Springhill
Overview & Key Facts
Springhill is a 115-unit cluster terrace house development tucked into Sembawang Walk in District 27 — one of Singapore’s quieter northern residential pockets. Developed by Beautifull Hill Pte Ltd and designed by ADDP Architects, the development was completed in 2008 on a 99-year lease commencing from 2002, leaving approximately 75 years remaining as of 2026.
What sets Springhill apart from the typical condominium is its typology: every unit is a three-storey terraced house with basement, ranging from approximately 2,700 to 3,100 sqft. Each unit comes with 4 to 5 en-suited bedrooms, an attic level, and its own private roof terrace. At an average transacted price of around S$2.1 million and a median PSF of just S$786, the ultra-low PSF reflects the sheer size of the units rather than cheap pricing — these are landed-style homes with condominium facilities.
The boutique scale of 115 units means a tight-knit community feel, and the cluster housing format offers something genuinely rare in Singapore’s private residential landscape: the space and privacy of landed living combined with shared facilities like a swimming pool, gymnasium, and clubhouse — all within a gated compound with security.
Location & Connectivity
Springhill sits in the Sembawang planning area, a district that has undergone steady transformation over the past decade with the opening of Canberra MRT station in 2019 significantly improving connectivity. Canberra MRT (NSL) is approximately 0.78 km away, while Sembawang MRT is about 0.98 km — both within a 10-15 minute walk, though in Singapore’s climate most residents would opt for a short drive or bus ride.
The nearest bus stop is located opposite Sembawang Shopping Centre, roughly 50 metres from the development entrance — an easy walk for daily grocery runs and hawker food. Sun Plaza Mall near Sembawang MRT offers additional retail, dining, and a NTUC FairPrice supermarket. For larger retail therapy, Northpoint City in Yishun (one MRT stop) is the major suburban mall serving the northern corridor.
For drivers, access to the Seletar Expressway (SLE) is straightforward, connecting to the CTE for a roughly 25-minute drive to the CBD in off-peak conditions. The development is also well-positioned for families working in the Woodlands or Sembawang industrial areas, Seletar Aerospace Park, or the upcoming North-South Corridor.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | secondary | Within 1 km |
| Canberra Primary School | primary | Within 1 km |
| Sembawang Secondary School | secondary | Within 1 km |
| Sembawang Primary School | primary | Within 1 km |
| Ahmad Ibrahim Secondary School | secondary | ~1.4 km |
| Ahmad Ibrahim Primary School | primary | ~1.4 km |
| Orchid Park Secondary School | secondary | ~1.5 km |
| Qihua Primary School | primary | ~1.5 km |
Facilities
As a 115-unit cluster housing development, Springhill’s shared facilities are modest compared to mega-condominiums — but they cover the essentials. The development features a swimming pool, a children’s wading pool, a gymnasium, a BBQ area, and a clubhouse. For a boutique development, this is a reasonable spread.
The practical advantage of 115 units sharing these facilities is low competition for usage. Residents have noted that the swimming pool is rarely crowded, even on weekends — a stark contrast to larger developments where pool time often requires strategic timing. The two pools (adult and wading) are described as “decent size” relative to the unit count, and the gym is reportedly well-maintained.
The trade-off is clear: buyers expecting resort-style amenities — tennis courts, function rooms, jacuzzis, sky gardens — will find Springhill basic. But for residents who primarily want a pool, gym, and secure compound while living in a landed-format home, the facilities-to-unit ratio works in Springhill’s favour. Maintenance fees are also kept reasonable by the small unit count and the absence of high-maintenance luxury amenities.
Pricing & Market Position
Based on 43 recorded transactions, sale prices range from $1,700,000 to $2,480,000, averaging $2,123,602 (~$790 psf).
Rents range from $3,800 to $7,800 per month across 31 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35.9% (from $585 to $795 psf).
Neighbourhood Comparison
Springhill’s competitive set is unusual because it straddles two categories: cluster housing and nearby condominiums. Against nearby new-launch condominiums, the PSF comparison is stark. North Gaia at S$1,312 psf, Watergardens at Canberra at S$1,488 psf, and Provence Residence at S$1,182 psf all command significantly higher per-square-foot prices — but they offer standard condominium units of 600-1,400 sqft, not 3,000 sqft terraced houses.
Canberra Crescent Residences, the closest competitor in terms of product type, transacts at approximately S$1,988 psf — more than double Springhill’s S$786 psf. The premium reflects a newer build, fresher lease, and potentially better finishing, but Springhill owners would argue their unit sizes and overall quantum still represent better value for space-prioritising buyers.
