Springleaf Residence Launches From $878K — Is This 941-Unit Mega Development Worth It?

If Springleaf Prata is the first thing that comes to mind when you think of Springleaf, you’re not completely wrong. But that’s about to change.

Springleaf, a quiet estate mainly populated by landed homes, is soon to see its first major condo launch ever: Springleaf Residence, a nearly mega development less than a two-minute sheltered walk from Springleaf MRT, featuring 941 units on top of almost 345,000 sq ft of land.

Springleaf Residence is led by GuocoLand, the same developer responsible for supporting the transformation of Lentor, an adjacent estate one MRT stop away on the TEL.

Since URA announced development plans for Springleaf and Lentor, GuocoLand has snatched up GLS sites across both estates – and all the condos they’ve launched in Lentor have been hits. Today, all units across Lentor Modern, Lentor Hills Residences, Lentor Mansion, and Lentor Central Residences have almost completely sold.

Following the success of their Lentor launches, GuocoLand is expanding their portfolio of private residential homes near MRT stops on the northern end of the TEL to Springleaf.

Given their proximity to each other, both estates enjoy proximity to the RTS Link in Woodlands and quick accessibility to Orchard Road via MRT. In recent news, LTA has also announced the recategorisation of Tanah Merah, Expo, and Changi Airport MRT from EWL to TEL stations, alongside a new TEL-CRL interchange at Changi Airport Terminal 5. In line with the TEL extension, this will further improve Springleaf Residence’s direct connectivity to the airport and islandwide MRT routes.

URA also has long-term plans for Springleaf to grow into a green, mixed-use estate. As the first major condo launch in the area, Springleaf Residence will set the tone for future developments, where infrastructure and architecture are mindful of ecology and biodiversity.

Springleaf Residence

Springleaf Residence, located along Upper Thomson Road, is a mega 941-unit condo developed by GuocoLand and expected to TOP in the second half of 2029.

The condo signals a series of firsts for the developer: first major new launch condo in the estate, first condo to be biodiversity-sensitive, in line with URA’s vision for Springleaf, and first condo to turn a conserved building (i.e. the old Upper Thomson Secondary School) into residential units. More on these in a bit.

Springleaf Residence Unit Mix and Configurations

The first thing you might notice about Springleaf Residence’s unit mix is the “Conserved building” list featuring 1-bedroom to 3-bedroom units. This is because the GLS site acquired to build the condo came with the old Upper Thomson Secondary School, a conserved building that’s not allowed to be torn down.

While this isn’t the first time a condo has featured conserved architecture, it’s more common to see them in the CCR and typically repurposed as function rooms. The last time a condo included heritage blocks was in 2019. Avenue South Residence in Silat Avenue, near Kampung Bahru, launched on the same site as four conserved Singapore Improvement Trust (SIT) blocks (i.e. what HDB blocks used to be called before HDB). These blocks were turned into 86 private lift access directly into each unit.

Rather than being sidelined, the old Upper Thomson Secondary School has been thoughtfully integrated into Springleaf Residence’s design. It will house both residential units and shared facilities, with nostalgic nods to its ‘old school’ roots woven throughout it. Notably, its brick exterior will be restored, and the words “Upper Thomson Secondary School” will be retained – a respectful homage to its history.

While 1-bedroom units are only featured here, 2-bedroom and 3-bedroom units are available in both the conserved building and residential towers. Buyers who appreciate quirkiness, often missing from many Singaporean homes, are sure to take a liking to them. They will also benefit from site-specific perks like higher ceilings (3.1m, compared to 2.9m in the residential blocks).

Given the pretty typical unit mix for OCR condos targeted at families, the main bulk of potential buyers for Springleaf Residence will likely include upgraders in and around the estate and landed homeowners who want to right-size or live near their kids.

