Rosewood Suites Singapore 737873: Resale Profile for Foreign Buyers in 2026

Rosewood Suites at 61 Rosewood Drive, Singapore 737873, is a 99-year leasehold condominium in District 25, completed in 2011 by EL Development Pte Ltd. With 200 units across five storeys, it is one of the larger established mass-market condominium blocks in the Admiralty and Woodlands corridor. For foreign buyers evaluating the Singapore resale market in 2026, Rosewood Suites is a useful worked example of how location, leasehold remaining, and the foreigner stamp duty regime interact.

This is the 2026 profile of the property, the foreign-buyer mechanics, and what the resale numbers actually mean.

The development

Rosewood Suites is registered at 61 Rosewood Drive, Singapore 737873, with additional addresses at 63 and adjacent unit numbers as the development is structured across multiple blocks. The plot is 14,351 sqm with a Gross Floor Area of 20,091 sqm, completed in 2011 by EL Development (Rosewood) Pte Ltd, the project subsidiary of EL Development Pte Ltd. The architect was Atelier Group Architects.

The development is leasehold for 99 years from 2008, which gives Rosewood Suites approximately 81 years of remaining tenure as of 2026. The unit mix is weighted toward two-bedroom and four-bedroom layouts, which makes it relatively affordable on a per-unit basis for the proximity to the MRT.

The site sits within District 25 in Singapore's URA planning framework, which covers Kranji, Woodgrove, Sungei Kadut, Woodlands, and Admiralty. The nearest MRT station is Woodlands South on the Thomson-East Coast Line, with Causeway Point and Civic Centre shopping malls a short walk away.

The 2026 resale pricing

Transaction data over the trailing 12 months at Rosewood Suites shows sale prices ranging from S$940 psf to S$1,226 psf at an average of approximately S$1,053 psf. Total unit prices on active listings have ranged from S$1.5 million to S$2.4 million. The pricing is consistent with a mature 99-year leasehold development in District 25 with strong MRT connectivity but outside the Core Central Region.

The yield profile in this part of Singapore is driven primarily by the rental demand from professionals working in the Woodlands Regional Centre and across the Causeway in Malaysia. Gross rental yields for mass-market District 25 condominiums typically fall in the 3.5 to 4.5 percent range, with two-bedroom units at the higher end of that range and larger four-bedroom units at the lower end.

The foreign buyer mechanics in Singapore in 2026

Foreign buyers in Singapore residential property face the most consequential tax line in the entire purchase: the Additional Buyer's Stamp Duty. The ABSD regime, set out under the Stamp Duties Act, currently charges foreigners (defined as non-Singapore Citizens and non-Permanent Residents) 60 percent of the property purchase price as ABSD on top of the standard Buyer's Stamp Duty.

For a Rosewood Suites unit at S$1.8 million, the math is brutal:

Standard Buyer's Stamp Duty: progressive rates up to approximately 4 percent on the portion above S$1 million. ABSD for a foreigner: 60 percent of S$1.8 million, which is S$1,080,000.

Total stamp duty payable by a foreign buyer at S$1.8 million is approximately S$1.13 million, on top of the purchase price. That is the largest single line item in foreign Singapore residential investment in 2026.

Singapore Citizens are exempt from ABSD on their first property purchase, and Permanent Residents pay 5 percent ABSD on their first. The 60 percent foreigner rate is the highest in the world for any major property market.

The ABSD is sometimes refundable under specific Free Trade Agreement provisions for nationals of the United States, Switzerland, Liechtenstein, Norway, and Iceland, who can be treated as Singapore Citizens for the purpose of ABSD computation. That is the single most important exemption for North American and certain European foreign buyers to verify before transacting.

What the leasehold actually means at year 81 of 99

A 99-year leasehold property at Rosewood Suites with approximately 81 years remaining has a different value trajectory than a freehold property in the same district. Singapore's secondary leasehold market typically prices in a steepening discount to comparable freeholds as the lease ages, with the discount most material once remaining tenure drops below approximately 60 years.

At 81 years remaining in 2026, Rosewood Suites is still in the relatively flat portion of the leasehold-decay curve. CPF withdrawal rules and bank financing eligibility both remain reasonably accommodating at this remaining tenure. The relevant horizon for a foreign buyer is whether they expect to hold the property long enough to see the leasehold decay impact material price compression, which generally starts to bite around 60 years remaining.

The structural risks

The first is the ABSD wall. A foreign buyer who pays 60 percent ABSD has to see the property appreciate by approximately 60 percent before they break even against a cash equivalent. That is a long arithmetic horizon at District 25 yield levels.

The second is the regional-centre risk. Woodlands Regional Centre is being developed as Singapore's northern commercial node, with the Rapid Transit System Link to Johor Bahru due to commence operations in early 2027. If the regional centre realises its planned scale, District 25 rental demand will firm meaningfully. If it does not, rental demand stays where it is.

The third is the MRT proximity premium decay. Rosewood Suites sits within walking distance of Woodlands South MRT, which delivers a clear pricing premium. Any future MRT additions in the corridor could either reinforce or partially erode that premium depending on the specific station location.

How to verify a Rosewood Suites resale transaction

The Singapore Land Authority's INLIS system provides title information including remaining lease, registered owner, and any registered mortgages or caveats. The Urban Redevelopment Authority's transaction database (URA Realis) provides recent caveats lodged against units at Rosewood Suites, which gives the most accurate view of current secondary pricing.

The Inland Revenue Authority of Singapore (IRAS) ABSD calculator confirms exact stamp duty payable for a specific foreign-buyer profile and purchase price.

Bektu maintains developer profiles for Singapore residential developers including EL Development, which is useful for understanding the broader portfolio behind any specific project.

The honest position

Rosewood Suites at 61 Rosewood Drive Singapore 737873 is a competently delivered, MRT-proximate, mass-market 99-year leasehold condominium with reasonable resale liquidity. Whether it makes sense for a specific foreign buyer comes down almost entirely to ABSD treatment and holding horizon. For a foreigner paying the full 60 percent ABSD, the math is difficult and the case has to be made on long-horizon owner-occupier terms rather than yield. For a foreign buyer eligible for ABSD treatment as a Singapore Citizen under an applicable Free Trade Agreement, the property is a reasonable mass-market option in a corridor with credible regional-centre upside.