Springleaf Residence arrived on Upper Thomson Road in late 2024 as something genuinely unusual in the Singapore new-launch market — a 941-unit mega-development that sits inside a nature corridor rather than in spite of one. Jointly developed by GuocoLand and Hong Leong Holdings on a Government Land Sale site acquired for S$779.6 million (S$905 psf ppr) in April 2024, the project occupies a stretch of Upper Thomson Road flanked by Springleaf Nature Park to the north and within easy reach of Lower Peirce Reservoir to the south. Its Springleaf MRT station (TEL TE4) is a sheltered two-minute walk from the main lobby.
The development achieved a remarkable commercial validation at launch: over 15–16 August 2025, GuocoLand sold 870 of 941 units — 92% — at an average of S$2,175 psf, making Springleaf Residence the second-best-selling project by unit count in all of 2025. Prices ranged from S$860,000 for a compact 388 sq ft one-bedder to S$3,018,000 for a five-bedroom unit. Browse the District 26 analytics page for cycle context.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 26 — covering Upper Thomson, Springleaf, Mandai and Lower Seletar — spent most of Singapore’s post-independence decades in comfortable obscurity. The area’s dominant character was low-density landed housing, jungle-adjacent roads, and a celebrated strip of Upper Thomson Road hawker shops. TEL Stage 2 changed that calculus permanently when Springleaf MRT (TE4) opened on 28 August 2021 alongside Lentor, Mayflower, Bright Hill, Upper Thomson, and Caldecott.
The line provides one-seat access to Orchard (TE14, ~18 minutes) and seamless interchange to the Circle Line at Caldecott and the North-South Line at Woodlands. The arrival of the MRT triggered a wave of GLS tenders in the Lentor-to-Springleaf corridor. Lentor Modern, Lentor Hills Residences, Lentor Mansion, and now Springleaf Residence have collectively introduced thousands of new private residential units. See the URA Property Data portal for verified transaction context.
Springleaf Residence distinguishes itself within this cluster by being the closest in the group to an actual nature reserve boundary, and by incorporating a conserved heritage school building into its landscape design. URA transaction records show 914 caveated sales for Springleaf Residence with an average transacted price of approximately S$1,883,649.
We track 914 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SPRINGLEAF RESIDENCE dashboard.
- Average sale price: $1,883,649 across 914 transactions
- District 26 PSF ranking: Premium tier (top 14%)
- 99 yrs lease commencing from 2024 · OCR · D26 · 941 units
About SPRINGLEAF RESIDENCE
SPRINGLEAF RESIDENCE is a 99 yrs lease commencing from 2024 condominium, located at UPPER THOMSON ROAD in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by Springleaf Residence Pte Ltd, comprising 941 residential units, completed in 2025.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SPRINGLEAF RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 8 | $2,312 psf | $895,875 |
| 1 BR | 340 | $2,176 psf | $1,314,297 |
| 2 BR | 264 | $2,182 psf | $1,831,409 |
| 3 BR | 249 | $2,165 psf | $2,462,783 |
| 4 BR | 53 | $2,208 psf | $3,224,566 |
Sales Market Overview
SPRINGLEAF RESIDENCE has recorded 914 sale transactions with an average transaction price of $1,883,649, ranging from $860,000 to $3,489,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 904 | $2,177 psf | $1,869,325 | — |
| 2026 | 10 | $2,210 psf | $3,178,500 | ↑ 1.5% |
SPRINGLEAF RESIDENCE ranks in the top 14% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, SPRINGLEAF RESIDENCE trades 40.5% above the segment benchmark.
