THE BROOKS II is a freehold development along SPRINGSIDE GREEN in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises 61 units and is an established secondary-market project.
This profile draws on 9 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 26 (Mandai / Upper Thomson), the immediate context for THE BROOKS II 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 9 sales and 36 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BROOKS II dashboard.
- Average sale price: $1,040,118 across 9 transactions
- Estimated gross rental yield: 3.7%
- District 26 PSF ranking: Mid-range (top 71%)
- Freehold tenure · OCR · D26 · 61 units
About THE BROOKS II
THE BROOKS II is a freehold condominium, located at SPRINGSIDE GREEN in District 26 (Upper Thomson, Springleaf) (Outside Central Region), comprising 61 residential units.
As a freehold property, THE BROOKS II does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BROOKS II:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,374 psf | $791,515 |
| 2 BR | 3 | $1,492 psf | $1,115,000 |
| 3 BR | 2 | $1,237 psf | $1,425,000 |
Sales Market Overview
THE BROOKS II has recorded 9 sale transactions with an average transaction price of $1,040,118, ranging from $780,000 to $1,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,327 psf | $899,343 | — |
| 2022 | 1 | $1,528 psf | $1,250,000 | ↑ 15.1% |
| 2024 | 1 | $1,389 psf | $1,600,000 | ↓ 9.1% |
| 2025 | 1 | $1,569 psf | $1,115,000 | ↑ 13.0% |
THE BROOKS II ranks in the top 71% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, THE BROOKS II trades 10.7% below the segment benchmark.
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Rental Market Overview
THE BROOKS II has recorded 36 rental transactions with monthly rents averaging $3,206/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 10 | $2,850/mo | $2,300/mo | $3,100/mo |
| 2 BR | 26 | $3,344/mo | $2,200/mo | $4,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,660/mo |
| 2022 | 6 | $2,867/mo |
| 2023 | 7 | $3,529/mo |
| 2024 | 9 | $3,515/mo |
| 2025 | 7 | $3,186/mo |
| 2026 | 2 | $3,150/mo |
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Investment Analysis
Based on average rents and sale prices, THE BROOKS II delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
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 |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| 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 |
Location Map
Map shows THE BROOKS II (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BROOKS II
- Springleaf MRT
Nearby MRT Stations
THE BROOKS II is 680m from Springleaf MRT (Thomson-East Coast Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Springleaf | TE4 | Thomson-East Coast Line | 680m |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Springleaf is about 0.68km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 61 units, THE BROOKS II 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.
Thin transaction history. With only 9 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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE BROOKS II combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 THE BROOKS II?
What is the rental yield for THE BROOKS II?
Is THE BROOKS II freehold or leasehold?
How far is the nearest MRT from THE BROOKS II?
What is the tenure of THE BROOKS II?
How does THE BROOKS II compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE BROOKS II?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 36 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 THE BROOKS II
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.