District 26 (OCR) spans Upper Thomson, Springleaf and Mandai — Singapore's fastest-growing nature-belt residential cluster. Anchored by six Thomson-East Coast Line stations and a surging new-launch pipeline, the district's 44 tracked condos trade at a median $2,146 psf across 4,731 URA-recorded transactions, with gross rental yields of approximately 2.5%.
Tucked between the Central Catchment Nature Reserve and Lower Peirce Reservoir, District 26 occupies a rare and coveted position. Long regarded as a quiet, green-belt suburb for owner-occupiers who prized space and tranquillity, the district has undergone a structural re-rating since 2021 — the year Springleaf MRT station (TE4) opened on the Thomson-East Coast Line.
Today, District 26 is arguably Singapore's most active OCR new-launch corridor. The Lentor enclave — bounded by Lentor Hills Road, Ang Mo Kio Avenue 5 and Upper Thomson Road — has absorbed six new-launch projects since 2022. Meanwhile, the Springleaf sub-zone along Upper Thomson Road has emerged as the district's second growth vector, with GuocoLand and Hong Leong's Springleaf Residence (941 units, launched August 2025) selling 92% of its units in the first two days of launch at an average of $2,175 psf.
Nature is not just a lifestyle amenity here — it is an infrastructure asset. Proximity to the Singapore Botanic Gardens extension, the Thomson Nature Park, Mandai Wildlife Reserve and the newly opened Mandai Rainforest Resort by Banyan Tree (November 2025) positions District 26 as Singapore's green-premium residential precinct of the decade.
The Thomson-East Coast Line's Stage 2 opened on 28 August 2021, adding six stations — Springleaf (TE4), Lentor (TE5), Mayflower (TE6), Bright Hill (TE7), Upper Thomson (TE8) and Caldecott (TE9, Circle Line interchange), per LTA. This single event transformed District 26 from a drive-in suburb into a multi-node, walk-to-MRT residential precinct.
The Lentor cluster now counts Lentor Modern (TOPped August 2025, averaging $2,382 psf), Lentoria (launched ~$2,120 psf, TOP 2027), Lentor Hills Residences (current resale range $2,272–$2,686 psf), Lentor Mansion, and Lentor Central Residences as its primary benchmarks, per EdgeProp. Springleaf Residence's 92% launch-day take-up confirmed buyer appetite extending beyond Lentor into Upper Thomson, per EdgeProp.
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- 44 condos tracked in District 26 (OCR)
- Median PSF: $2,146 psf across 4,731 sales
- Median rent: $3,900/mo across 2,588 leases
- Estimated gross yield: 2.5%
- Segment: Outside Central Region
District Overview
District 26 covers Upper Thomson, Springleaf, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 44 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| ATELIER VILLAS | YIO CHU KANG DRIVE | Freehold | 36 | 2008 |
| BANYAN VILLAS | LENTOR PLAIN | Freehold | 64 | 2005 |
| BULLION PARK | LENTOR LOOP | Freehold | 472 | 1993 |
| CASTLE GREEN | YIO CHU KANG ROAD | 99 yrs lease commencing from 1993 | 664 | 1997 |
| DALLA VALE | SPRINGLEAF AVENUE | Freehold | 60 | 2009 |
| FLORISSA PARK | FLORISSA PARK | Freehold | 87 | 1988 |
| FOREST HILLS CONDOMINIUM | TRANSIT ROAD | 99 yrs lease commencing from 2000 | 128 | 2004 |
| FUDU PARK | FUDU PARK | Freehold | 178 | 1990 |
| HEETON CLASSIC | THONG SOON GREEN | Freehold | — | — |
| HEETON PARK | THONG SOON GREEN | Freehold | — | — |
| HILLOCK GREEN | LENTOR CENTRAL | 99 yrs lease commencing from 2022 | 474 | 2023 |
| HONG HENG GARDEN | SEMBAWANG ROAD | Freehold | 27 | 1987 |
| HONG HENG MANSIONS | SEMBAWANG ROAD | Freehold | 41 | 1996 |
| HONG HENG TERRACE | THONG BEE ROAD | Freehold | — | — |
| HUIT | MENG SUAN ROAD | 999 yrs lease commencing from 1884 | — | — |
| LENTOR CENTRAL RESIDENCES | LENTOR CENTRAL | 99 yrs lease commencing from 2023 | 477 | 2025 |
| LENTOR HILLS RESIDENCES | LENTOR HILLS ROAD | 99 yrs lease commencing from 2022 | 598 | 2023 |
| LENTOR MANSION | LENTOR GARDENS | 99 yrs lease commencing from 2023 | 533 | 2024 |
| LENTOR MODERN | LENTOR CENTRAL | 99 yrs lease commencing from 2021 | 605 | 2022 |
| LENTOR VIEW | LENTOR LANE | Freehold | 142 | 1992 |
| LENTOR VILLAS | LENTOR STREET | Freehold | 30 | 1998 |
