The Springbloom occupies a quiet stretch of Lorong Lew Lian in District 19, a 372-unit 99-year leasehold development completed in 1999 by MCL Land — one of the longer-tenured developers in the Singapore residential market. Sitting roughly a 7-9 minute walk from Serangoon MRT, the project benefits from a North East Line and Circle Line interchange that did not exist when the estate was launched, materially upgrading the connectivity story over its operating life. With a 1995 lease commencement, the development now carries approximately 68 years of remaining tenure as of 2026, placing it squarely in the lease-decay decision zone that buyers and bank valuers increasingly scrutinise. Resale transactions are filed quarterly via the URA Realis portal, which remains the canonical public record for benchmarking psf trends across vintage and floor band.
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 19 covers Serangoon, Hougang and Punggol — classified as Outside Central Region (OCR) under URA’s Master Plan zoning framework. The Serangoon pocket specifically has been one of OCR’s strongest performers over the past decade, anchored by the Serangoon MRT interchange (North East Line plus Circle Line) and the NEX integrated mall that opened in 2010. Pricing has tightened against neighbouring District 13 (Toa Payoh, MacPherson) as buyers reward the rail interchange premium and the depth of amenity at NEX. The Springbloom competes against a cluster of 1990s and 2000s leasehold peers in the Serangoon-Upper Serangoon belt — including Chiltern Park, Goldenhill Park and Boathouse Residences — as well as newer 99-year launches like Affinity at Serangoon and The Garden Residences further north along the NEL. For comparable D19 benchmarks see our District 19 analytics page.
We track 62 sales and 268 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SPRINGBLOOM dashboard.
- Average sale price: $1,929,083 across 62 transactions
- Estimated gross rental yield: 2.8%
- District 19 PSF ranking: Above average (top 44%)
- 99 yrs lease commencing from 1995 · OCR · D19 · 372 units
About THE SPRINGBLOOM
THE SPRINGBLOOM is a 99 yrs lease commencing from 1995 condominium, located at SERANGOON AVENUE 3 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by MCL LAND (SERANGOON) PTE LTD, comprising 372 residential units, completed in 1999.
With approximately 68 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 THE SPRINGBLOOM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $1,203 psf | $1,074,750 |
| 3 BR | 29 | $1,422 psf | $1,744,626 |
| 4 BR | 27 | $1,426 psf | $2,224,519 |
| 5+ BR | 2 | $1,193 psf | $2,324,000 |
Sales Market Overview
THE SPRINGBLOOM has recorded 62 sale transactions with an average transaction price of $1,929,083, ranging from $999,000 to $2,860,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,124 psf | $1,424,615 | — |
| 2022 | 8 | $1,261 psf | $1,736,111 | ↑ 12.3% |
| 2023 | 16 | $1,421 psf | $1,947,594 | ↑ 12.6% |
| 2024 | 11 | $1,549 psf | $2,226,343 | ↑ 9.0% |
| 2025 | 12 | $1,602 psf | $2,258,583 | ↑ 3.4% |
| 2026 | 2 | $1,621 psf | $2,220,000 | ↑ 1.2% |
THE SPRINGBLOOM ranks in the top 44% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE SPRINGBLOOM trades 9.5% below the segment benchmark.
