THE SPRINGFIELD is a 68-year balance leasehold development along CHEMPAKA KUNING LINK in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 111 units and is TOP 1999.
This profile draws on 37 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 THE SPRINGFIELD 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 37 sales and 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SPRINGFIELD dashboard.
- Average sale price: $1,954,124 across 37 transactions
- Estimated gross rental yield: 3.1%
- District 16 PSF ranking: Value tier (top 97%)
- 99 yrs lease commencing from 1995 · OCR · D16 · 111 units
About THE SPRINGFIELD
THE SPRINGFIELD is a 99 yrs lease commencing from 1995 condominium, located at CHEMPAKA KUNING LINK in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by CHEMPAKA DEVELOPMENT PTE LTD (CENTREPOINT PROPERTIES LTD), comprising 111 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.
Sales Market Overview
THE SPRINGFIELD has recorded 37 sale transactions with an average transaction price of $1,954,124, ranging from $1,588,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $720 psf | $1,695,299 | — |
| 2022 | 10 | $830 psf | $2,021,000 | ↑ 15.2% |
| 2023 | 2 | $817 psf | $2,000,000 | ↓ 1.6% |
| 2024 | 7 | $884 psf | $2,115,714 | ↑ 8.2% |
| 2025 | 5 | $960 psf | $2,248,738 | ↑ 8.6% |
THE SPRINGFIELD ranks in the top 97% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, THE SPRINGFIELD trades 47.2% below the segment benchmark.
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Rental Market Overview
THE SPRINGFIELD has recorded 16 rental transactions with monthly rents averaging $5,088/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 16 | $5,088/mo | $3,800/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,800/mo |
| 2022 | 2 | $4,400/mo |
| 2023 | 5 | $5,680/mo |
| 2024 | 4 | $5,300/mo |
| 2025 | 2 | $5,000/mo |
| 2026 | 2 | $4,600/mo |
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Investment Analysis
Based on average rents and sale prices, THE SPRINGFIELD delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
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 THE SPRINGFIELD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SPRINGFIELD
- Tanah Merah MRT
- Sungei Bedok MRT
- Simei MRT
- Expo MRT
- Expo MRT
- Ping Yi Secondary School
- Fengshan Primary School
- Park View Primary School
Nearby MRT Stations
THE SPRINGFIELD is 610m from Tanah Merah MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 610m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 880m |
| Simei | EW3 | East-West Line | 1.4 km |
| Expo | CG1 | East-West Line | 1.4 km |
| Expo | DT35 | Downtown Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of THE SPRINGFIELD, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Ping Yi Secondary School | Secondary | 250m |
| Fengshan Primary School | Primary | 450m |
| Park View Primary School | Primary | 700m |
| Bedok Green Primary School | Primary | 760m |
| Bedok View Secondary School | Secondary | 790m |
| Casuarina Primary School | Primary | 890m |
| Bedok North Secondary School | Secondary | 950m |
| Yu Neng Primary School | Primary | 1.2 km |
| Bedok South Secondary School | Secondary | 1.6 km |
| Opera Estate Primary School | Primary | 1.6 km |
| Changkat Primary School | Primary | 1.6 km |
| Singapore University of Technology and Design | Tertiary | 1.9 km |
Walking-distance MRT. Tanah Merah is about 0.61km — 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.
School-belt proximity. Ping Yi Secondary School sits about 0.25km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Lease tenor below 75 years. With roughly 68 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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: THE SPRINGFIELD 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. 37 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 THE SPRINGFIELD?
What is the rental yield for THE SPRINGFIELD?
Is THE SPRINGFIELD freehold or leasehold?
How far is the nearest MRT from THE SPRINGFIELD?
What is the tenure of THE SPRINGFIELD?
How does THE SPRINGFIELD compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SPRINGFIELD?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 37 transactions analysed
- Rental data: 16 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 SPRINGFIELD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.