We’re not too sure about short-term investors buying a unit here, given the current lack of amenities. And even though the TEL has direct access to Orchard, for example, it’s still nine stops, or about 30 minutes away. That said, it’s worth noting that when Lentor Modern, the first major new condo in Lentor, launched, it faced similar constraints. Nonetheless, it performed well during its launch weekend and has since sold out – suggesting that buyers were willing to bite knowing that substantial upcoming infrastructure was on the way.

As for rental prospects, the adjacent GLS site, originally earmarked for long-stay serviced apartments, originally generated zero bids from developers. This says a lot. When no developers express interest in buying a GLS site, it usually means they’re not confident of high take-up. Residents of such properties, typically expats, tend to value central locations, short walks to great public transport links, and proximity to bustling nightlife and social establishments. Renters include locals, giving them broader demographics, but their preferences are unlikely to be far off as well.

Springleaf Residence Location

Springleaf Residence is a less than two-minute sheltered walk to Springleaf MRT, one of the last few stops on the TEL.

Among newer MRT lines, the TEL has a soft spot in our hearts. It connects the north of Singapore to the east coast via major central stations like Orchard, Outram Park, and Marina Bay. And it will continue to expand: on the northern end, the RTS Link (i.e. Johor Bahru), on the eastern end, Changi Airport. Prime Minister Lawrence Wong said it best during the opening ceremony of Stage 4 of the TEL in June 2024: “When the TEL is fully completed, our train network will connect Singaporeans from their doorstep to the world.”

When it comes to the estate itself, Springleaf today is mainly a quiet landed enclave. The best thing about this: buildings across the estate are unlikely to exceed three stories. Besides low-density residences, Springleaf is also surrounded by forests and green corridors. On all sides, Springleaf Residence faces unobstructed green views: from Springleaf Nature Park and Thomson Nature Park to Upper Peirce Reservoir Park and Lower Seletar Reservoir Park.

If you’re worried the government might radically redevelop the area, you’ll be pleasantly surprised: their plan is quite the opposite. Springleaf is set to be developed with a strong focus on ecology and biodiversity, preserving its natural charm and environment – a URA requirement for Springleaf Residence that is likely to apply to all future homes in the area too.

When it comes to food and lifestyle amenities, however, Springleaf has a way to go. Today, residents are likely to eat at nearby shophouses, including Springleaf Prata, Mongkok Dim Sum, and Thai Mookata (or GrabFood). They are also likely to visit nearby amenities, including local supermarkets, 7-Eleven, and hardware shops.

URA has zoned approximately 174 hectares of land for future residential development in Springleaf. While there are currently no primary schools near Springleaf Residence, it is expected that schools will be introduced gradually as the population in the estate grows. Alongside this, there will be the planned addition of childcare centres and community facilities to support the precinct’s ongoing transformation.

Recently, URA launched an approximately 2,000 sqm GLS mixed-use site next to Springleaf Residence, with at least 1,000 sqm dedicated to a supermarket. This site was originally earmarked for long-stay serviced apartments, resulting in zero bids from developers. The remaining commercial space will be used for shops, restaurants, outdoor refreshments, and an Early Childhood Development Centre (ECDC), supporting childcare needs for young families.

When built, Springleaf Residence owners will have easy access to these amenities too.

Springleaf Residence Site Layout

Springleaf Residence sits on about 345,000 sq ft of land. Its infrastructure and architecture are biodiversity sensitive and draw inspiration from the old Upper Thomson Secondary School, which will be transformed into a residential building with shared facilities for all residents. This makes the condo a rare development that combines nature, history, and community in function and design.

In line with URA’s plan to develop Springleaf into a green estate, Springleaf Residence has been designed in close collaboration with conservation and biodiversity consultants to strike a balance between modern living and respect for the natural environment.

For instance, unit windows are designed smaller and tinted to reduce bird collisions. The condo uses yellow lighting throughout to minimise light pollution and seamlessly blend with the surrounding natural atmosphere. Additionally, slabs extending from the second floor of residential towers are angled downwards and lengthened to prevent animals like monkeys from climbing the building – we all remember the macaques that broke into Punggol Northshore BTO homes earlier this year. Don’t worry, 2m walls fence the forest-facing perimeters of the property. In tandem, BBQ pits are elevated above ground.

