Springleaf Residence enters the market as the seventh new launch in District 26 over the past three years, following the success of Lentor Mansion, Lentor Central, and others, and it may be the most closely watched yet. Slated for preview on 1 August 2025, the project is jointly developed by GuocoLand and Hong Leong Holdings Limited, both reputable developers with a strong track record in delivering quality residential projects.
What makes this launch particularly exciting is its land acquisition cost of $905 per square foot per plot ratio (psf ppr) — the lowest recorded in the precinct to date. By comparison, Lentor Central, which was awarded at $982 psf ppr, launched in 1Q 2025 and achieved an impressive 93% take-up rate during its launch weekend.
This attractive pricing has already positioned Springleaf Residence as a potentially compelling value proposition within a maturing Lentor-Springleaf submarket, especially as buyers become more price-sensitive amid a steady stream of new supply.
This first part of our coverage on Springleaf Residence focuses primarily on the macro and comparative market analysis — from land pricing dynamics and district-level benchmarking to quantum positioning and broader infrastructural transformations.
In the next instalment, we will delve deeper into the site-specific details — including the development’s site map, floor plan layouts, and unit distribution — offering a granular view of its internal design efficiencies, stack orientation advantages, and suitability across different buyer profiles.
Located just 100 metres — or less than a 2-minute walk — from Springleaf MRT station on the Thomson-East Coast Line (TEL), Springleaf Residence offers doorstep connectivity that is increasingly rare in today’s market. Such proximity to an MRT station is a major draw, particularly in a low-density, landed-housing enclave like Springleaf, where new supply is limited and accessibility is typically more constrained.
This level of convenience — especially in a tranquil, green-fringe setting — positions Springleaf Residence uniquely for both owner-occupiers seeking lifestyle balance and investors looking for resilient rental demand.
Will Springleaf Residence generate the same market buzz as Lentor Central? With its launch preview set for mid-August 2025, all eyes will be on how this project performs amid evolving buyer sentiment.
*Preview for Springleaf Residence will begin on 1st August 2025, and set for booking 2 weeks later
In the sections ahead, we examine the key attributes of Springleaf Residence, providing a data-driven overview of its location, pricing, and market context. This article is presented in parallel with PLB’s New Launch Studio Review, offering a well-rounded perspective to assist prospective buyers and investors in making informed decisions.
Note: This article was written in July 2025 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Convenient Location & Strong Growth Potential
Springleaf Residence strikes a fine balance between seamless urban connectivity and serene, nature-infused living. Just 100 metres from Springleaf MRT station via a sheltered walkway, residents enjoy effortless access to the Thomson-East Coast Line — offering direct connectivity to key nodes such as Orchard, Shenton Way, and Marina Bay.
For drivers, the development’s accessibility is equally compelling. With direct access to the Seletar Expressway (SLE), Central Expressway (CTE), and the upcoming North–South Corridor (NSC), commuting is smooth in every direction. In particular, the NSC — located just 2.5 km or approximately a 5-minute drive from Springleaf Residence — represents a significant infrastructural upgrade that will reshape northern connectivity.
The North–South Corridor is Singapore’s first integrated transport expressway, spanning 21.5 km from Woodlands to East Coast Parkway. Designed to support multi-modal mobility, it features continuous bus lanes, cycling trunk routes, and pedestrian paths alongside the highway. This corridor is expected to reduce peak-hour travel times from northern estates to the city by up to 30 minutes, thanks to express bus services and congestion-free driving routes.
For residents of Springleaf Residence, this translates into:
Direct and faster city access: With the nearest NSC entrance located along the Seletar Expressway just ~2.5 km away, residents can merge onto the corridor within 5 minutes. From there, travel to major CBD nodes like Raffles Place, Marina Bay, and Bugis via express bus lanes or car can be shortened by up to 25–30 minutes during peak hours — a major improvement over current routes via the CTE.
Multi-modal transport enhancement: Beyond car travel, the NSC will include a dedicated cycling trunk route and wide pedestrian paths, enabling Springleaf residents to eventually cycle all the way to Bishan, Novena, and even the city fringe safely. This ties in with the government’s broader car-lite masterplan, which supports healthier, lower-emission urban travel.
Localised uplift in real estate value: With NSC expected to complete in phases from 2027–2029, Springleaf Residence stands to benefit from improved accessibility and heightened demand — especially as this corridor opens up the northern region for faster cross-island travel.
Environmental and lifestyle improvements: The road above the NSC tunnel — particularly stretches along Upper Thomson and Marymount — will be transformed into a pedestrian-friendly green corridor, with wider footpaths, tree-lined boulevards, and reduced road noise. While Springleaf itself remains a low-density, nature-oriented precinct, this arterial renewal will enhance overall liveability for residents moving between districts on foot or bicycle.