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Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
| HILLOCK GREEN | 99 yrs lease commencing from 2022 | 474 | $2,187 psf | 467 |
Location Map
Map shows SPRINGLEAF RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SPRINGLEAF RESIDENCE
- Springleaf MRT
- Singapore American School
Nearby MRT Stations
SPRINGLEAF RESIDENCE is 240m from Springleaf MRT (Thomson-East Coast Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Springleaf | TE4 | Thomson-East Coast Line | 240m |
Nearby Schools
There are 1 schools within 2 km of SPRINGLEAF RESIDENCE.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 1.7 km |
Sheltered MRT walk, not an MRT claim. Many developments marketed as “near MRT” require a seven-to-ten-minute outdoor walk. Springleaf Residence’s sheltered two-minute connection to Springleaf MRT (TE4) is a genuine differentiator. The TEL offers direct service to Orchard, Marina Bay, and the eastern CBD corridor without routing through Dhoby Ghaut or City Hall pinch points. Use the ShiokNest mortgage calculator to model monthly outgoings.
Nature adjacency that cannot be replicated. Springleaf Nature Park begins metres from the development’s northern boundary. Lower Peirce Reservoir is a short drive or cycle through the park. The Central Catchment Nature Reserve — 3,043 hectares of protected primary and secondary rainforest — sits immediately beyond. The URA’s zoning of this land as nature reserve means no residential development can be approved there; the views and ambient greenery are structurally protected.
The Upper Thomson F&B and lifestyle scene. Upper Thomson Road’s strip of shophouses — Korean BBQ restaurants, artisan bakeries, craft coffee roasters, Thai street food stalls, and heritage hawker centres — has become one of Singapore’s most talked-about dining precincts. Residents are within a five-to-ten-minute walk of this scene.
School catchment options. The D26 corridor includes Peiying Primary School, Naval Base Primary School, Yishun Town Secondary School, and Presbyterian High School. Anderson Secondary School and CHIJ St Nicholas Girls’ School are accessible via the TEL toward Ang Mo Kio and Bishan catchments.
Developer credibility and launch velocity. GuocoLand and Hong Leong Holdings have a strong track record on large-scale Singapore residential projects. The 92% sell-through at launch suggests that secondary-market resale liquidity is likely to be supported by a well-established community of buyers who believe in the precinct story.
Walkability score of 25/100 reflects the real car-dependency. The MRT proximity is genuine, but the score of 25 reflects the absence of large-format daily amenities within a ten-minute walk. There is no full-line supermarket, no major pharmacy chain, no wet market, and no shopping centre at the development’s doorstep. Residents without a car will rely on the TEL to reach Thomson Plaza or on ride-hailing and grocery delivery services.
2025 TOP means the lease decay clock is running. The 99-year leasehold commenced in 2024. By the time the development reaches its 40th anniversary in 2064, the lease will have under 60 years remaining — a threshold at which CPF usage restrictions start to bite and some mortgage lenders become more conservative. Use the stamp duty calculator for BSD/ABSD modelling.
Investment score of 46/100 is modest for the price point. The score reflects the tension between a strong MRT and nature-park story (positive inputs) and the current launch PSF of ~S$2,175 — one of the highest ever recorded in OCR D26. The en-bloc score of 17/100 is unsurprising given the lease only commenced in 2024.
Supply concentration in the Lentor–Springleaf corridor. The GLS pipeline has introduced Lentor Modern, Lentor Hills Residences, Lentor Mansion, and Springleaf Residence in rapid succession. Thomson Reserve (1,240 units) is expected to preview in Q3 2026. The risk of rental-rate softness during the 2026–2028 period is real.
[
{
"persona": "Nature-lifestyle owner-occupier",
"fit_color": "green",
"reason": "Singles or couples who prioritise morning trail runs through Springleaf Nature Park, weekend paddles at Lower Peirce Reservoir, and proximity to the Central Catchment over proximity to Takashimaya. The nature backdrop and resort-like landscaping are primary motivators."
},
{
"persona": "TEL commuter upgrader",
"fit_color": "green",
"reason": "An HDB upgrader from Yishun, Ang Mo Kio, or Bishan who sees the TEL as a transformative quality-of-life upgrade. Values one-seat access to Orchard and Marina Bay on a single line without bus interchange."