| LENTORIA | LENTOR HILLS ROAD | 99 yrs lease commencing from 2022 | 267 | 2024 |
| MANDAI GARDEN | MENG SUAN ROAD | 999 yrs lease commencing from 1884 | — | — |
| MEADOWS @ PEIRCE | UPPER THOMSON ROAD | Freehold | 479 | 2012 |
| MELODY VILLAS | LENTOR WALK | Freehold | 28 | 1993 |
| MUN WAH GARDEN | TUNG PO AVENUE | Freehold | — | — |
| PEIRCE VALE | OMAR KHAYYAM AVENUE | 999 yrs lease commencing from 1885 | — | — |
| POETS VILLAS | TAGORE AVENUE | 99 yrs lease commencing from 2010 | 40 | 2015 |
| PRESIDENT GARDENS | LENTOR GREEN | Freehold | 89 | — |
| RAINTREE VALLEY | MUNSHI ABDULLAH WALK | Freehold | 26 | 1991 |
| ROOTS @ TRANSIT | TRANSIT ROAD | 99 yrs lease commencing from 2014 | 31 | — |
| SEASONS PARK | YIO CHU KANG ROAD | 99 yrs lease commencing from 1995 | 390 | 1997 |
| SPRINGLEAF GARDEN | SPRINGLEAF AVENUE | Freehold | — | — |
| SPRINGLEAF GREEN | SPRINGLEAF CRESCENT | Freehold | — | — |
| SPRINGLEAF RESIDENCE | UPPER THOMSON ROAD | 99 yrs lease commencing from 2024 | 941 | 2025 |
| SPRINGLEAF VILLAS | SPRINGLEAF CRESCENT | Freehold | 13 | 2005 |
| TEACHERS' HOUSING ESTATE | IQBAL AVENUE | 999 yrs lease commencing from 1885 | — | — |
| THE BROOKS I | SPRINGSIDE WALK | Freehold | 61 | — |
| THE BROOKS II | SPRINGSIDE GREEN | Freehold | 61 | — |
| THE CALROSE | YIO CHU KANG ROAD | Freehold | 421 | 2008 |
| THE COUNTRYSIDE | COUNTRYSIDE GROVE | Freehold | 245 | 1997 |
| THE ESSENCE | CHONG KUO ROAD | 99 yrs lease commencing from 2018 | 84 | 2021 |
| THE SPRINGSIDE | SPRINGSIDE AVENUE | Freehold | 61 | 1999 |
| THOMSON GROVE | YIO CHU KANG ROAD | Freehold | 116 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 98 | $1,045,591 | $2,272 psf |
| 1-Bed | 1,074 | $1,340,019 | $2,180 psf |
| 2-Bed | 1,265 | $1,723,229 | $2,141 psf |
| 3-Bed | 1,518 | $2,242,049 | $1,996 psf |
| 4-Bed | 500 | $2,989,199 | $1,961 psf |
| 5-Bed | 276 | $4,064,619 | $1,373 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 43 | $2,128 psf |
| 2025-06 | 34 | $1,975 psf |
| 2025-07 | 36 | $1,940 psf |
| 2025-08 | 912 | $2,168 psf |
| 2025-09 | 25 | $2,181 psf |
| 2025-10 | 48 | $2,156 psf |
| 2025-11 | 28 | $2,056 psf |
| 2025-12 | 18 | $2,100 psf |
| 2026-01 | 21 | $1,853 psf |
| 2026-02 | 19 | $1,809 psf |
| 2026-03 | 22 | $2,060 psf |
| 2026-04 | 26 | $2,092 psf |
From 2021 to 2026, average PSF in District 26 has appreciated by 65.7% (~13.1% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 247 | $1,187 psf | — |
| 2022 | 683 | $1,930 psf | ↑ 62.6% |
| 2023 | 755 | $2,002 psf | ↑ 3.8% |
| 2024 | 1,198 | $2,142 psf | ↑ 7.0% |
| 2025 | 1,760 | $2,159 psf | ↑ 0.8% |
| 2026 | 88 | $1,966 psf | ↓ 9.0% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | LENTOR MANSION | $2,266 psf | $1,975,086 | 533 |
| 2 | LENTORIA | $2,223 psf | $1,965,165 | 241 |
| 3 | LENTOR CENTRAL RESIDENCES | $2,222 psf | $1,967,164 | 477 |
| 4 | HILLOCK GREEN | $2,187 psf | $2,033,072 | 467 |
| 5 | SPRINGLEAF RESIDENCE | $2,178 psf | $1,883,649 | 914 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | SPRINGLEAF RESIDENCE | 914 | $2,178 psf |
| 2 | LENTOR MODERN | 635 | $2,137 psf |
| 3 | LENTOR HILLS RESIDENCES | 599 | $2,116 psf |
| 4 | LENTOR MANSION | 533 | $2,266 psf |
| 5 | LENTOR CENTRAL RESIDENCES | 477 | $2,222 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 668 | $5,654/mo | $2,300/mo | $13,200/mo |
| 1-Bed | 132 | $2,733/mo | $1,800/mo | $4,000/mo |
| 2-Bed | 746 | $3,165/mo | $1,200/mo | $4,700/mo |
| 3-Bed | 878 | $3,912/mo | $1,900/mo | $8,300/mo |
| 4-Bed | 157 | $5,332/mo | $2,700/mo | $10,000/mo |
| 5-Bed | 7 | $6,557/mo | $4,700/mo | $7,500/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $1,045,591 | $5,654/mo | 6.49% |
| 1-Bed | $1,340,019 | $2,733/mo | 2.45% |
| 2-Bed | $1,723,229 | $3,165/mo | 2.20% |
| 3-Bed | $2,242,049 | $3,912/mo | 2.09% |
| 4-Bed | $2,989,199 | $5,332/mo | 2.14% |
| 5-Bed | $4,064,619 | $6,557/mo | 1.94% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest tracks 44 condominiums in District 26 with a combined 4,731 URA-recorded sales transactions. The district's headline median of $2,146 psf masks meaningful price stratification across its three sub-zones.
