Springleaf Residence
941 homes — the first high-rise in a forest-fronted new enclave, at the Springleaf MRT doorstep. 92% sold the opening weekend at S$2,175 psf, the second best-selling launch of 2025 by units.
The numbers, on one page.
- Developer
- GuocoLand & Hong Leong Holdings (JV)
- Architect
- ADDP Architects (developer-listed)
- Tenure
- 99-year leasehold (from 15 Jul 2024)
- Total units
- 941 — 909 in five 25-storey towers + 32 in the conserved school blockSource: EdgeProp unit-distribution table
- Home sizes
- 1 to 5 bedrooms · ~388 – 1,475 sqft
- District
- D26 / Upper Thomson · Springleaf
- Address
- Upper Thomson Road, District 26
- Land cost
- S$779.6M for ~32,024 sqm (S$905 psf ppr, sole bid)Source: GLS tender result, URA
- Site / facilities
- 32,023.7 sqm site · ~77% landscaping · four pools · 50m lap pool
- Heritage
- Conserved former Upper Thomson Secondary School (1965) → 32 homes + Springleaf Club
- Preview
- 1 August 2025 (2,500+ groups over three days)
- Launched
- 16 August 2025
- Launch weekend sales
- 870 of 941 units (92%) at S$2,175 psf avgSource: EdgeProp launch reporting, Aug 2025
- Buyer profile
- ~94% Singaporean, ~6% PR, <1% foreignerSource: EdgeProp transaction records
- Completion / TOP
- TOP expected H2 2029; vacant possession long-stop 31 Dec 2031 (S&P)Source: developer-side reporting; two-source corroborated, Jun 2026
- Nearest MRT
- Springleaf (TE4), Thomson-East Coast Line — ~110 m / <2-min sheltered walkSource: distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
98% sold to date
A quiet landed pocket got its first high-rise — and 92% sold in a weekend.
Springleaf has always been a low-rise corner of the far north — a landed estate at the edge of the Central Catchment forest, once part of the old Nee Soon swamp forest. Springleaf Residence is the first large-scale, first high-rise residential project the precinct has ever seen: five 25-storey towers and a conserved 1965 school block on a 32,024 sqm site, framed by the Central Catchment Nature Reserve and Upper Seletar Reservoir to the west and Springleaf Nature Park and Lower Seletar Reservoir to the east. When the enclave is fully built out, it is expected to hold around 2,000 homes.
The market treated the first-mover scarcity exactly as you'd expect. The three-day preview from 1 August 2025 drew more than 2,500 groups. When booking opened on 16 August, 870 of 941 units (92%) were sold over the weekend at an average S$2,175 psf — making it the second best-selling launch of 2025 by units sold, behind only Parktown Residence, and helping make that August a near-record sales month.
What sets it apart from the Lentor wave one stop south is that the MRT is already there. A side gate and sheltered walkway link the project to Springleaf MRT (TE4) on the Thomson-East Coast Line — about 110 m, a less than two-minute covered walk. GuocoLand's group chief executive framed Springleaf as “very similar to Lentor Hills,” replaying the green-environment-plus-MRT playbook the developer ran across the Lentor Hills cluster, this time one stop to the north.
The developer is a joint venture of GuocoLand and Hong Leong Holdings, which won the Upper Thomson Road (Parcel B) government land site as the sole bidder for S$779.6 million — S$905 psf ppr. The site came with a conservation condition: the former Upper Thomson Secondary School, built in 1965 and later home to North View Secondary and Seletar Institute, is preserved as 32 character homes and a community wing. Being the only bidder meant the land floor is clean rather than stretched, and the S$2,175 launch average sits comfortably above it.
Launched at S$2,175 psf average.
