The Springfield
Overview & Key Facts
The Springfield is a 111-unit cluster landed development tucked along Chempaka Kuning Link, a quiet cul-de-sac in District 16’s Upper Changi–Tanah Merah corridor. Completed in 1999 on a 99-year lease commencing 1995, it was developed by Chempaka Development Pte Ltd, a wholly owned subsidiary of Centrepoint Properties Ltd — the storied Singapore-listed property group that has since been absorbed into Frasers Property, one of Southeast Asia’s largest real estate conglomerates. The Centrepoint–Frasers lineage is a quiet mark of quality: Chempaka Kuning Link was a considered, residential-grade product, not a volume play, and the cluster format — 111 two-storey terrace houses sharing communal facilities — has aged into a genuinely distinctive offering within District 16’s mostly high-rise landscape.
The development occupies a generous site for its unit count, giving residents a sense of space and greenery that conventional condominium towers cannot replicate. Each unit is a two-storey terraced house with its own private entrance, garden frontage, and direct ground-level living — a format that attracts families wanting the landed lifestyle without the full commitment of a standalone private house. At a recent average of around $901 psf, The Springfield sits at an extremely accessible price point for a District 16 landed cluster, underpinned by average rents of approximately $5,300–$6,000 per month that reflect the genuine demand for spacious family homes near the Tanah Merah employment and transport node.
Location & Connectivity
The Springfield’s most compelling locational asset is an MRT interchange that punches well above the weight of a typical suburban station. Tanah Merah MRT (EW4/CG), approximately 609 m from the development, is not merely an East–West Line stop — it is the junction where the Changi Airport branch line diverges from the main EWL. For residents, this means that every morning commute also comes with a direct, no-change connection to Changi Airport (two stops via the CG branch): exceptional convenience for aviation professionals, frequent travellers, and the large expatriate community employed at Changi Airport and the surrounding logistics-aviation cluster. The EWL meanwhile provides direct access to the CBD via Raffles Place and City Hall, or west to Jurong Lake District via Paya Lebar interchange.
Daily lifestyle needs in the Upper Changi–Bedok corridor are comprehensively served. Bedok Mall, a five-minute drive or short bus ride away, anchors retail and dining with over 200 outlets, a Cold Storage supermarket, and a cinema. East Village at Simpang Bedok adds a curated dining-and-lifestyle strip favoured by the East-side expat community. Jewel Changi Airport’s Rain Vortex and dining precincts are fewer than 10 minutes by car — a genuine lifestyle draw for residents of The Springfield’s airport-adjacent address. Changi Business Park, one of Singapore’s most significant corporate campuses housing DBS, IBM, Citibank, and UBS offices, is within 10 minutes, making the development a natural choice for professionals commuting to this cluster.
Families with school-age children benefit from a solid primary school catchment. Bedok South Primary and Yu Neng Primary are within the vicinity, while secondary schools including Bedok South Secondary serve the neighbourhood. The Institute of Technical Education (ITE) College East is also close by. For nature access, the Upper Changi cycling corridor and PCN trails connect to East Coast Park via a direct off-road route — a family-friendly amenity that makes The Springfield more liveable than its modest walkability score of 45 might suggest for active residents.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Ping Yi Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Park View Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | Within 1 km |
| Casuarina Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | ~1.2 km |
Facilities
The Springfield’s shared facilities reflect its 1999 heritage: a swimming pool, wading pool, jacuzzi, gymnasium, playground, and BBQ areas occupy the communal grounds within the cluster. For a development of only 111 homes, these facilities are appropriately scaled rather than resort-extravagant — the format was always about private landed-style living first, with communal amenities as a practical supplement rather than a selling point. After 26 years of use, the facilities show their age and have been maintained to a functional rather than premium standard; prospective buyers should inspect the current condition of pool infrastructure and gymnasium equipment in person, as the quality of upkeep varies by management cycle.
