilometers) and Dazhong Primary School (1.77 kilometers).

Where Midwood is located, there are plenty of choices with a wide range of educational institutions for different age groups of students. We understand the urgency and need for parents wanting to send their children to one of the “better” schools and have come across many people who would move to a specific area just because of this. As the then Minister of Education, MrHeng Swee Keat, said in his popularized statement, “Every school (is) a good school.” As much as we believe that, we also believe that every individual is receptive in their own way; to each his own.

For Nature Lovers

Photo Credit: NParks

Bukit Timah Nature Reserve and Dairy Farm Nature Park are within reach via Upper Bukit Timah Road for families and individuals who appreciate nature and Singapore’s bio-diversified landscape. Avid cyclists also have very close access to the 20-kilometer Western Adventure Park Connector Network (PCN) Cycling Trail 2 via the Hillview Park Connector, linking and bringing them closer to the adjacent Jurong and Ulu Pandan Park Connectors. Just do not forget to apply sunscreen and mosquito repellant.

Showflat Experience

We visited Midwood’s show flat to bring you this preview of the available layouts, scaled models, and interior-designed treated showrooms to the best of our knowledge.

As with most showflats, Midwood ‘s showroom has limited parking space and visitors will see the property’s signboard before entering. The actual development site is approximately 200m from the showflat.

Site Plan and Model scale:Block 8 & 10
Block Facade: Block 10, facing Hillview Peak

ID Treated Showrooms

1 Bedroom + Study

This particular floor plan for the 1 bedroom plus study shows no wastage of space. Every inch of space of the 51 sqm space is maximized, and the purposes of each room are distinctively segregated. The layout whilst entering from the main door gives a linear and spacious outlook. Some can consider converting it into a secondary storage space or another room for those who do not mind the small area designated as a study. There is only one bathroom with two entrances via the Master bedroom and Study. The bathroom is relatively spacious, probably because it’s the only bathroom in the flat. A Queen-sized bed is featured in the show flat and fits the room seamlessly, while a King-sized bed will still give ample walking space around the bedroom. The flats with this layout run through from level 2 to 29 on stack number 19 of Block 10.

2 Bedroom

The first impression of this floorplan for the 2 bedroom shows a nice separated kitchen with an island top which demarcates the kitchen from the dining area. The 64 sqm space is fully utilized, with each room and bathroom opposite the central living area. Each room has attached bathrooms, with bedroom 2 sharing a common bathroom. The flats with this layout run through from level 2 to 29 on stack number 15 of Block 10.

3 Bedroom + Yard

This 3 bedroom plus yard features an enclosed kitchen together with a yard and utility closet. The entrance and yard show sections of space wastage in our opinion. The 92 sqm space is not fully optimized because of this design. Similarly, the huge balcony gives the misconception of extended space for bedroom 3. However, the interior designer did an outstanding job maximizing the space for a floor area equivalent to a modern 4 room HDB flat. The flats with this layout run through from level 2 to 28 on stack number 18 of Block 10.

4 Bedroom

This massive 4 bedroom features an enclosed kitchen with a yard, utility closet, three bathrooms, and one water closet. The entrance has a longer walk-up leading to the living/dining area than the other layouts. The show flat swapped the areas of the living and dining areas as seen in the actual images. The balcony’s extension flows through to bedroom 3. Bathroom 2 has shared access with Bedrooms 2 and 3, while Bedroom 4 is the only room with no direct attachment to any bathrooms. This design of this 116 sqm space, when dissected, shows a relatively small living and dining area to room ratio compared to the other floor plans. The common area looks immensely spacious only when the balcony doors are drawn, or in the case of this showroom, removed. The flats with this layout run through from level 2 to 29 on stack number 17 of Block 10.

The Right Mix

Midwood’s 564-unit project comprises of 2 bedrooms and below making up 60% of the total units in this development. This particular project mix could be due to more demand in the property market for 1 to 2 bedrooms.

Midwood's Unit Distribution

With the right entry and exit strategies, investors may opt to enter the market for 1 to 2 bedroom units as its prices are more attractive in terms of affordability. Investors, homeowners, and tenants alike will stand to benefit from the convenience of nearby amenities as well as to the nearest train station due to the location of this property.