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Rental Market Overview
THE SPRINGBLOOM has recorded 268 rental transactions with monthly rents averaging $4,456/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 22 | $3,234/mo | $2,500/mo | $4,000/mo |
| 2 BR | 82 | $3,873/mo | $2,200/mo | $5,200/mo |
| 3 BR | 134 | $4,724/mo | $2,800/mo | $7,500/mo |
| 4 BR | 30 | $5,747/mo | $4,100/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 57 | $3,558/mo |
| 2022 | 55 | $4,306/mo |
| 2023 | 57 | $4,827/mo |
| 2024 | 45 | $4,809/mo |
| 2025 | 44 | $4,967/mo |
| 2026 | 10 | $4,450/mo |
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Investment Analysis
Based on average rents and sale prices, THE SPRINGBLOOM delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows THE SPRINGBLOOM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SPRINGBLOOM
- Lorong Chuan MRT
- Serangoon MRT
- Serangoon MRT
- Maris Stella High School (Primary)
- Maris Stella High School
- Serangoon Secondary School
Nearby MRT Stations
THE SPRINGBLOOM is 60m from Lorong Chuan MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 60m |
| Serangoon | NE12 | North-East Line | 1.0 km |
| Serangoon | CC13 | Circle Line | 1.0 km |
Nearby Schools
There are 16 schools within 2 km of THE SPRINGBLOOM, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 900m |
| Maris Stella High School | Secondary | 900m |
| Serangoon Secondary School | Secondary | 1.3 km |
| Cedar Girls' Secondary School | Secondary | 1.3 km |
| Cedar Primary School | Primary | 1.4 km |
| Bowen Secondary School | Secondary | 1.4 km |
| Yuying Secondary School | Secondary | 1.5 km |
| Ai Tong School | Primary | 1.5 km |
| Serangoon Garden Secondary School | Secondary | 1.6 km |
| De La Salle School | Primary | 1.7 km |
| Stamford Primary School | Primary | 1.8 km |
| Assumption Pathway School | Secondary | 1.8 km |
- Serangoon MRT interchange within walking distance — the North East Line and Circle Line meet at Serangoon, giving residents one-seat access to Dhoby Ghaut, HarbourFront, Bishan and Buona Vista without bus transfers. Compare interchange-adjacent peers via our side-by-side comparison tool.
- NEX integrated mall on the doorstep — Singapore’s largest suburban mall offers daily F&B, supermarket, cinema and clinic coverage without needing to commute to town.
- Strong family-school catchment — Maris Stella High School and St. Gabriel’s Primary sit within the 1-2km Phase 2A and Phase 2C priority bands depending on the exact stack, a meaningful pull for owner-occupier families.
- 372-unit mid-scale supports liquidity — large enough to transact multiple resales per year yet small enough to retain a low-density feel, which usually narrows bid-ask spreads on resale.
- Bartley MRT as a secondary rail option — a slightly longer walk but provides Circle Line redundancy and direct access to Marymount, Bishan and Holland Village.
- Mature 1999 construction with practical layouts — pre-2012 floor plans tend to allocate more usable square footage and less balcony, which families typically prefer over modern compact configurations visible on our price heatmap.
- Lease decay is the dominant risk factor — with approximately 68 years remaining as of 2026, the development is approaching the threshold where CPF usage rules and bank loan-to-value caps begin to tighten. Model the trajectory using our lease decay calculator before committing.
- 1999-vintage building systems — lifts, M&E, waterproofing and facade finishes are well past the 25-year mark, raising the probability of sinking fund top-ups and special levies. Review the latest AGM minutes and sinking-fund balance before signing.
- Resale ceiling compresses against newer launches — D19’s recent 99-year launches (Affinity, Garden Residences) carry fresh leases at premium psf, which can cap the upside on older stock especially under the IRAS ABSD regime that pushes investor capital toward fresher assets.
- OCR rental yields remain modest — Serangoon rental demand is healthy but rents do not match CCR or RCR levels, so investors must stress-test cash flow against MAS’s TDSR framework rather than aspirational yield assumptions.
The Springbloom suits owner-occupier families who place rail interchange access, mall convenience and school catchment above lease length or trophy address — the typical buyer is a Singaporean upgrader from a Serangoon or Hougang HDB flat, or a right-sizer relocating from landed property in the area to consolidate around NEX. Investors should approach selectively: with roughly 68 years of lease remaining, the holding window matters and yield must be modelled against eventual exit psf. The development is less appropriate for buyers planning to hold beyond 2050 without a clear refinancing or sale strategy, expat tenants seeking CBD proximity, or anyone uncomfortable with the maintenance trajectory of 25-year-old buildings. Run your numbers through our mortgage calculator and affordability calculator before shortlisting, and stress-test holding economics with the cash flow calculator.
The Springbloom is a credible Serangoon family-condo option for buyers who understand the lease arithmetic and value the NEL+CCL interchange premium plus NEX amenity over fresh-launch shine. The 372-unit scale and 1999 vintage place it in the “mature, liquid, interchange-adjacent OCR” bracket alongside its 1990s peers. Realistic upside depends on continued Serangoon gentrification and rail-linked demand rather than dramatic re-rating, and the lease-decay clock is the single most important variable to model honestly. Walk the estate, inspect a typical stack, scrutinise the sinking fund, and benchmark against newer D19 launches before committing. Use our stamp duty calculator to model the full acquisition cost.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 62 transactions analysed
- Rental data: 268 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 SPRINGBLOOM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.