Spring @ Langsat
Overview & Key Facts
Spring @ Langsat is a small, freehold boutique development tucked along Langsat Road in District 15, in the residential pocket between Paya Lebar and Eunos. Completed in 2013 and developed by SingBuilders Pte Ltd — a subsidiary of P&N Holdings known for small-format, design-led residential projects — the development comprises just 26 units spread across a single five-storey block. For context, that is roughly 1/40th the unit count of mega-developments like Grand Dunman down the road, and a completely different product in terms of density, community feel, and management overhead.
The project’s positioning is deliberately modest: a freehold boutique residence inspired, in the developer’s own words, by the idea of “a lush garden resort infused with the luxuries of contemporary lifestyle while embracing the pleasures of an urban haven.” In practice, that translates to a compact but well-considered layout: a main swimming pool, wading pool, pool deck, sun deck, gym, BBQ pavilion, and a children’s playground — the boutique essentials without the scale or operating cost of a resort-style amenity programme.
The unit mix spans Types A, A1, A2, B, and C, covering studios, two-bedders, three-bedders, and a small number of penthouse suites. With just 26 units in total, the resale market here is thin — only 11 sales recorded over the lifetime of the project, and 48 rental contracts — which means both pricing discovery and liquidity work very differently from what buyers of mass-market condos expect. That is not automatically a negative, but it is the single most important fact for anyone evaluating Spring @ Langsat as either a home or an investment.
Location & Connectivity
Spring @ Langsat sits on Langsat Road, a quiet slip road off Sims Avenue in the Geylang-East / Paya Lebar fringe of District 15. The nearest MRT is Eunos MRT (East-West Line) at approximately 600m — a walkable 7–8 minute stroll for most residents. Paya Lebar MRT interchange (East-West + Circle Line) sits at 840m, giving residents optional access to the Circle Line without relying on a transfer. For a boutique condo in this price band, that is a genuinely useful transit profile — not MRT-adjacent, but close enough that car-lite households can make it work.
For drivers, the location is strong. The Pan Island Expressway (PIE) and East Coast Parkway (ECP) are both within a few minutes, putting the CBD around 15–20 minutes away in off-peak traffic, Orchard Road under 20 minutes, and Changi Airport roughly 15 minutes east. Paya Lebar Quarter — with its offices, Paya Lebar Square, and Singpost Centre — is one MRT stop away, which matters increasingly as the government’s decentralisation push shifts jobs out of the traditional CBD.
Day-to-day amenities are above-average without being spectacular. Joo Chiat, East Coast Road, and Katong are a short drive away for F&B, while Paya Lebar Square, KINEX, and Singpost Centre cover mall shopping, supermarkets, and cinemas. The Canossa Catholic Primary School sits just 270m from the gate, and Haig Girls’ School, Tanjong Katong Girls’, Tao Nan, and Tanjong Katong Primary all fall within roughly 1 km — a strong school catchment by any measure.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | ~1.0 km |
Facilities
Facilities at Spring @ Langsat are modest by design. A single block of 26 units simply cannot support a 50m lap pool, tennis court, or indoor gym the way a 1,000-unit development can — and sinking fund economics would punish residents if it tried. What the development does offer is appropriately scaled: a swimming pool and wading pool, pool deck and sun deck, a gym, a BBQ area, a children’s playground, and basement parking. The landscaping leans into a green, residential feel consistent with the developer’s “garden resort” framing.
The practical upside of a small facilities set is twofold. First, monthly maintenance contributions stay predictable because there are fewer moving parts — no tennis courts to resurface, no function rooms to refurbish, no elaborate water features to run. Second, the pool and gym are almost never crowded; a 26-unit condo rarely has more than two or three families in the pool at once, even on a weekend afternoon. For buyers tired of fighting booking systems and queues at mega-developments, this is a quiet but real quality-of-life advantage.
The trade-off is equally real. If your idea of condo living includes an indoor badminton hall, a heated 50m pool, multiple function rooms for extended family gatherings, or a concierge desk, Spring @ Langsat will feel thin. This is a resident-scale amenity set, not a lifestyle programme. Buyers choosing between Spring @ Langsat and something like Grand Dunman or Tembusu Grand should understand that they are choosing freehold tenure and unit size over facilities breadth — not getting both.
Unit Sizes & Layout
The unit mix is compact: Types A, A1, A2, B, and C, with configurations ranging from studios and two-bedders through three-bedders, topped off by a small number of penthouse suites on the fifth floor. Because the site is narrow and the block is only five storeys tall, unit orientations are relatively uniform — most units face either the internal pool/landscape or the quieter residential side of Langsat Road, and nothing is particularly high-floor. That keeps views modest but also keeps noise exposure low, since the development is set back from Sims Avenue and the Paya Lebar arterial network.
Freehold tenure is the headline feature here. For a two- or three-bedroom unit in a freehold boutique block, the 12-month average PSF of roughly S$1,538 is genuinely striking in a district where 99-year new launches like Grand Dunman (~$2,537 psf), Emerald of Katong (~$2,640 psf), Tembusu Grand (~$2,462 psf), and freehold Amber Park (~$2,538 psf) are asking S$2,400–S$2,800 psf. The PSF gap is 40–50%, and while some of that reflects facilities, unit size, and marketability differences, a meaningful slice is pure tenure arbitrage for the patient buyer.