Springleaf Residence sold 870 of 941 units over its opening weekend at an average S$2,175 psf. The cheapest unit was a 388 sqft 1-bedroom in the conserved block from about S$860,000; the widely-quoted “from S$1,995 psf” headline is the lowest-psf type — the 4-bedroom from S$2.45 million — not the cheapest cheque. URA caveats over the last 12 months range S$2,004 to S$2,400 psf, averaging about S$2,178 psf. The cluster of recent Thomson-East Coast Line launches sets the context:
- Lentor Modern (2022): S$2,107 psf launch — GuocoLand, 605 units
- Lentor Mansion (2024): from S$2,104 psf launch (S$2,257 cumulative avg) — 533 units
- Lentor Central Residences (2025): S$2,200 psf launch — 477 units
- Springleaf Residence (2025): S$2,175 psf — 941 units, its own MRT, forest-fronted
The S$905 psf ppr land cost sets the floor; the Lentor cluster sets the context. At S$2,175 psf, Springleaf came in below the OCR new-sale average and the District 26 median for the period — most units sat below the S$2.5 million quantum, which is a large part of why it cleared so fast.
| Project | Developer | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Springleaf Residencesubject | GuocoLand & Hong Leong | 941 | Aug 2025 | S$2,175 avg · 92% launch weekend |
| Lentor Central Residences | Hong Leong · GuocoLand · CSC Land | 477 | Mar 2025 | S$2,200 avg · 93% launch weekend |
| Lentor Mansion | GuocoLand & Hong Leong | 533 | Mar 2024 | from S$2,104 psf launch · 75% launch weekend |
| Lentor Modern | GuocoLand | 605 | Sep 2022 | S$2,107 avg · 84% launch day |
| Hillock Green | Forsea · United Engineers · Soilbuild | 474 | Nov 2023 | S$2,108 avg · 27.6% launch day |
| Lentoria | TID (Hong Leong · Mitsui Fudosan) | 267 | Mar 2024 | S$2,120 avg · 18.7% launch weekend |
| Lentor Gardens Residences | Kingsford Group | ~502 | Not yet launched | GLS won Apr 2025 at S$920 psf ppr |
| Thomson Reserve | UOL · Singapore Land · CapitaLand | ~1,240 | Not yet launched | En bloc at S$1,178 psf ppr |
Comparable launch figures are developer-reported averages from each project's own launch (EdgeProp). Lentor Gardens Residences and Thomson Reserve are not yet launched — their land/en-bloc costs are shown for pipeline context only. Springleaf Residence's full URA caveat range refreshes here as transactions settle.
Family-sized towers, plus 32 heritage homes.
The five 25-storey towers hold 909 units skewed to families — 332 two-bedders, 368 three-bedders, 138 four-bedders and 71 five-bedders, running from 527 to 1,475 sqft. The conserved former Upper Thomson Secondary School adds 32 character homes from 388 to 1,259 sqft — just 3% of the project, and the rarest stock here. The balance that's left skews to the larger 5-bedders and the remaining conserved-block layouts.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-bedroom (towers) | 332 | 527 – 646 | from S$1.08M (~S$2,046 psf) |
| 3-bedroom (towers) | 368 | 786 – 1,076 | from S$1.62M (~S$2,058 psf) |
| 4-bedroom (towers) | 138 | 1,227 | from S$2.45M (from ~S$1,995 psf — lowest psf type) |
| 5-bedroom (towers) | 71 | 1,453 – 1,475 | from S$3.02M (~S$2,077 psf) |
| 1 – 3 bedroom @ conserved block | 32 | 388 – 1,259 | from ~S$860,000 (388 sqft 1-bedder) |
Unit counts and sizes are from the EdgeProp unit-distribution table; counts reconcile to 941 (909 in towers + 32 in the conserved block). Per-type counts follow the developer's price-list breakdown; launch-day reports cite slightly different 2BR/3BR splits. Indicative starting prices are developer/launch-reported headline points and not every sub-type has a published starting psf. Exact per-stack sizes and counts are in the developer factsheet — request it via the form below.
Upper Thomson Road — at the Springleaf MRT doorstep.
The site sits on Upper Thomson Road in District 26, with Springleaf MRT (TE4) on the Thomson-East Coast Line about 110 m away — a less than two-minute sheltered walk via a side gate and covered walkway. The location map shows the red site marker with the TE4 station box immediately to the north.
The TEL is the connectivity story: north to Woodlands and (later) the Johor Bahru RTS link, south through Caldecott to Orchard, the CBD, Marina Bay and the East Coast in subsequent stages. The next stop south is Lentor (TE5), about 2.3 km away; Upper Thomson (TE8) is roughly 4.9 km on.
