Northwave
Northwave is a 99-year lease (88 yrs left) executive condo development in District 25 (Kranji / Woodgrove / Admiralty). It has 145 recorded private transactions. Latest sale: $1,385,500 (Jun 2026, 102 sqm, floors 01-05). Median $1,262/sqft. Prices up 26% over the period. 88 years lease remaining.
Where Northwave ranks in District 25
All 15 projects ›Median psf over time
Estimate a unit at Northwave
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.18% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,218 | 43 |
| 06-10 | $1,261 | 49 |
| 11-15 | $1,302 | 47 |
| 16-20 | $1,334 | 6 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 102 sqm | $1,385,500 | $1,262 |
| Jun 2026 | 06-10 | Resale | 103 sqm | $1,340,000 | $1,209 |
| Jun 2026 | 11-15 | Resale | 91 sqm | $1,275,000 | $1,302 |
| Jun 2026 | 06-10 | Resale | 91 sqm | $1,280,000 | $1,307 |
| May 2026 | 01-05 | Resale | 90 sqm | $1,230,000 | $1,270 |
| May 2026 | 11-15 | Resale | 117 sqm | $1,710,000 | $1,358 |
| May 2026 | 16-20 | Resale | 159 sqm | $2,450,000 | $1,432 |
| May 2026 | 06-10 | Resale | 101 sqm | $1,396,000 | $1,284 |
| Apr 2026 | 11-15 | Resale | 103 sqm | $1,460,000 | $1,317 |
| Apr 2026 | 11-15 | Resale | 69 sqm | $1,035,000 | $1,394 |
| Apr 2026 | 01-05 | Resale | 91 sqm | $1,192,000 | $1,217 |
| Apr 2026 | 06-10 | Resale | 91 sqm | $1,235,000 | $1,261 |
| Apr 2026 | 06-10 | Resale | 91 sqm | $1,270,000 | $1,297 |
| Feb 2026 | 11-15 | Resale | 69 sqm | $1,068,000 | $1,438 |
| Feb 2026 | 11-15 | Resale | 102 sqm | $1,400,000 | $1,275 |
| Feb 2026 | 11-15 | Resale | 104 sqm | $1,388,000 | $1,240 |
| Feb 2026 | 01-05 | Resale | 62 sqm | $925,000 | $1,386 |
| Jan 2026 | 06-10 | Resale | 92 sqm | $1,250,000 | $1,262 |
| Jan 2026 | 11-15 | Resale | 91 sqm | $1,230,000 | $1,256 |
| Dec 2025 | 01-05 | Resale | 102 sqm | $1,360,000 | $1,239 |
| Dec 2025 | 01-05 | Resale | 101 sqm | $1,360,000 | $1,251 |
| Nov 2025 | 01-05 | Resale | 102 sqm | $1,340,000 | $1,220 |
| Nov 2025 | 16-20 | Resale | 82 sqm | $1,150,000 | $1,303 |
| Nov 2025 | 01-05 | Resale | 104 sqm | $1,350,000 | $1,206 |
| Nov 2025 | 06-10 | Resale | 102 sqm | $1,360,000 | $1,239 |
Northwave is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Northwave, with their median resale psf. Useful for comparing what Northwave costs per square foot against nearby developments.
About Northwave
Northwave sits near the top of District 25 (Kranji / Woodgrove / Admiralty) on price, its $1,262 psf median dearer than roughly 87% of projects in the district. It has a busy transaction history, with 145 sales between 2021-09 and 2026-06, ranging from $725,000 to $2,450,000. The most recent transaction was a 102 sqm unit (floors 01-05) at $1,385,500 in Jun 2026, and the median is $1,262 psf. Floor level matters here: units on the higher 16-20 band have traded around 10% per square foot above the 01-05 band. Over the data window, prices here are up about 26% (about 5% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 88 years remaining is 0.9516, an annual lease decay of about 0.18%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Northwave cost?
The most recent transaction at Northwave was $1,385,500 for a 102 sqm unit in 2026-06. The median price is $1,262 per square foot across 145 transactions, ranging from $725,000 to $2,450,000. Data sourced from URA.
Is Northwave freehold or leasehold?
Northwave is on a 99-year lease commencing in 2015, with approximately 88 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.18%.
What is the price per square foot (psf) at Northwave?
The median price at Northwave is $1,262 psf, with transactions ranging from $857 to $1,438 psf. This is based on 145 URA-recorded transactions in District 25.
Have prices at Northwave gone up or down?
Prices at Northwave have increased by approximately 26% over the data period (around 5% a year). The median price is currently $1,262 psf, with the most recent sale at $1,385,500 in 2026-06.