Springleaf Residence further blurs the line between living and nature with a substantial “forest trail” on the property, which connects the living space even more to the outside Springleaf Forest. Incidentally, this also creates a barrier and more distance between residents and the SLE, which is physically about 40m away from the condo.

941 residential units are spread across five residential towers and one conserved building. Given the low density, high percentage of low-rise landed homes and shophouses, and forests and green corridors across the estate, most units should enjoy unblocked views of nature, or a comfortable distance from other blocks on the property. The residential towers have also been strategically oriented to optimise views from as many units as possible, and each comes with a sky terrace for residents of that block to socialise and experience home from a different perspective.

The old Upper Thomson Secondary School, shaped like a T, will house residential units along its longer “head” and shared facilities along its shorter “body”. Keeping with the “old school” theme of the conserved building, there will be a running track and “ECA House” – that’s Extra Curricular Activities House, for you younger millennials – in front of it, to support joggers and gatherings via function rooms.

Given the scale of the property, Springleaf Residence is equipped with all and more of your typical expected condo amenities: a 50m lap pool, recreational tennis court, half basketball court, multiple interconnecting function rooms, a co-working space, gyms and outdoor workout spaces, a bocce ball lawn (rare in Singapore condos), and a jogging trail (a huge plus, especially given the greenery in and around the condo).

It also comes with 759 car park lots, including eight EV lots and six accessible lots. This is in line with OCR condos today and reasonable for Springleaf Residence, given its distance from the CBD and location at the northern end of Singapore.

One of its side gates connects to a sheltered walkway, giving residents a less than two-minute walk to Springleaf MRT.

Springleaf Residence starts from $1,955 PSF

Here are the indicative starting prices the developer has shared:

• 1-bedroom units start from $878,000 ($2,263 PSF)
• 2-bedroom units start from $1,078,000 ($2,046 PSF)
• 3-bedroom units start from $1,618,000 ($2,058 PSF)
• 4-bedroom units start from $2,448,000 ($1,995 PSF)
• 5-bedroom units start from $3,018,000 ($2,077 PSF)

As Springleaf Residence is the first major condo to launch in Springleaf, GuocoLand has the luxury (and pressure) of setting the benchmark for how well non-landed private homes can expect to perform in this area.

For comparison, let’s look at how Lentor condos have performed in the resale market. Notably, Lentor Modern was the earliest to launch in 2022, mirroring Springleaf Residence’s proposition of being the first major new condo launch in Lentor.

While it remains to be seen how much prices could stage upwards (depending on demand), Springleaf Residence starts at a competitive sub-$2,000 PSF, a baseline observed since 2022 for all major new condo launches islandwide, regardless of region.

GuocoLand’s record of being the “de facto” residential developer for up-and-coming estates – nearby Lentor being a prime recent example – bodes well for Springleaf Residence’s potential appeal, even in a quieter location.

GuocoLand is also strategic in timing their launches to align with URA’s plans to develop neighbourhoods. While not fully built out at the moment, Springleaf is likely to see schools, childcare centres, and community infrastructure introduced gradually as more people begin to call this estate home.

Building homes near TEL stations is also a smart move. As more of the TEL opens and connectivity strengthens – especially with direct access to key city-fringe and CBD stations – the appeal of Springleaf as an estate is likely to grow among both homeowners and long-term investors. Over time, as the planned infrastructure and amenities materialise, early movers could stand to benefit from first-mover advantage in an estate poised for steady, eco-conscious transformation.

In 2025, the limited number of new OCR launches is likely to increase demand for Springleaf Residence, if the development itself doesn’t already attract buyers. While the area may not be suited for investors with a shorter-term horizon, Springleaf Residence will appeal more to those looking for a longer-term home or investment – buyers who value the estate’s quiet environment, planned transformation, and the benefits of early entry into a precinct with growth potential.