Day-to-day, the 1960s Springleaf shophouse cluster — Springleaf Prata Place, Casuarina Curry, Pacamara Coffee — sits about 150 m across Upper Thomson Road. Springleaf Nature Park is roughly 690 m and Lower Seletar Reservoir Park about 2.1 km. Mall-grade retail, though, is a drive away, and on-site shops only arrive with the future Parcel A next door.
Forest and reservoir at the door — schools far off.
The honest picture: the headline draw is greenery and rail, not a finished neighbourhood. The Central Catchment forest, Springleaf Nature Park and the Seletar reservoirs are genuinely at hand, and Springleaf MRT is at the doorstep. But schools are a real weakness — there is no primary within 1 km — and proper retail comes only as the enclave fills in.
- Anderson Primary School~2.9 km · >2 km P1 tier
- CHIJ St Nicholas Girls'~3.1 km · >2 km tier
- Mayflower Primary School~3.6 km · >2 km tier
- Ang Mo Kio Primary School~3.8 km · >2 km tier
- Springleaf MRT (TE4, TEL)~110 m · <2-min sheltered walk
- Lentor MRT (TE5)~2.3 km
- Thomson-East Coast Lineto Caldecott, Orchard & the CBD
- Seletar Expressway (SLE)main road access
- Springleaf shophouse cluster~150 m · prata & coffee
- Springleaf Nature Park~690 m
- Central Catchment Nature Reserveto the west · boundary nearer
- Future Parcel A (next door)retail · planned
- Lower Seletar Reservoir Park~2.1 km
- Central Catchment Nature Reserve~2.3 km centroid
- On-site facilities50m lap pool · 4 pools · 10 sky terraces
- Grand Lawn running track125m track · 500m jogging trail
Two buyers it fits — and one it doesn't.
A 92% launch-weekend sell-out tells you demand was broad. But broad isn't the same as right-for-everyone. Here's where Springleaf Residence genuinely fits, and where it doesn't.
Forest at the back, TEL at the door.
Few Singapore homes pair a Central Catchment forest backdrop and reservoir greenery with an MRT station 110 m away. For a buyer who values quiet, low-density surroundings and a covered walk to the Thomson-East Coast Line over present-day convenience, that combination is the whole pitch.
It's also a first-mover scarcity play: the only high-rise in an enclave planned to grow to about 2,000 homes, with GuocoLand replaying its proven Lentor Hills formula one stop north.
Families and right-sizers, mostly local.
Per EdgeProp transaction records, the buyer base was about 94% Singaporean, ~6% PR and under 1% foreigner — singles, young couples, multi-generation families and HDB upgraders from Yishun and Yio Chu Kang. The unit mix backs that up: the towers are heavy on two- and three-bedders, with four- and five-bedders for larger households.
The conserved 1965 school block adds a rare heritage option — 32 character homes pitched at right-sizers who want something with a story rather than a tower stack.
Young families chasing P1 priority, and anyone who needs town-close convenience.
If you're buying for a top-tier Primary 1 catchment, this isn't it — there's no primary school within 1 km and the nearest is about 2.9 km, so every option sits in MOE's lowest distance tier. And if you want mall-grade shopping, dining and a mature neighbourhood already in place, the far-north location won't deliver that yet; on-site retail only arrives with the future Parcel A next door. Buyers who prize a central location or a freehold title should look elsewhere — this is a leasehold project in a transforming, still-nascent enclave.
What the launch hype won't tell you.
No primary school within 1 km.The nearest is Anderson Primary at about 2.9 km, and every primary here falls in MOE's lowest, beyond-2 km Primary 1 distance tier. For young families chasing school priority, that's a genuine drawback the marketing won't lead with.
It's a long wait to completion.TOP is expected around H2 2029, with a legal vacant-possession long-stop of 31 December 2031. On a lease that started July 2024, that's still a long build-out before you collect keys.
Far-north, still-nascent location.This is the first high-rise in a quiet landed pocket; amenities are nascent and proper retail is a drive away. JLL flagged at tender that the area “lacks comprehensive nearby amenities.” The forest-and-quiet setting is the flip side of being far from town and shops.