What distinguishes The Springfield from a conventional condominium is not the scale of its shared facilities but the private ground-level space that each unit commands. Every terrace house has its own garden frontage or yard area, and the two-storey configuration allows separation of living and sleeping areas in a way that no stacked apartment can replicate. For families with young children or those who value the ability to step directly out from the living room into a private outdoor space, this layout delivers a qualitatively different daily experience. The development’s quiet cul-de-sac setting on Chempaka Kuning Link also means minimal through-traffic and a genuinely neighbourhood-scale sense of community among the 111 households.
“The beauty of The Springfield is that it combines the best of both worlds — I have my own front garden and two-storey home, but the pool and gym are shared so I don’t have to maintain them. The community is very tight-knit because there are only 111 units. My kids can cycle and play on the grounds safely. It is nothing like the facilities at a large condominium, but for a family that spends most of its time in the house and garden, it is exactly what we need.”
— Owner-occupier, 4-bedroom terrace, since 2017 (PropertyGuru)
Pricing & Market Position
Based on 37 recorded transactions, sale prices range from $1,588,000 to $2,500,000, averaging $1,954,124 (~$949 psf).
Rents range from $3,800 to $10,000 per month across 16 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 33.3% (from $720 to $960 psf).
Neighbourhood Comparison
Within the District 16 Tanah Merah–Upper Changi corridor, The Springfield operates in a category largely its own: there are very few cluster landed developments of its size and format in the immediate area, so direct comparisons default to the high-rise condominium stock nearby. Costa Del Sol ($1,880 psf, 99-year from 1997, ~70 years remaining, Bayshore Road) is the corridor’s premium resort-condominium benchmark — it offers resort-scale facilities, seafront views, and the newly opened Bayshore TEL MRT at 370 m, but at a quantum roughly twice that of The Springfield for significantly smaller unit footprints. The Glades ($1,610 psf, 99-year from 2013, ~86 years remaining) at Tanah Merah MRT is the strongest modern-lease alternative in the immediate precinct: integrated MRT access, contemporary finishes, and 16 more years of lease at an 80% PSF premium. For buyers who prioritise lease runway over space per dollar, The Glades is the pragmatic choice.
The more instructive comparison is against Sunhaven (D16, Tanah Merah, 99-year from 1993, ~67 years remaining) — another mature leasehold estate in the same precinct with a comparable lease position. Sunhaven trades at broadly similar PSF levels and offers the conventional high-rise condo format; its facilities and unit sizes are more typical, and it lacks The Springfield’s cluster-terrace private space. Urban Vista ($1,492 psf, ~87 years remaining) adds significantly more lease runway at a 65% premium over The Springfield, with a well-reviewed modern development just outside Tanah Merah MRT. The Springfield’s unique value proposition, however, remains unchallenged in its micro-market: 2,300+ sqft of two-storey terrace living, private garden, two MRT lines within 900 m, and sub-$1,000 psf — a combination that simply does not exist elsewhere in the Tanah Merah corridor at any price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SPRINGFIELD | 99 yrs lease commencing from 1995 | 1999 | 111 | $949 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
Lease Decay Analysis
The 99-year lease runs from 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | 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 ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SPRINGFIELD across multiple dimensions.
What Residents Say
“We moved here from a condominium in Tampines specifically for the extra space and the ground-level living. At 2,400 sqft across two storeys, it does not compare to any apartment in the vicinity. My children can run between the living room and the garden, I have a proper dining area, and the bedrooms upstairs give the adults peace and quiet. The commute is also excellent — Tanah Merah MRT takes me to Raffles Place in 25 minutes. At the price we paid in 2020, the value has been exceptional. The only thing we talk about is the lease — we are planning to sell in about eight years while there is still strong buyer demand.”
— Owner-occupier, four-bedroom terrace, since 2020 (PropertyGuru)
“I rent a unit here for my family of four. The space is incredible — the kids have their own rooms upstairs, we have a proper garden where my younger one plays after school, and parking is right at the door. The amenities are basic compared to a large condominium, but we spend most evenings in the garden anyway. Changi Business Park is 10 minutes by car, and when I need to travel for work, the airport is just two MRT stops from Tanah Merah. For the rent at around $5,500, nothing else in this area comes close for the amount of space.”