Midwood shares a unique characteristic with properties in other special districts such as 9, 10, 11, 12, and 15 in Singapore. It is the only district located in the west of Singapore within a private enclave group of condominiums. This distinctive trait separates Midwood from condominiums located in heartland districts and presents a sense of exclusivity.

The following shows the maintenance fees and price guides for Midwood as of 12 February 2020:

Maintenance Fees

Unit TypeSize (Sq ft.)Number of UnitsEstimated Maintenance Charges per Month (Subject to GST)
1 Bedroom484116$261.50
1 Bedroom + Study,
2 Bedroom,
2 Bedroom + Study,
3 Bedroom,
3 Bedroom + Yard
549 ~ 893390$313.80
4 Bedroom124958$366.10

The estimated maintenance fees for Midwood are fairly typical ranging from $261.50 for 1 Bedroom, $313.80 for 1 Bedroom + Study to 3 Bedroom + Yard and $366.10 for 4 Bedroom.

Estimated Price Guide

Unit TypeSize (Sq ft.)Estimated Price (Starting from.) – SGDAverage Price psf. (Starting from.) – SGD
1 Bedroom484$765,000$1,590 psf
1 Bedroom + Study549$906,000$1650 psf
2 Bedroom635 ~ 689$985,000$1650 psf
2 Bedroom + Study786$1,337,000$1,750 psf
3 Bedroom893$1,474,000$1,650 psf
4 Bedroom1249$1,936,000$1,550 psf

The table shows the estimated pricing starting from about $765,000 to $1.936 million for 1 Bedroom to 4 Bedroom units. The estimated average price for all units is about $1640 psf.

The Price is Right

Based on a small sample size of each room type category that is already sold, we could compile and calculate the average price of entry and per square foot. We compared Midwood to the other recent condominium launches in the vicinity. The following data were extracted on EdgeProp and are as accurate as of 3 March 2020.

2 Bedroom
 Average Price of Entry – SGDAverage Price psf – SGDAverage Price of Entry %Average Price psf %
Mont Botanik$1,174,582$1,6882.79%0.96%
Dairy Farm$1,124,328$1,607-4.28%-4.80%
2 Bedroom + Study
Average Price of Entry – SGDAverage Price psf – SGDAverage Price of Entry %Average Price psf %
Mont Botanik$1,309,663$1,6902.08%3.49%
Dairy Farm$1,227,798$1,607-6.25%-4.91%
3 Bedroom – 3 BR with 2 Bathroom
 Average Price of Entry – SGDAverage Price psf – SGDAverage Price of Entry %Average Price psf %
Dairy Farm$1,655,995$1,5814.93%-5.10%

Out of the 3 projects, Mont Botanik was the first project to be launched in 2018 followed by Midwood and Dairy Farm residences in 2019.With each project featuring their own unique appeal, we can see that customers are expected to pay an estimated average of about $1,640 psf across all 3 different projects on 3 different tiers of room types.

At first glance, Midwood tops the 3 in terms of accessibility to public transportation options and nearby amenities. Although Dairy Farm Residences is attractive because of it being in the midst of a mixed development project, it is similarly located further away from the train station as with Mont Botanik. It is, therefore, easy to assume Midwood should command the highest entry price simply based on the location of each of the 3 developments. Yes, there are other factors such as the number of units, the type of development, the uniqueness of each property, location, etc., etc. that may come into play.It is also important to note that “What is worthless to one person may be very important to someone else.”In other words, every individual perceives value differently.

However, costs are incurred due to economic factors, professional services, construction, or land price should not be considered as varying factors, wants, needs, or simply intrinsic desires; but instead are explicit fixed costs.The fixed costs involved for new launches are the main factors that drive average base prices high, with the bulk of it coming from the cost of the land itself. Even with the small and most recent sample size that we have managed to obtain from EdgeProp, it is undeniable that the high and ever-increasing fixed costs involved are the basis for incremental pricing for new properties.

