Spring Residences
Overview & Key Facts
Spring Residences on Ewe Boon Road in District 10 CCR was completed in 2016 on a 99-year lease commencing approximately 1927, leaving around 89 years remaining — one of the healthiest lease profiles in this review cohort for a D10 CCR boutique development. Developer South Island LG delivered a 22-unit condominium that sits at the intersection of Stevens Road and Ewe Boon Road, with Stevens DTL+TEL station at 670 metres providing dual-line access to the Downtown and Thomson-East Coast lines.
The rental market is well-established with 68 records across 22 units — a 3.1 records-per-unit ratio that is among the strongest rental-to-unit ratios in D10 CCR within this cohort. The $4,500 median rent positions the development at the mid-tier of the D10 CCR boutique segment, consistent with two- and three-bedroom units in the 800–1,400 square foot range that characterise the Ewe Boon Road neighbourhood.
The school catchment is exceptional: Anglo-Chinese School (Primary) at 560 metres and Singapore Chinese Girls' School Primary at 660 metres are both within the closest ballot distance bands, making Spring Residences one of the most compelling primary school address plays in the Newton–Stevens corridor.
Location & Connectivity
Ewe Boon Road connects Stevens Road with Dunearn Road, running through a quiet residential enclave of landed houses and boutique condominiums that define the mid-Bukit Timah CCR tier. Stevens DTL+TEL (670m) is the primary transit gateway, providing Downtown Line access to Botanic Gardens, Rochor, and Bayfront, plus TEL connectivity to Orchard, Marina Bay, and Woodlands. Newton NSL+DTL (890m) adds a second interchange option connecting the North-South and Downtown lines.
The neighbourhood walkability of 61 reflects a residential enclave rather than a commercial precinct — most daily errands require MRT or short drives to Newton Food Centre, Novena Square, United Square, or the Orchard Road retail belt. For this D10 CCR tier, car ownership is common, supplemented by transit for city-centre commutes.
The school proximity is the standout feature: ACS (Primary) at 560 metres is firmly in the Phase 2B ballot catchment for ACS alumni, while SCGS at 660 metres serves the equivalent catchment for SCGS-affiliated families. ISS International School (Preston) at 680 metres and ISS (Paterson) at 750 metres add international options within a kilometre, broadening the expatriate tenant base.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.2 km |
| Nanyang Primary School | primary | ~1.2 km |
Facilities
Completed in 2016, Spring Residences at 22 units is a boutique CCR development that should include a swimming pool, gymnasium, and landscaped common areas consistent with post-2010 D10 CCR construction standards. At nine years post-TOP, the facilities are well within their operational prime and major system replacements are not yet imminent.
The 89-year lease with a 2016 completion date means the development was built long after the lease commenced in 1927 — buyers should verify the exact lease commencement date and confirm the remaining years precisely with SLA records. The high remaining term of approximately 89 years provides strong CPF and financing flexibility.
Neighbourhood Comparison
D10 CCR boutique peers include Sarkies Mansions (reviewed separately, Newton 200m, strong school cluster) and the modern leasehold tier of Skye at Holland (2024, ~$2,945 PSF) and Hyll on Holland (FH, ~$2,648 PSF). Spring Residences differentiates via its ACS+SCGS primary school dual-ballot positioning and 89-year lease — attributes that newer CCR launches cannot replicate and that command a school-catchment premium among D10 family buyers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SPRING RESIDENCES | 2016 | 22 | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2016, meaning approximately 10 years have already been consumed. Roughly 89 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~89 years | Full bank financing available |
| 2046 | ~69 years | CPF usage still unrestricted for most buyers |
| 2055 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2075 | ~39 years | Significant financing restrictions for next buyer |
| 2115 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~79 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SPRING RESIDENCES across multiple dimensions.
What Residents Say
Ewe Boon Road draws Singaporean CCR buyers primarily motivated by ACS and SCGS primary school ballot positioning, professional families commuting to Marina Bay or Orchard via the DTL, and expatriate households anchored to ISS International School or Chatsworth International. The 68-rental depth confirms the development sustains both local and expatriate tenant demand over multiple tenancy cycles.
Strengths & Weaknesses
- ACS Primary 560m + SCGS 660m — dual elite primary school ballot positioning in D10 CCR
- 68 rental records at $4,500 median — 3.1 records/unit, one of the deepest D10 CCR datasets
- 89-year remaining lease (2016 TOP) — maximum CPF and loan tenure flexibility
- Walkability 61/100 — residential enclave; daily errands require MRT or short drive
- 22 units: boutique scale with limited on-site facilities vs. larger managed estates
- Stevens DTL+TEL at 670m — walkable but not sub-500m immediacy of Newton or Orchard addresses
Verdict
Spring Residences combines three of the most valued D10 CCR attributes: ACS Primary and SCGS at doorstep ballot distance (560–660m), a deep 68-rental track record confirming sustained tenant demand, and an 89-year lease that provides maximum financial flexibility for buyers and future purchasers. The Stevens DTL+TEL dual-line access at 670 metres rounds out a genuinely compelling address for the premium boutique segment.
The main trade-off relative to newer CCR developments is boutique scale — 22 units means limited on-site facilities compared to full-scale managed estates. Buyers prioritising school access, rental confidence, and lease health over resort amenities will find Spring Residences well-suited to their calculus. This is one of the standout propositions in Batch E.