You'll have company on resale.The Thomson corridor keeps adding supply — the adjacent Parcel A (~595 future homes), the Lentor Hills cluster (~2,954 units across six projects) and a future ~1,240-unit Thomson Reserve in D20. That build-out is the area's growth engine and also the stock your eventual buyer will choose from. Both sides are real.
It's a large leasehold scheme.941 units across five 25-storey towers on a 32,024 sqm site is a big development, even at 92% take-up — density and a long facilities-and-lift-lobby footprint come with the scale (softened by ~77% landscaping and ten sky terraces). And it's 99-year leasehold from July 2024, with no freehold option here.
A handful of units left as of June 2026 — mostly the big 5-bedders.
We'll send the current balance-unit list, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Springleaf Residence expected to TOP? +
- Springleaf Residence is expected to TOP around H2 2029, as of June 2026. The sale-and-purchase documents state a vacant-possession long-stop of 31 December 2031 (legal completion 31 December 2034) — legal backstops, not the target handover. We'll update this as the developer's construction schedule firms up.
- What was the average launch PSF for Springleaf Residence? +
- Springleaf Residence averaged S$2,175 psf across the units transacted on launch weekend (15–16 August 2025). Indicative pricing started from about S$860,000 for a 388 sqft 1-bedroom in the conserved block; the lowest psf type was the 4-bedroom from roughly S$1,995 psf. URA caveats over the 12 months to June 2026 range S$2,004 to S$2,400 psf, averaging about S$2,178 psf — the high reflects the smallest 388 sqft units and the low a 527 sqft 2-bedder.
- How many units does Springleaf Residence have, and what's left? +
- Springleaf Residence has 941 units in total: 909 across five 25-storey towers plus 32 in the conserved former Upper Thomson Secondary School block. 870 (92%) sold over the launch weekend; as of June 2026 the nightly availability check shows roughly 98% sold, leaving on the order of 20–25 units — skewed toward the larger 5-bedders and the remaining conserved-block layouts. The live balance list refreshes as bookings settle; drop your details below for current availability.
- Who is the developer? +
- Springleaf Residence is developed by a joint venture of GuocoLand and Hong Leong Holdings, through the project entity Springleaf Residence Pte. Ltd. The same JV won the Upper Thomson Road (Parcel B) government land site as the sole bidder for S$779.6 million — S$905 psf ppr. Note that TID is not a developer of Springleaf Residence; it only appears as part of a separate consortium that bid on the adjacent, future Parcel A site.
- Is Springleaf Residence the first condo in Springleaf? +
- Springleaf Residence is the first large-scale, first high-rise residential project in the Springleaf precinct, which until now has been a low-rise landed estate. The enclave — once part of the Nee Soon swamp forest — is framed by the Central Catchment Nature Reserve and Upper Seletar Reservoir to the west and Springleaf Nature Park and Lower Seletar Reservoir to the east. When fully built out, the area is expected to hold around 2,000 homes.
- How far is the MRT? +
- Springleaf MRT (TE4) on the Thomson-East Coast Line sits about 110 m from Springleaf Residence — the developer describes it as a less than two-minute sheltered walk via a side gate and covered walkway. The TEL links north to Woodlands and south through Caldecott to Orchard, the CBD, Marina Bay and (in later stages) the East Coast. The next stop south is Lentor (TE5), about 2.3 km away.
- What schools are near Springleaf Residence? +
- Schools are a genuine weak spot for Springleaf Residence — there is no primary school within 1 km. The nearest is Anderson Primary at roughly 2.9 km, followed by CHIJ St Nicholas Girls' (~3.1 km), Mayflower Primary (~3.6 km) and Ang Mo Kio Primary (~3.8 km). Under MOE's Primary 1 registration, homes within 1 km get top distance priority and 1–2 km second; everything here falls in the lowest, beyond-2 km tier. Families chasing P1 priority should weigh this carefully.
- What's the unit mix at Springleaf Residence? +
- Springleaf Residence holds 941 homes spanning 1 to 5 bedrooms. The five 25-storey towers hold 909 units: 332 two-bedders (527–646 sqft), 368 three-bedders (786–1,076 sqft), 138 four-bedders (1,227 sqft) and 71 five-bedders (1,453–1,475 sqft). The conserved former school block adds 32 character homes from 388 to 1,259 sqft. Some launch-day reports circulate 340 two-bedders and 384 three-bedders; as of June 2026, the developer's price-list breakdown consistently points to 332 and 368, reconciling to 941. Exact per-stack sizes and counts are in the developer factsheet — request it via the form below.