The more relevant comparison for most buyers is lifestyle: do you want a 900 sqft new-build condo with a 99-year lease starting fresh, full resort facilities, and a slightly better MRT walk? Or a 3,000 sqft terraced house with a pool and gym, 75 years of lease remaining, and a quieter compound at lower PSF but higher total quantum? These are fundamentally different products serving different needs, and comparing them purely on PSF misses the point.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SPRINGHILL | 99 yrs lease commencing from 2002 | 2008 | 115 | $790 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | 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 ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SPRINGHILL across multiple dimensions.
What Residents Say
“Peaceful place to stay in, swimming pool isn’t crowded even on weekends. 2 decent size pool. Gym are well maintained.”
— Resident review via PropertyGuru
“Big floor size house with very reasonable price psf & mgmt fee. Nearest bus stop is located opposite Sembawang Shop Centre which is only about 50 metres and 1 minute of walking distance away.”
— Resident review via PropertyGuru
The consistent theme across resident feedback is appreciation for the space-to-price ratio and the peaceful environment. The boutique scale of 115 units means residents tend to know their neighbours — a social dynamic more commonly associated with landed estates than condominiums. Maintenance appears to be kept in reasonable condition, with the gym and pools drawing specific praise.
The trade-offs residents mention are predictable: the Sembawang location is undeniably far from the city centre, public transport options require either a walk to the MRT or reliance on buses, and the facilities are functional rather than luxurious. For families who have made peace with the northern location — or who work in the north — these are acceptable compromises for the landed lifestyle within a secure compound.
Strengths & Weaknesses
- Exceptional unit sizes — 2,700-3,100 sqft three-storey terraced houses
- Ultra-low PSF of $786 reflects genuine space value, not poor quality
- Private roof terrace and garden access in every unit
- 4-5 en-suited bedrooms with basement and attic levels
- Boutique 115-unit community — uncrowded facilities and close-knit environment
- Two MRT stations within 1 km (Canberra 0.78 km, Sembawang 0.98 km)
- Four schools within 700 metres — strong for P1 balloting
- Healthy 3.54% gross rental yield for northern corridor
- Gated compound with security — landed privacy with condo convenience
- Reasonable maintenance fees for a cluster housing development
- 99-year lease from 2002 — only 75 years remaining, crosses 60-year mark by 2041
- Sembawang location is distant from CBD and central amenities
- Walkability score of 50/100 — car ownership strongly recommended
- Three-storey layout with stairs not suitable for elderly or mobility-impaired
- Basic facilities compared to full-scale condominium developments
- Basement levels may be prone to dampness without proper maintenance
- Low en-bloc potential (41/100) — terraced houses on aging lease rarely attract collective sale
- PSF trend plateauing at ~$792, suggesting current cycle may be maturing
- Lesser-known developer (Beautifull Hill Pte Ltd) with limited track record
Verdict
Springhill occupies a very specific niche in Singapore’s property market: it offers landed-style living with condominium security and facilities at a price point that significantly undercuts comparable cluster housing in more central locations. At S$786 psf, the value proposition on a pure space basis is compelling — you are getting nearly 3,000 sqft of living space for around S$2.1 million, which would barely buy a 1,200 sqft unit in many CCR condominiums.
The 3.54% gross rental yield is respectable for the northern corridor, and the development’s proximity to two MRT stations (both under 1 km) means it avoids the connectivity penalty that hobbles many Sembawang properties. The PSF trend from S$646 to S$796 over recent years shows healthy appreciation, though the recent plateau at S$792 suggests the current pricing cycle may be maturing.
The elephant in the room is lease decay. With 75 years remaining on a 99-year lease, Springhill will cross the psychologically important 60-year threshold around 2041 — just 15 years away. Below 60 years, bank financing restrictions begin to bite, and resale appeal narrows. For owner-occupiers planning a 10-15 year stay, this is manageable. For investors thinking about a 20+ year hold or eventual en-bloc, the math becomes considerably less comfortable. The en-bloc score of 41/100 reflects this reality — 115 terraced houses on a 99-year lease is not a profile that typically attracts collective sale interest.
The ideal Springhill buyer is a family that prioritises space and privacy over location prestige, owns at least one car, values the quiet Sembawang environment, and plans to live in the unit for 8-15 years. For that profile, Springhill delivers a lifestyle that is genuinely difficult to replicate at this price point anywhere else in Singapore.