LyndenWoods is a 343-unit residential tower pair at 69 & 71 Science Park Drive — the first private residential development within Singapore Science Park 1. Launched in mid-2025 by CapitaLand on a 99-year leasehold wef 28 April 2025, LyndenWoods forms the residential spine of the Geneo integrated hub, the Science Park precinct’s new lifestyle core. The development sits within Postal District 5 in the Queenstown planning area, and is served directly by Kent Ridge MRT (Circle Line) via a sheltered link. Its “Tree of Life” architectural concept — two 24-storey towers with sky terraces on every floor — is designed around the site’s unique greenfield location, flanked by Kent Ridge Park, Dover Forest and HortPark. This page covers the specifications, location advantages, unit mix and our analysis for prospective buyers.
Quick Answer
- Developer: CapitaLand Development.
- Address: 69 & 71 Science Park Drive, Singapore 119317 & 118253.
- District: 5 (RCR, Queenstown planning area).
- Tenure: 99-year leasehold from 28 April 2025.
- Units: 343 across 2 blocks × 24 storeys.
- Site: 11,556.9 sqm.
- Architect: ADDP Architects LLP.
- VP: 30 June 2029; Legal Completion 30 June 2032.
LyndenWoods: Project at a Glance
LyndenWoods is the residential debut of the Singapore Science Park 1 revitalisation masterplan. Science Park 1 has historically been a pure R&D cluster — no homes, no retail centre, nothing after 7pm. The masterplan unveiled by JTC and CapitaLand in 2024 changed that, repositioning Science Park 1 as an integrated live-work-learn precinct anchored by the new Geneo lifestyle hub. LyndenWoods is the first residential address to carry that vision forward.
| Attribute | Detail |
|---|---|
| Project Name | LyndenWoods |
| Developer | CapitaLand Development |
| Address | 69 & 71 Science Park Drive, Singapore 119317 / 118253 |
| Planning Area | Queenstown |
| Region / District | RCR — Postal District 5 |
| Tenure | 99-year leasehold from 28 April 2025 |
| Site Area | 11,556.9 sqm |
| Residential Units | 343 |
| Blocks | 2 × 24-storey apartment blocks |
| Basement | 2-storey basement carpark |
| Carpark Lots | 240 lots (incl. 1 family + 35 EV lots) + 3 accessible lots |
| Architect | ADDP Architects LLP |
| Landscape Architect | Coen Design International |
| Expected VP | 30 June 2029 |
| Expected Legal Completion | 30 June 2032 |
The Tree of Life Architectural Concept
ADDP’s design organises LyndenWoods into three vertical zones:
- Forest Floor: the common-facility podium — pool, clubhouse, fitness, landscape courts.
- Canopy Layer: an elevated void that creates an interesting layering of sky terraces at mid-tower height, giving privacy from Science Park 2 on the south.
- Forest Tapestry: the residential tower proper, with garden terraces on every floor that read visually as “vertical trees” against the Kent Ridge Park backdrop.
The outcome: every resident gets direct access to a communal sky terrace on their own floor, and every living room has either a North-facing view towards Mediapolis / one-north MRT or a South-facing view towards Kent Ridge Park and the future Greater Southern Waterfront.
Location and Connectivity
LyndenWoods’ location is its strongest card. The site is less than 400m from Kent Ridge MRT (Circle Line) via a sheltered link through Science Park 1, putting Buona Vista (2 stops), one-north (3 stops), Dhoby Ghaut (7 stops) and HarbourFront (8 stops) within a single transfer. When the Cross Island Line Pasir Panjang station opens in 2032, residents will gain a second line — a material upside baked into the 99-year tenure.
| Destination | Travel Time |
|---|---|
| Kent Ridge MRT (CCL) | Sheltered 5-min walk |
| one-north MRT (CCL) | 3 stations (approx. 8 min train) |
| Buona Vista MRT (EWL + CCL) | 2 stations (approx. 5 min train) |
| Raffles Place / Marina Bay | 10 stations (approx. 28 min train) |
| HarbourFront / VivoCity | 8 stations (approx. 22 min train) |
| Jurong East / Jurong Lake District | Approx. 15 min drive via AYE |
| Orchard Road | 9 stations via Stevens interchange |
| Changi Airport | Approx. 25 min drive via ECP |
Educational Catchment
The West Coast / Kent Ridge area hosts one of the densest educational clusters in Singapore. Within a 2 km radius:
- Tertiary: National University of Singapore (main Kent Ridge campus), Singapore Polytechnic, INSEAD, ESSEC, Singapore Institute of Technology at NUS.
- Primary: Fairfield Methodist (Primary), Anglo-Chinese School (Primary) — Independent section at Dover, Henry Park Primary, Nan Hua Primary.
- Secondary: Queensway Secondary, Fairfield Methodist Secondary, Anglo-Chinese School (Independent), Anglo-Chinese Junior College, United World College (Dover Campus), Singapore Institute of Technology, SP School of Science & Technology.
