Springleaf Residence

Overview & Key Facts

Springleaf Residence is a 941-unit development along Upper Thomson Road in District 26, jointly developed by GuocoLand (60%) and Hong Leong Holdings (40%) — the same partnership behind Lentor Mansion and Lentor Central Residences. The project occupies a generous 3.2-hectare (344,700 sq ft) site acquired at $905 psf ppr — the lowest land cost in the D26 precinct.

The development sits just 240 metres from Springleaf MRT station (TE4) on the Thomson-East Coast Line, giving it transit proximity that most competing Lentor-corridor developments cannot match. Five residential towers of 25 storeys, plus a conserved 4-storey heritage building (the former Upper Thomson Secondary School), are designed by ADDP Architects under the theme “Forest in a Home, Home in a Forest.”

What makes Springleaf genuinely distinctive is its biodiversity-sensitive design — Singapore’s first condo built under URA’s ecology and biodiversity-sensitive planning guidelines. Smaller, tinted windows reduce bird collisions; extended slabs deter monkeys from scaling buildings. The old school building, closed since 1997, is preserved and repurposed as a communal hub housing 1-bedroom heritage units, a chef-ready kitchen, and a multi-function hall. At its March 2025 launch, 870 of 941 units sold on opening weekend (92%) — validating the market’s appetite for nature-centric living with TEL access.

Location & Connectivity

Springleaf Residence’s location is defined by a sharp duality: excellent MRT access but limited walkable amenities. Springleaf MRT (TE4) on the Thomson-East Coast Line is just 240 metres away — a 2-to-3-minute sheltered walk that gives residents direct, no-transfer access to Orchard (25 minutes), Marina Bay (35 minutes), and the entire TEL network. Woodlands MRT is just 2 stops north, connecting to the future RTS Link to Johor Bahru.

However, the immediate neighbourhood is sparse. The nearest significant retail and dining cluster is at Upper Thomson — Sembawang Hills Food Centre, Springleaf Prata Place, Casuarina Curry, and the cafes along Upper Thomson Road are local favourites, but a proper supermarket requires a drive to Thomson Plaza. A URA GLS mixed-use site directly across the road will eventually bring a supermarket (minimum 1,000 sqm), shops, and restaurants, but construction timelines are uncertain.

For drivers, the SLE, CTE, and upcoming North-South Corridor are all accessible, putting the CBD roughly 20 minutes away. The nature angle is genuine: Springleaf Nature Park (birdwatching and 3km canal trail), Thomson Nature Park, Upper Seletar Reservoir Park, and the Central Catchment Nature Reserve are all within walking or cycling distance. With 77% green coverage on-site, this is one of Singapore’s most green-immersed developments.

Schools & Education

Facilities

Springleaf Residence’s facilities blend conventional condo amenities with unique nature and heritage elements. The 50-metre lap pool, spa pool, and hydrotherapy pool form the aquatic core, complemented by a tennis court, recreational court, outdoor gym, and wellness lounge. What sets Springleaf apart is the detail: a 500-metre jogging trail, 125-metre running track, 100-metre heritage trail, and 9 Cocoon Pavilions inspired by native bird nests for quiet reflection.

“The conserved school building is the heart of this place. You can book the communal kitchen for dinner parties, use the multi-function hall, or just sit in the heritage courtyard. It gives the development a soul that new builds usually lack.”

— Buyer quoted on PropertyGuru, 2025

The conserved Upper Thomson Secondary School building houses a chef-ready communal kitchen, dining pavilions, and the “ECA House” multi-function hall — creating a genuine community hub. Non-PPVC construction across all tower units means owners have full flexibility to hack walls and reconfigure layouts — a practical advantage increasingly rare in new launches. Smart home integration includes lighting, A/C, fire detectors, and a virtual concierge platform.

Unit Sizes & Layout

The unit mix spans heritage 1-bedroom units (388 sq ft, in the conserved school building) to 5-bedroom configurations (up to 1,475 sq ft) across the five 25-storey towers. Two-bedders (35.3% of inventory) and three-bedders form the bulk, with 2-BR starting from $1.08M — one of the lowest entry points in D26. The heritage 1-BR units are particularly unique: set within the conserved school building with high ceilings and character that conventional units cannot replicate, all 8 sold out instantly on launch day.

Pricing & Market Position

Across 918 recorded transactions (all-time), sale prices range from $860,000 to $3,489,000, averaging $1,888,321.

Over the last 12 months, transactions averaged $2,178 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 1.8% (from $2,177 to $2,216 psf).

Neighbourhood Comparison

Springleaf Residence’s main competitors are the Lentor corridor developments, all sharing 99-year leases and TEL access. Lentor Mansion ($2,266 psf, 533 units) and Lentor Central Residences ($2,222 psf, 477 units) — both by the same GuocoLand-Hong Leong partnership — offer similar developer quality at 400–700m MRT distances. Lentor Modern ($2,132 psf, 605 units) is the key differentiator: an integrated development with an operational mall providing the daily convenience that Springleaf currently lacks.

The pricing differential is modest — Springleaf at ~$2,088 psf is actually the value entry point in D26, underpinned by the lowest land cost ($905 psf ppr). The differentiation is lifestyle: Springleaf offers nature immersion, heritage character, and closer MRT access; Lentor offers a developing but more amenity-rich neighbourhood. The ~2,954 units across six Lentor projects will create a township feel that Springleaf’s landed-enclave setting deliberately avoids.

Lease Decay Analysis

The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates SPRINGLEAF RESIDENCE across multiple dimensions.

What Residents Say

“The heritage school building is what sets this apart from every other launch. We toured the conserved block and you can feel the history — the high ceilings, the brick facade. Our 1-BR there is a conversation piece, not just a unit. Nothing in Lentor has this character.”

— Buyer quoted on EdgeProp, 2025

“If you’re expecting Orchard Road convenience, this isn’t it. But that’s exactly why we bought here. 77% green coverage, nature park next door, and the TEL gets me to Marina Bay in 35 minutes. We wanted to feel like we’re living outside the city while still being connected.”

— Buyer quoted on PropertyGuru, 2025

“We looked at Lentor Mansion and Hillock Green before this. Springleaf won on two counts: 240m to MRT (closer than any Lentor project) and the non-PPVC construction. We plan to combine the living and dining areas — can’t do that with PPVC walls.”

— Buyer quoted on 99.co, 2025

Strengths & Weaknesses

Verdict

Springleaf Residence is built on three pillars: excellent MRT access, an unmatched nature setting, and a heritage character that no competing development can replicate. The 92% launch sellout validates this proposition. For buyers who work along the Thomson-East Coast Line corridor and value living surrounded by genuine nature over urban convenience, it offers a combination unique in D26.

The trade-offs are real: the walkability score of 25/100 means a car is practically essential, the immediate neighbourhood lacks retail density until the adjacent GLS mixed-use site is built, and SLE expressway noise affects a significant proportion of units. The lowest land cost in D26 ($905 psf ppr) underpins competitive pricing, but the untested resale market in this precinct means appreciation potential is less proven than the established Lentor corridor.

Against the Lentor cluster, Springleaf wins on MRT proximity (240m vs 400–700m), nature immersion (77% green coverage, nature park access), and unique heritage character (conserved school building). Lentor Modern counters with an integrated mall providing immediate daily convenience. For nature-loving families with a car who prioritise TEL access and tranquil living, Springleaf is compelling. For those who value walkable retail, the Lentor developments offer more balanced propositions.