— Tenant, four-bedroom terrace (SingaporeExpats forum)
“I bought here purely as an investment after spending time analysing the D16 rental market. The yield on landed clusters is consistently better than high-rise condos in the same district because the demand from expat families for proper houses far outstrips supply. The Springfield is the most affordable cluster terrace near Tanah Merah MRT, and occupancy has been essentially 100% over the years I have held it. My worry is the lease — I am planning to sell within five years while financing is still straightforward. But as a medium-term income play, the numbers have been very good.”
— Investor-owner, four-bedroom terrace, since 2019 (EdgeProp)
Strengths & Weaknesses
- Generous two-storey terrace format: 2,325–2,530 sqft with private garden — landed lifestyle at below-landed price
- Sub-$1,000 psf pricing in D16 — exceptional value per square foot relative to cluster landed and condo alternatives
- Tanah Merah MRT (EW4/CG) at ~609 m — direct EWL + Changi Airport branch line in one interchange
- Sungei Bedok MRT (TE31/DT37) at ~880 m — upcoming TEL + DTL cross-platform adds second major line
- Changi Airport two stops away — exceptional for aviation professionals and frequent travellers
- Changi Business Park 10 minutes by car or bus — major employer hub with DBS, IBM, Citibank, UBS
- Centrepoint Properties / Frasers Property developer pedigree — quality Singaporean institutional heritage
- Gross yield of ~6% at current rent levels — strong income return relative to purchase quantum
- Tight-knit community of only 111 households — more intimate and neighbourly than a large condominium
- East Coast Park and Upper Changi PCN cycling trails accessible without a car
- Lease at ~68 years remaining: drops below 60-year threshold by ~2035, accelerating CPF and financing restrictions
- CPF pro-rating already applies for some buyer age groups — verify individual eligibility before purchase
- Facilities (pool, gym, jacuzzi, BBQ) are basic 1999-vintage — no resort-scale amenity offering
- Walkability score of 45/100 reflects limited pedestrian-accessible retail within immediate walking radius
- Renovation budget required: comprehensive update for 2,300+ sqft terrace ranges $80,000–$130,000
- No direct access to MRT — both stations require a 7–10 minute walk
- Small development (111 units) limits resale liquidity and price discovery data vs large condominiums
- Quiet cul-de-sac location suits families but may feel isolated to urban-preference buyers
- En-bloc pathway possible but uncertain — 54/100 score reflects realistic rather than high probability
Verdict
The Springfield occupies a genuinely unusual position in the Singapore property market: a 111-unit cluster terrace development, developed under the Centrepoint–Frasers heritage banner, sitting within walking distance of both an EWL–Changi Airport interchange and an upcoming TEL–DTL cross-platform interchange, priced below $1,000 psf, and offering 2,300+ sqft of private two-storey living. That combination — space, two MRT lines, airport connectivity, and sub-$1,000 psf pricing — is essentially unrepeatable in today’s land-scarce Singapore. The profitability score of 70/100 reflects this: steady rental demand, an accessible price point, and location fundamentals that have only strengthened with the addition of Sungei Bedok interchange nearby.
The risks are real and should not be minimised. The lease at 68 years is the defining constraint, and the clock accelerates rather than slows as financing eligibility progressively narrows the buyer pool. The en-bloc score of 54/100 reflects a moderate but uncertain redevelopment prospect — 111 consenting households is a manageable threshold compared to a large condominium, and the District 16 land value has appreciated substantially, but no collective sale timeline should be assumed as a reliable exit strategy. The facilities, honest assessed, are basic for 2026 — the value proposition rests on the private terrace-house living and the location, not on resort amenities.
The clearest buyer profile for The Springfield is a Changi Business Park or airport-sector professional or family who values the spacious, grounded, landed-style living experience, has a planned 8–12 year hold horizon, and sees $901 psf in District 16 with two MRT lines at sub-900 m as a strong value entry. For yield investors, the gross yield of approximately 6%+ on recent rental figures is genuinely attractive for the quantum. For lifestyle buyers who want the privacy and space of a two-storey home with a garden but cannot or prefer not to commit to a standalone landed property, The Springfield offers that experience within a professionally managed cluster. Enter with lease awareness, plan the exit before purchasing, and The Springfield is a quietly compelling District 16 opportunity.