Pricing Context and Absorption
LyndenWoods is priced in line with comparable RCR 99-year launches — S$2,400–S$2,700 psf indicatively — with a pricing premium over Science Park 1’s previously empty pedigree justified by the Geneo hub, the sky-terrace product, and direct MRT access. Indicative quantums:
| Layout | Indicative Quantum |
|---|---|
| 1BR (approx. 517 sqft) | S$1.24M – S$1.40M |
| 2BR (approx. 732 sqft) | S$1.76M – S$1.98M |
| 3BR (approx. 1,023 sqft) | S$2.46M – S$2.76M |
| 4BR / Penthouse (approx. 1,432 sqft) | S$3.44M – S$3.87M |
Key takeaway
LyndenWoods is the cleanest pure-play on the Science Park revitalisation thesis — CCR-adjacent access, Kent Ridge MRT sheltered link, and first-mover status in a precinct that is being rebuilt for the next 30 years.
Investment Thesis: Science Park 1 Revitalisation
The bullish case for LyndenWoods rests on three structural tailwinds:
- Geneo integrated hub — a 330,000 sqft wellness, F&B and lifestyle complex delivering in 2026–2027. Park residents and staff of the 175 existing Science Park companies will anchor demand for everyday retail and rental stock.
- Pasir Panjang Cross Island Line (CRL2, 2032) — an interchange within walking distance unlocks East-West connectivity to Tampines and Pasir Ris.
- Greater Southern Waterfront — the 30-km coastal transformation of Pasir Panjang, Keppel, Mount Faber and Marina South. LyndenWoods sits in the northern hinterland; South-facing units should benefit from the waterfront reveal over the 2030s.
Worked Example: 3-Bedroom Owner-Occupier, Singapore Citizen
| Line Item | Amount |
|---|---|
| Purchase Price | S$2,600,000 (3BR 1,023 sqft at S$2,542 psf) |
| Buyer’s Stamp Duty (BSD) | S$102,600 |
| ABSD (SC, 1st property) | S$0 |
| Legal Fees (est.) | S$3,500 |
| Downpayment (25% — 5% cash + 20% CPF/cash) | S$650,000 |
| Minimum Cash Downpayment (5%) | S$130,000 |
| Total Upfront (BSD + Downpayment) | S$756,100 |
| Loan Quantum (75%) | S$1,950,000 |
| Monthly Mortgage (4.0% p.a., 25-yr) | Approx. S$10,295 |
Stress-test your TDSR headroom using our TDSR/MSR guide before submitting a cheque at ballot.
Who Should Consider LyndenWoods?
- Dual-career professionals working at one-north, NUS, NUH, Fusionopolis or the Science Park itself — walk or one-stop commute.
- Academic families drawn by the NUS / ACS / Fairfield catchment.
- Patient capital investors willing to sit through the 2026–2032 precinct build-out for a capital-appreciation story tied to Geneo, CRL2 and the Greater Southern Waterfront.
- Right-sizers from landed homes in Kent Ridge, Pasir Panjang and Queensway who want CCR-fringe access with parkland on their doorstep.
Frequently Asked Questions
Is LyndenWoods CCR or RCR?
Postal District 5, Queenstown planning area — classified as the Rest of Central Region (RCR) for URA reporting purposes. It sits on the CCR–RCR boundary and benefits from CCR-adjacent amenity with RCR pricing.
What is Science Park 1 like to live in?
Historically, Science Park 1 was an R&D-only cluster with minimal retail. The Geneo hub — delivering 2026–2027 — will add a supermarket, clinic, F&B, fitness and co-working space. LyndenWoods is designed to be the first address to experience this transformation.
How far is Kent Ridge MRT?
Approximately 400 m via a sheltered covered link from the development through Science Park 1. Walking time: 5 minutes.
What is the expected rental yield?
Based on one-north / Science Park rental benchmarks (S$5.00–S$6.50 psf/month), gross yields at launch pricing work out to 2.8%–3.5% for 2- and 3-bedroom layouts — consistent with RCR CCR-fringe peers.
Are there EC (Executive Condo) units?
No. LyndenWoods is a fully private condominium. Refer to our EC vs Private Condo guide for the distinction.
Can foreigners buy LyndenWoods?
Yes. As a private non-landed development, LyndenWoods is not restricted. Foreign buyers pay 60% ABSD; US citizens and citizens of Switzerland, Liechtenstein, Norway, Iceland benefit from FTA rates equivalent to Singapore Citizens under the US-SFTA (see foreign buyer guide).
What are the key risks?
Precinct execution risk (Geneo delivery timing), supply-pipeline risk from neighbouring GLS sites at Dover, and Cross Island Line Phase 2 delivery risk (currently targeted 2032, subject to LTA updates).
Related Guides
- UPPERHOUSE at Orchard Boulevard
- CCR, RCR and OCR Explained
- Greater Southern Waterfront Guide
- TDSR and MSR Borrowing Limits
- Singapore Property Market Outlook 2026
External Authority Sources
- URA Master Plan & property data
- JTC Corporation — Science Park land planning
- LTA — Cross Island Line updates
Disclaimer: Specifications, prices, and launch timing are indicative and subject to developer and authority confirmation. Verify all figures with the developer’s showflat team before committing. Nothing on this page constitutes financial, tax or legal advice.
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