- Why did it sell 92% on launch weekend? +
- Springleaf Residence was a forest-fronted, first-mover project in a brand-new Thomson-East Coast Line enclave, right at the Springleaf MRT doorstep, priced sensitively — most units sat below S$2.5 million and the S$2,175 psf average undercut both the OCR new-sale norm and the District 26 median. Add GuocoLand's proven Lentor track record and demand led almost entirely by Singaporean and PR owner-occupiers and HDB upgraders, and the 870 units cleared fast.
- How does it compare to the Lentor launches? +
- Springleaf Residence is larger than the Lentor cluster — 941 units versus 477 at Lentor Central Residences or 533 at Lentor Mansion — and it's the one with its own MRT station at the door and a forest setting. Its S$2,175 psf average sits between Lentor Modern (~S$2,107) and Lentor Central Residences (S$2,200), and its 92% launch-weekend take-up was near the top of the band, behind only Lentor Central Residences' 93%.
- What's the land cost, and is there a clean price floor? +
- GuocoLand and Hong Leong Holdings won the Springleaf Residence site — Upper Thomson Road (Parcel B) — as the sole bidder for S$779.6 million, or S$905 psf ppr, at a tender that closed on 4 April 2024. The site is 32,023.7 sqm and carried a conservation condition — the former Upper Thomson Secondary School, built in 1965. That S$905 psf ppr land cost underpins the S$2,175 launch maths, and being the only bidder meant no overpayment for the plot.
- Is Springleaf a sound long-term bet? +
- Springleaf Residence is a bet on greenery and rail over present-day convenience. You get a forest-fronted home at a TEL doorstep in a quiet, transforming enclave — GuocoLand frames it as a replay of its Lentor Hills playbook one stop north. The risks are real: it's a large 941-unit leasehold project in the far north, completion is a long way out (TOP expected H2 2029, with a legal long-stop to end-2031), there's no primary school within 1 km, and the wider Thomson corridor — the adjacent Parcel A, the Lentor Hills cluster and a future Thomson Reserve — keeps adding supply you'll compete with on resale.
- How do I get the balance unit list or book a showflat? +
- To get the Springleaf Residence balance unit list or book a showflat, drop your details via the form on this page. Our partner agent will come back with the current balance-unit list (the remaining stock skews to the larger 5-bedders and conserved-block layouts), indicative pricing, and any developer incentives still active.
Why this launch worked.
870 of 941 units booked in a single weekend. Here's what the buyers were reading — and what it means for the units still on the table.
~20–25 units remain as of June 2026 · skewed to the larger 5-bedders and conserved-block homes.
Get the balance unit list →- 01It was the first high-rise in a brand-new forest enclave.A quiet landed pocket got its first large-scale condo, fronting the Central Catchment forest and the Seletar reservoirs. First-mover scarcity in an enclave planned to grow to ~2,000 homes is a clean, simple thesis — and buyers acted on it.
- 02The MRT was already at the doorstep.Unlike a rail-ahead-of-station bet, Springleaf MRT (TE4) is open and 110 m away — a less than two-minute sheltered walk. The TEL connectivity is real today, not a promise for 2028.
- 03Pricing was pitched below the OCR and D26 norms.At S$2,175 psf average, with most units under S$2.5 million, it undercut both the OCR new-sale average and the District 26 median for the period. Accessible quantums pulled in HDB upgraders and local owner-occupiers.
- 04The land floor is clean, not stretched.GuocoLand and Hong Leong won the site as the sole bidder at S$905 psf ppr. No bidding war meant no overpayment, so the S$2,175 launch average sits on solid ground rather than a thin margin.
- 05It was one of 2025's biggest launches.870 units in a weekend made it the second best-selling 2025 launch by units sold, behind only Parktown Residence — and helped make that August a near-record sales month. The market priced the first-mover story aggressively, in the developer's favour.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the per-stack unit mix update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.