},
{
"persona": "Family with primary-school-age children",
"fit_color": "amber",
"reason": "A family seeking semi-rural lifestyle close to good primary schools will find Peiying Primary and Naval Base Primary options workable, but will not find the elite-school clustering of D10/D11 or D20 Bishan."
},
{
"persona": "Rental investor (medium conviction)",
"fit_color": "amber",
"reason": "Investor targeting the emerging TEL corridor tenant base. The 2025–2028 supply wave is the key risk, and yields at S$2,175 psf entry are likely thin (2.5–3.2% gross). Investors with five-to-seven-year minimum holds are better positioned."
},
{
"persona": "Nature-retreat second-property buyer",
"fit_color": "amber",
"reason": "Buyer adding a second home with a fundamentally different lifestyle proposition. ABSD at 20% for second residential property is the material constraint."
},
{
"persona": "Wellness-focused retiree couple",
"fit_color": "amber",
"reason": "Couple wanting full-facility condominium close to green spaces for daily walking. The TEL’s accessibility to medical facilities is a plus. Walkability-25 score is the main concern."
}
]
Springleaf Residence earns its place as one of the most distinctive new-launch propositions in Singapore’s 2024–2025 cycle. The combination of a sheltered two-minute connection to a major MRT line and a genuine forest-park backdrop — with the nature reserve zoning providing a structural guarantee of no future high-rise obstruction — is rare in a market where “green living” often means a manicured park connector beside a busy arterial road.
The 92% launch sell-through at S$2,175 psf confirms that the market agreed with that thesis. For those considering the secondary market, the evaluation framework must hold the nature-MRT strengths alongside three structurally honest constraints: a walkability score of 25/100 that reflects real daily-errand car-dependency; an investment score of 46/100; and a corridor supply pipeline that could soften rents during the 2026–2028 lease-up window.
The buyer who will be happiest in Springleaf Residence is the one who values the forest-and-MRT proposition as a quality-of-life asset rather than a pure financial arbitrage. Recommended holding period: 7–12 years, with the corridor maturation thesis as the principal capital-appreciation driver.
FAQ
What is the average price for SPRINGLEAF RESIDENCE?
What is the rental yield for SPRINGLEAF RESIDENCE?
Is SPRINGLEAF RESIDENCE freehold or leasehold?
When did Springleaf MRT station open, and which line does it serve?
Springleaf MRT (TE4) opened on 28 August 2021 as part of Thomson-East Coast Line Stage 2. The line provides one-seat access southward to Orchard (TE14), Marina Bay (TE20), and Shenton Way (TE22), and northward interchange to the North-South Line at Woodlands. No need to change trains to reach Orchard or the downtown CBD.
What is the commute time to Orchard Road and the CBD?
From Springleaf MRT, the TEL runs directly to Orchard in approximately 18–20 minutes and to the Marina Bay / Shenton Way CBD corridor in approximately 28–32 minutes, without requiring a line change.
Which primary schools are within 1–2 km?
Peiying Primary School and Naval Base Primary School are within the closest proximity. Neither is in the elite-school tier of D10/D11 or Bishan, but both provide solid mainstream primary education.
What is Springleaf Nature Park, and what activities does it offer?
Springleaf Nature Park is an NParks-managed green space along Upper Thomson Road that functions as an entry point to the larger Central Catchment Nature Reserve system — Singapore’s 3,043-hectare belt of protected primary and secondary rainforest. Features nature trails, bird-watching spots, and connects to MacRitchie and Lower Peirce.
What is the lifestyle trade-off between nature proximity and everyday convenience?
The walkability score of 25/100 reflects that large-format supermarkets, pharmacies, wet markets, and shopping malls are not within practical walking distance. Thomson Plaza (two TEL stops at Upper Thomson MRT) and Northpoint City in Yishun are the nearest major retail hubs. Residents without a car should expect to rely on TEL, ride-hailing, and grocery delivery for routine errands.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 914 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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