What truly sets this project apart is its setting: tucked within a peaceful landed enclave, surrounded by greenery and calm. From Springleaf Nature Park and Upper Seletar Reservoir to the Mandai Wildlife Precinct, nature is really close by and really ideal for morning walks, weekend hikes, or quiet moments away from the urban buzz. At the same time, you’re never far from vibrant amenities. Popular eats like Springleaf Prata Place, Casuarina Curry, and Lazy Lizard add character to the neighbourhood, while Thomson Plaza, AMK Hub, and the upcoming Lentor Modern offer retail and dining options just minutes away.
It’s a rare mix with urban accessibility, lifestyle convenience, and natural tranquillity all in a precinct.
However, one potential downside, particularly for HDB upgraders with young children, is the absence of primary schools within a 1km radius. The nearest schools — such as Anderson Primary, CHIJ St. Nicholas Girls’, and Mayflower Primary — fall outside the immediate 1km catchment, which may reduce priority for Phase 2C admissions. This may be a consideration for families who place a strong emphasis on proximity-based school enrolment, especially in a competitive education landscape.
That said, for buyers who prioritise green living, lifestyle serenity, and excellent transport access over school proximity, Springleaf Residence remains a compelling option — particularly for downsizers, nature lovers, and working professionals seeking a balanced lifestyle.
Sustainability at the Core: Green Financing & BCA Super Low Energy Certification
What distinguishes Springleaf Residence beyond its physical design is the strong commitment to environmental sustainability, embedded at every level of planning and execution.
In April 2024, GuocoLand secured a S$847.1 million green club facility — earmarked specifically to finance the development of Springleaf Residence. This financing framework adheres to strict environmental criteria, underscoring the project’s green credentials and aligning it with Singapore’s national push for sustainable construction.
In line with this, Springleaf Residence is targeted to achieve the Building and Construction Authority (BCA)’s Green Mark Platinum (Super Low Energy) certification — one of the highest sustainability standards in the industry. This designation is awarded only to developments that:
- Achieve exceptionally low energy consumption
- Integrate passive design strategies (e.g. natural ventilation, solar shading)
- Use energy-efficient systems and renewable energy technologies
- Demonstrate long-term maintainability and lifecycle carbon performance
This will be GuocoLand’s second project to attain this standard, following Lentor Mansion — and a key differentiator for eco-conscious buyers and institutional investors seeking future-ready assets.
North, South, East, West Facings
For readers’ reference, this section provides a detailed overview of the different directional facings of Springleaf Residence — North, South, East, and West. These perspectives help prospective buyers better understand the immediate environment and long-term view potential of each orientation.
North-Facing Units: Immersed in Untouched Nature
North-facing stacks enjoy uninterrupted views of the Nee Soon Swamp Forest and the broader Central Catchment Nature Reserve (CCNR) — one of Singapore’s largest protected ecological zones. This area has been designated for conservation and forms part of the proposed Nee Soon Nature Park, an upcoming initiative that will open more nature-based recreational options to the public while preserving biodiversity.
South-Facing Units: Future Mixed-Use Neighbourhood in the Making
The southern view currently overlooks a cleared parcel designated as Upper Thomson Road (Parcel A) — a Government Land Sales (GLS) site with an estimated area of 2.44 hectares. The site is projected to host approximately 595 residential units and 2,000 sqm of commercial space, forming a future mixed-use development adjacent to Springleaf MRT.
While the initial tender in 2024 received zero bids due to restrictive long-stay serviced apartment components, the site was re-launched in 2025 without that requirement, making it more appealing to developers. Given its location beside the MRT and the growing vibrancy of the Lentor precinct, Parcel A is expected to attract healthy interest in the next tender round (closing 23 October 2025).
Buyers of south-facing units can expect evolving urban views in the coming years — including the possibility of neighbourhood amenities, retail offerings, and a fresh residential community across the road. However, some construction activity should be anticipated in the medium term. Developers of Parcel A will also need to adhere to biodiversity-sensitive design requirements, in line with the area’s ecological importance.
East-Facing Units: Continued Forest Buffer & Natural Serenity
Units facing east are similarly rewarded with views of forested zones that extend from the Central Catchment fringe. This direction offers a quieter, undisturbed outlook, ideal for residents seeking sunrise exposure and morning light without visual clutter or heavy traffic corridors.
The eastern edge provides an essential green buffer, reinforcing Springleaf Residence’s positioning as a nature-integrated development and enhancing privacy for units in this orientation.
West-Facing Units: Heritage and Urban Character
To the west, the site abuts areas that were formerly part of the Nee Soon Swamp Forest, though much of it has since been transformed with a low-rise urbanised area on the edge of the site along Upper Thomson Road. Today, this edge features a low-rise urbanised strip along Upper Thomson Road, where important heritage landmarks such as the former Seletar Institute and former Nee Soon Post Office are situated.