Interior finishings are functional rather than luxurious — consistent with the boutique mass-market positioning when the project launched in the early 2010s. Most resale units will have been renovated at least once; buyers should budget for kitchen and bathroom refreshes unless the unit has been recently updated by the outgoing owner.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,636 | $775,000 |
| 2 BR | 3 | $1,495 | $1,336,000 |
| 3 BR | 4 | $1,316 | $1,399,000 |
| 4 BR | 3 | $1,356 | $2,453,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $775,000 to $2,700,000, averaging $1,612,545 (~$1,512 psf).
Rents range from $1,700 to $5,850 per month across 48 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 45% (from $1,128 to $1,636 psf).
Neighbourhood Comparison
Within District 15, Spring @ Langsat competes in a very specific slot: sub-$1.7M entry, freehold, walkable to Eunos or Paya Lebar MRT, boutique scale. On that narrow brief, there are surprisingly few alternatives — most freehold District 15 stock is either much older (pre-2000 walk-ups) or priced well north of $2,200 psf (Amber Park, The Continuum). The leasehold alternatives — Grand Dunman, Emerald of Katong, Tembusu Grand — are larger, better-facilitated, closer to MRT (in Grand Dunman’s case), and trading at a 40–50% PSF premium. Over a 30-year hold, the freehold-vs-leasehold math is nontrivial, and Spring @ Langsat’s starting PSF leaves room for that math to work.
The cleanest frame for a potential buyer is: if you want facilities and fresh lease, pay up for Grand Dunman or Tembusu Grand. If you want a freehold resort-style experience with breadth of amenities, Amber Park is the category leader but at nearly double the PSF. If you want a freehold roof over your head in a decent District 15 pocket, with school access and a walkable MRT, at a PSF that still makes room for mortgage comfort — Spring @ Langsat is the boutique workhorse. Three different buyers, three different right answers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SPRING @ LANGSAT | Freehold | 2013 | 26 | $1,512 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates SPRING @ LANGSAT across multiple dimensions.
What Residents Say
Resident reviews are sparse — a direct consequence of the 26-unit size, which simply does not generate the review volume of a 1,000-unit development. The Singapore Expats condo directory lists Spring @ Langsat without a formal rating score, and PropertyGuru’s project page currently shows zero resident reviews. What is observable from transaction and tenancy records, however, is telling: 48 rental contracts on just 26 units implies most units have turned over multiple times as rentals, suggesting strong tenant demand but also relatively high owner-investor share (rather than owner-occupier).
The qualitative signals we can triangulate from buyer forums and agent notes paint a consistent picture: residents value the quiet boutique feel, the freehold tenure, the walkable Eunos MRT access, and the strong primary-school catchment. The common frustrations echo the structural limits of a small development — limited facilities, no full-time concierge, and occasional maintenance bottlenecks when a single item (lift, pool pump, gate) is down and the small sinking fund has to respond. These are manageable issues for residents who chose the boutique format with eyes open, but worth flagging for buyers transitioning from a larger, more serviced condo.
“Good for families who want freehold, are OK with a small condo, and value the school proximity. Just don’t expect mega-condo facilities or quick resale.”
— Paraphrased agent commentary consistent with patterns observed across EdgeProp and PropertyGuru listings.
Strengths & Weaknesses
- Freehold tenure — rare at this PSF level in District 15
- PSF ~40–50% below neighbouring 99-year new launches
- ~600m walk to Eunos MRT; Paya Lebar interchange at 840m
- Strong primary-school catchment (Canossa, Haig, Tao Nan, TKPS within 1 km)
- International schools (EtonHouse, CIS, Chatsworth) within 1–1.6 km
- Quiet, low-density boutique feel — 26 units across 5 storeys
- Quick ECP / PIE access; Changi ~15 min, CBD ~15–20 min
- Low facilities overhead keeps maintenance fees predictable
- 48 rental transactions on 26 units suggest steady tenant demand
- Meaningful long-term freehold premium vs surrounding leasehold stock
- Very thin resale liquidity — only ~1–2 sales per year
- Modest facilities set — no tennis, no function rooms, no concierge
- Gross yield (~2.29%) lower than many OCR or newer-launch alternatives
- En-bloc potential limited by small site and 26-unit count (39/100)
- Interior finishings dated by 2013 standards — renovation budget advised
- Small sinking fund means single maintenance items can cause bottlenecks
- No MRT at the doorstep — 7–8 min walk to Eunos
- Not ideal for short-hold (<5 yr) investors given liquidity risk
Verdict
Spring @ Langsat is a niche product and it should be evaluated on niche criteria. For a buyer who specifically wants freehold tenure in District 15, a walkable-to-MRT address within 1 km, a strong primary-school catchment, and genuine price value relative to surrounding 99-year new launches — this is one of the better options in the sub-$1.7M freehold bracket. The 2.29% gross yield is modest but defensible given the location and tenure, and the 48 rental transactions on record suggest consistent tenant demand despite the small unit count.
The honest counter-case is that thin liquidity, a small facilities footprint, and a modest en-bloc score (39/100 given the small site and 26-unit count) mean this is not a pick for buyers who value optionality. You are buying a home and a freehold title, not a lottery ticket on collective-sale upside or a capital-appreciation play driven by facilities prestige. For households that match the brief — own-stay families, car-owning professionals who want to be near Katong and Paya Lebar, or patient long-horizon investors — that is a clean, reasonable trade. For everyone else, the 99-year options one MRT stop away probably make more sense.
The freehold premium versus neighbouring leasehold stock is, in our view, underpriced at current PSF levels. As the leasehold clock visibly ticks down on 2010s-vintage 99-year condos in the same catchment over the next 10–15 years, boutique freehold blocks like Spring @ Langsat should see their relative value firm up — provided owners are prepared to wait for the right buyer.