| Sub-zone | Typical Tier | Representative Projects | Indicative PSF Range |
|---|---|---|---|
| Lentor | New-launch premium | Lentor Modern, Lentor Mansion, Lentoria | $2,100–$2,700 psf |
| Upper Thomson / Springleaf | Mid-tier OCR | Springleaf Residence, Thomson Grand, The Calrose | $1,700–$2,200 psf |
| Mandai / Ang Mo Kio fringe | Established resale | Seasons Park, Casa Espania | $1,200–$1,700 psf |
The Lentor sub-zone commands the district's highest prices. Lentor Modern, which TOPped in August 2025, recorded 20 post-TOP subsale transactions averaging $2,382 psf — approximately 15.5% above its launch price.
In the Upper Thomson / Springleaf corridor, GuocoLand and Hong Leong's Springleaf Residence (941 units, 99-year leasehold, August 2025 launch) set a new sub-zone benchmark at an average $2,175 psf, with entry prices from $860,000 for a 388 sq ft one-bedder.
Rental fundamentals are moderate for an OCR district. The median monthly rent for District 26 condos is approximately $3,900/month, translating to a gross yield of roughly 2.5%. The Mandai fringe sub-zone offers higher yield (estimated 3.0–3.5%).
The macro tailwind for District 26 is the Mandai precinct transformation. The Mandai Rainforest Resort by Banyan Tree — a 338-room luxury resort within the 126-hectare Mandai Wildlife Reserve — opened in November 2025, winning the 2025 World Luxury Hotel Awards for Best Luxury New Resort in Asia.
- Anchor to MRT walkability first. In D26, the premium is directly correlated to walking time to a TEL station. Prioritise projects within 500m of Springleaf (TE4), Lentor (TE5) or Upper Thomson (TE8).
- Tier your entry price against the new-launch benchmarks. With Springleaf Residence setting a $2,175 psf average and Lentor Modern subsales at $2,382 psf, paying above $2,400 psf for a resale unit in older Lentor stock requires a clear justification.
- Model yield on the Mandai fringe for rental income. Older leasehold projects in the Mandai / Ang Mo Kio fringe trade significantly below the district median and offer gross yields in the 3.0–3.5% band.
- Watch the 2026–2027 TOP wave for tenant demand. Lentor Hills Residences (TOP end-2026) and Lentoria (TOP 2027) will bring hundreds of new residents to the Lentor precinct.
- Stress-test lease tenure. Several D26 resale condos are on 99-year leasehold with 20–30 years elapsed. Run the CPF accrued interest and bank loan eligibility calculations.
- Factor in the Mandai precinct uplift horizon. The Mandai Rainforest Resort by Banyan Tree positions the district for long-term lifestyle appreciation — but this is a 5–10 year story.
Frequently Asked Questions
What is the average PSF in District 26?
Is District 26 in CCR, RCR, or OCR?
What are the best condos in District 26?
What is the rental yield in District 26?
How many condos are in District 26?
Which MRT stations serve District 26?
District 26 is served by six stations on the Thomson-East Coast Line (TEL): Springleaf (TE4), Lentor (TE5), Mayflower (TE6), Bright Hill (TE7), Upper Thomson (TE8), and Caldecott (TE9 — Circle Line interchange).
How many units did Springleaf Residence sell at launch, and at what price?
Springleaf Residence (941 units, GuocoLand and Hong Leong Holdings, 99-year leasehold) launched on 15–16 August 2025 and sold 870 units — 92% of the project — in its first two days at an average of $2,175 psf. Entry prices started from $860,000 for a 388 sq ft one-bedroom unit.
What is the Mandai Rainforest Resort, and does it affect District 26 property values?
The Mandai Rainforest Resort by Banyan Tree is a 338-room luxury resort within the 126-hectare Mandai Wildlife Reserve, opened in November 2025. It won the 2025 World Luxury Hotel Awards. The resort raises the international profile of the Mandai precinct and contributes to the long-term lifestyle-premium narrative for D26.
Is District 26 a good area to buy property in Singapore?
District 26 offers MRT connectivity via six TEL stations, a green-belt living environment, active new-launch activity anchoring price ceilings, and a moderate OCR price point. Key risks include the concentration of new supply from the Lentor cluster, moderate gross yields for new-launch buyers, and lease-decay risk in older Mandai fringe projects.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.