SPRINGWELL MANSIONS is a 99-year leasehold development along JALAN HAJI SALAM in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 6 units and is an established secondary-market project.
This profile draws on 0 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 16 (Bedok / Upper East Coast), the immediate context for SPRINGWELL MANSIONS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 0 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SPRINGWELL MANSIONS dashboard.
- · OCR · D16 · 6 units
About SPRINGWELL MANSIONS
SPRINGWELL MANSIONS is a condominium, located at JALAN HAJI SALAM in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), comprising 6 residential units.
Rental Market Overview
SPRINGWELL MANSIONS has recorded 2 rental transactions with monthly rents averaging $4,650/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $4,650/mo | $4,500/mo | $4,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 1 | $4,500/mo |
| 2025 | 1 | $4,800/mo |
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Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows SPRINGWELL MANSIONS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SPRINGWELL MANSIONS
- Sungei Bedok MRT
- Bedok South MRT
- Tanah Merah MRT
- Bedok View Secondary School
- Yu Neng Primary School
- Bedok South Secondary School
Nearby MRT Stations
SPRINGWELL MANSIONS is 420m from Sungei Bedok MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sungei Bedok | TE31 | Thomson-East Coast Line | 420m |
| Bedok South | TE30 | Thomson-East Coast Line | 760m |
| Tanah Merah | EW4 | East-West Line | 980m |
Nearby Schools
There are 13 schools within 2 km of SPRINGWELL MANSIONS, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 500m |
| Yu Neng Primary School | Primary | 750m |
| Bedok South Secondary School | Secondary | 770m |
| Bedok Green Primary School | Primary | 800m |
| Fengshan Primary School | Primary | 840m |
| Ping Yi Secondary School | Secondary | 980m |
| Bedok North Secondary School | Secondary | 1.4 km |
| Overseas Family School | International | 1.5 km |
| Opera Estate Primary School | Primary | 1.5 km |
| Park View Primary School | Primary | 1.6 km |
| Casuarina Primary School | Primary | 1.8 km |
| Dunman High School | Secondary | 1.9 km |
Genuine walk-to-MRT access. Sungei Bedok sits about 0.42km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 6 units, SPRINGWELL MANSIONS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Bedok View Secondary School sits about 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SPRINGWELL MANSIONS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SPRINGWELL MANSIONS?
What is the rental yield for SPRINGWELL MANSIONS?
Is SPRINGWELL MANSIONS freehold or leasehold?
How far is the nearest MRT from SPRINGWELL MANSIONS?
What is the tenure of SPRINGWELL MANSIONS?
How does SPRINGWELL MANSIONS compare to other projects in the district?
What stamp duty applies for a foreign buyer of SPRINGWELL MANSIONS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 2 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SPRINGWELL MANSIONS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.