DevelopmentMidwoodVerdaleDairy Farm Residences
TypeResidentialResidentialResidential with 1stStorey Commercial
Tenure99 Years99 Years99 Years
Land Size153,882 sq. ft.153,223sq. ft.211,486 sq. ft.
Plot Ratio2.81.42.1
Density564 units280 units450 units
DeveloperIntrepid Investments Pte. Ltd. and Garden Estates (Pte) Limited(Hong Leong Group)COHL Singapore Pte. Ltd. & CSC Land Group Singapore Pte. Ltd.UED Residential Pte. Ltd
Purchased Price – SGD$460M$215M$368.8M
Per Sq. ft. Per Plot Ratio – SGD$1,068 per sq. ft.$1,002.3 per sq. ft.$830.4 per sq. ft
Construction Cost – SGD$129.3M$64.6M$133.2M
Land Financing – SGD$32.2M$18.8M$32.2M
Other Costs – SGD$67M$45.4M$81.6M
Estimated Total Costs – SGD$688.5M$343.6M$616M
Estimated Breakeven Price – SGD$1,598 psfppr$1,602 psfppr$1,387 psfppr

Taking into consideration the estimated breakeven price of $1,598 psf and the estimated average entry price of $1,640 psf, the average profit margin for the developer is rather slim and the possibility of a massive price cut does not seem apparent in the near future. This also shows that prospective property owners can be assured that they are paying a price that is very close to the estimated breakeven price for their unit.

In comparison to Verdale’s which land was sold 2 months after Midwood’s, the estimated breakeven price was at $1,602 psf. With a high average breakeven cost pricing, prospective buyers will have to pay more in order to own a unit. As different land parcels are priced differently, one thing is for sure; land prices are constantly on the rise. It is always important to note that while prices of property may fluctuate, new launches do not vary as much because of the fixed costs involved. The only way to make the best of your dollar for your property, is to do sufficient due diligence, read and accept real facts for facts and enter early after the right considerations.

Comparison of Floor Plans

In this section, we have picked and compared various floorplans of 3 developments and of different unit types as examples for what we normally look for and away when choosing a unit.

2 Bedroom with 2 Bathrooms

Midwood - Type (2P)b
Mont Botanik - Type A1
Dairy Farm Residences - Type 2B1

The main entrance for each floor plan starts from the kitchen, leading straight to the dining area followed by the living and balcony in a linear fashion. This is very common in today’s development

In the selected layouts, Midwood and Mont Botanik has what we call a “dumbbell” layout; very functional and efficient with less space wastage. Mont Botanik’s is the only layout that has master bedroom access to its balcony. It is a nice touch for some sunlight to enter the room or quick access to the balcony but we feel it is something it can probably do without.

The common bathroom in Midwood’s layout has dual access to the dining/living area and bedroom 2 unlike that of Mont Botanik. While it is always pleasant to have a personal toilet for each bedroom, it is something like a double-edged sword as your guests can only access the bathrooms via the bedrooms.

This particular Dairy Farm Residences’ optimized layout resembles that of a typical HDB flat that is functional and conservative; a safe option with ample privacy.

2 Bedroom + Study

Midwood - Type (2+1)b
Type A4
Dairy Farm Residences - Type 2C1

For the 2 Bedroom + Study layouts, the main entrance for Midwood has a short aisle leading up to the dining and living area. The kitchen looks cramped together with dining area, however, the demarcated area for the study provides­­­­ versatility for the owners as it can be used to expand the common area should they decide on a bigger living space. A simple knockdown of the wall between the study and the living room can open a larger space and functional space as the study also connects to the balcony.

On the other hand, Mont Botanik’s design for this layout seem to focus on separating the kitchen from the dining and living space.Not many condominiums come with and enclosed kitchen for 2 bedroom layouts. This is lovely because if you love cooking as much as we do, you will definitely appreciate having an enclosed kitchen. Although it does not present the option for expanding the common living area as the study is located in between the 2 bedrooms, the study can double as a guest bedroom as shown in the floor plan.

Dairy Farm Residences’ adopts the linear layout from the main entrance to the balcony. The study provides the least versatility for enjoyment or expansion of space. It can be used as a primary storage area as with most condominiums, storage is a problem especially for the 1 and 2 bedroom layouts. The study can perhaps in the times of need, also be used as a temporary guest room.

3 Bedroom with 2 Bathrooms

Midwood - Type 3a
3 Bedroom - Type 3A1

Similarly to the 2 Bedroom (with Study) mentioned earlier, the entrance to this Midwood 3 Bedroom unit has a short aisle leading up to the living area. It is typically expected for 3 Bedroom units to come with enclosed kitchen as shown for both Midwood and Dairy Farm Residences. The layout for this particular Dairy Farm unit is probably the result of the building’s foundation design work. The placement of the rooms are a little unconventional but unique in its own sense. The master bedroom has a chunk of dead space wastage right at the front of the door.

We would prefer the layout for Midwood as it visually looks more uniformed and effective in terms of the use of space. The direct balcony access from bedroom 3 feels like an attempt to narrow the gap between outdoor and indoor living although a simple window would suffice. The space could have probably been used for more interior space.

Mont Botanik does not have 3 Bedroom unit layouts but do have a 3 Bedroom + Study that was excluded from this comparison.

Quick comparison with Hillview Peak resale prices:

Sold OnArea(sqft)Sale Price (S$ psf) – SGDBought OnPurchase Price (S$ psf) – SGDProfit (S$)Days (days)Annualised (%)
Credit Source: EdgeProp as at 12 February 2020

Although the data of recently profitable transactions has been positive so far, the returns after scrutiny, speaks otherwise. The profitability of each transaction is based only on the change in asset price and does not take into account other transactional costs or effects of financing such as seller stamp duties. The average holding period was at 4.90 years at an average annualised yield of 1.25%. The statistics are not favourable and owners could incur seller stamp duties for private properties under 4 years of ownership in addition to negative market sentiments of the current economy.

You could be better off investing your money in time deposits and be protected against any economic risks or investing in other properties that are priced at an average of $1,600 psf at different parts of Singapore. Although Hillview Peak is slowly approaching its’ 10th year mark in 2022, the valuation of this property is still expected to rise as with most property in Singapore. The only question is by how much?

Master Plan 2019

URA Master Plan 2019 shows many areas highlighted for residential use

According to URA, the 2019 Master Plan depicts various parcels of lands that might be up for development. As the cost of undeveloped land increases, this could add pricing value to the existing properties around this area due to the ever-rising land costs. An important thing to note for any potential buyers for any property is as the land cost increases, the properties built on that land will undoubtedly increase; relentlessly making the cost of entry for a property perpetually high. Therefore, it is important to enter the property market as early as possible. The cost of land for Midwood ppr is at $1068 psf. With the similar plot of land directly opposite Midwood’s Block 8 up for GLS, we can expect that the land cost to be comparable or maybe even more. With the surrounding area around Midwood being demarcated for residential use, it is also expected to push property land prices higher. For people looking to invest in Midwood, we can say that they will get to enjoy an early advantage, however, we believe the returns will probably come a long way down the road.

Photo Credit: URA

As the cluster of condominiums around the area ages, there is always talk of whether an en-bloc bid could surface. With the revised Master Plan converting industrial land parcels such as Lam Soon Industrial Building to Residential use developers could be keen to trigger en-bloc bids for aging flats in possibly 5 – 10 years’ time; given that a total of 15 condominiums were completed between 1995 to 2000. In addition, a conversion to a higher plot ratio for condominiums currently sitting on a land with a plot ratio ranging from 1.4 to 2.1 could be one of the potential reasons to spark an en-bloc bid as land parcels surrounding Midwood have a plot ratio of 2.8.


In short, a higher the gross plot ratio determines the higher the number of storeys a building can grow. As land is a scarcity in Singapore, the only way the country can expand is in height and in depth with regards to land use. Developers could to be enticed to bid for land parcels in the event of a change of plot ratio.

Final Words

Having reviewed Midwood as a property, we can identify that residents choosing to live at Midwood not only have immediate access to shopping, transportation, and other amenities they are poised to see a rise in their property price as time goes by.

As we speak, the land opposite Midwood’s Block 8 is up for Government Land Sales (GLS) for a lease period of 99 Years3. Entering at the right window could prove not only a wise investment on top of a good location to live in. In addition, a good developer track record gives increased confidence and assurance in the project’s quality.

However, with many contrasting variables that we have covered, we feel that the average entry price seems to be a little on the high side. Considering that there are many different options in the same area for potential buyers, competition remains relatively high, and homeowners will probably benefit from their property in terms of value in the long term. The statistics speak for themselves, and short-term investments in this property are discouraged.

With that being said, we at TLC hereby inform readers that the views, thoughts, and opinions expressed in the text belong solely to the author and not necessarily to the author’s employer, organization, committee, or other group or individual. Any articles posted here are personal views and are not intended to defame.

Subscribe to our email updates!

Get updated on our latest posts! Subscribe to us at