The Springleaf MRT Station is also positioned along this western frontage, making west-facing units particularly convenient for residents who value immediate transit access and historic character. While traffic noise from the SLE may be a minor consideration, landscaping buffers and architectural setbacks have been employed to mitigate its impact.
Intercardinal Facings
To provide prospective buyers with a fuller understanding of the development’s spatial context, we also explore the diagonal (intercardinal) facings — North-West, North-East, South-East, and South-West. These orientations combine the advantages of adjacent cardinal directions, offering varying degrees of sunlight exposure, privacy, and future view potential.
North-West Facing
North-East Facing
South-East Facing
South-West Facing
Comparative Market Analysis (CMA)
In this section, we will go in-depth with the pricing analysis for Springleaf Residence versus the surrounding condominium projects, including comparing the recent six launches at Lentor precinct.
District 26 Lentor and Springleaf New Launches Price Disparity
To assess Springleaf Residence’s market positioning, we compare its median quantum by bedroom type against six major new launches in the nearby Lentor precinct: Hillock Green, Lentor Central Residences, Lentor Hills Residences, Lentor Mansion, Lentor Modern, and Lentoria.
This comparative framework provides buyers and investors with a clear view of relative affordability, value differentials, and possible entry strategies by unit type.
Note: At the point of writing in mid-July, official pricing for Springleaf Residence has not been released. For the purposes of this analysis, we have assumed a median pricing of $2,250 PSF based on market expectations.
Key Takeaways
Assuming an average price PSF of $2,250, Springleaf Residence emerges as a clear value leader across nearly all segments, especially in 1- to 3-bedroom units. Its positioning reflects an attractive combination of lower quantum, MRT connectivity, green surroundings, and sustainable credentials, making it highly competitive against the denser and more expensive Lentor precinct.
Buyers should monitor the official pricing at launch for confirmation, but current estimates suggest strong upside-to-entry potential, particularly for HDB upgraders, early investors, and nature-loving owner-occupiers.
D26 Government Land Sales: Comparative Analysis (as of July 2025)
This table summarises key metrics for major GLS sites in D26, covering both the Lentor precinct and Springleaf Residence (Upper Thomson Road). Key indicators include land bid prices ($PSF), breakeven PSF, projected launch pricing, and actual transacted PSF range — offering valuable insights into cost structures, pricing competitiveness, and developer margins.
Springleaf Residence: Lowest Land Cost, Most Competitive Breakeven PSF
Springleaf Residence secured the lowest land cost among all sites at $905 PSF, well below the Lentor average of ~$1,052 PSF.
Its estimated breakeven cost is $1,688 PSF, giving the developer a wider buffer for pricing flexibility.
The projected launch PSF of $2,025 (based on a 20% markup over breakeven) makes Springleaf the most competitively priced new launch in D26.
Price Positioning vs Actual Market Transactions
Assuming Springleaf Residence’s median launch price of $2,250 PSF, it is comparable to the recent new launches at D26.
District 26 Springleaf Residence vs. Surrounding Resale Price Disparity Analysis by Unit Type
1-Bedroom Units – Undercutting Both Resale and New Launches
Springleaf Residence’s indicative pricing for 1-bedders (~$873K) sits below all competitors, including older resale options like The Essence, Roots @ Transit, and Seasons Park (FH).
Lentoria, a recent new launch, has the highest 1-bedroom quantum in this cluster, reinforcing Springleaf’s position as a value entry point for singles and investors.
Springleaf Residence presents a compelling affordability gap of $100K–$300K below nearby resale and new launch units, albeit at a 99-year lease tenure, making it an optimal choice for entry-level private buyers.
2-Bedroom Units – Most Affordable in the Comparative Landscape
Springleaf’s 2-bedroom indicative price (~$1.18M) is lower than almost all comparable projects, including The Brooks I & II (FH), Roots @ Transit, and 1990s-era condos like Castle Green and Seasons Park (FH).
For families or HDB upgraders, Springleaf’s 2-bedders, albeit at 99-year lease tenure, offer the lowest entry quantum, while still offering MRT proximity and a full suite of new condo amenities — rare for projects below the $1.2M mark in D26.
3-Bedroom Units – Modern Comforts at Legacy Prices
Springleaf’s 3-bedder quantum (~$1.77M) is on par or slightly below many older freehold condos (e.g., Castle Green, Thomson Grove, Bullion Park) built in the 1990s and early 2000s.
Unlike these older projects, Springleaf Residence offers brand-new facilities, eco-sensitive design, and modern floorplans, delivering far more in liveability and efficiency.
However, 3-bedder at Meadows @ Pierce (FH) remains one of the highest-priced legacy options, driven by tenure and unit size.
4-Bedroom Units – Competing with Freehold, Legacy Projects
Springleaf’s 4-bedroom units (~$2.76M) are lower in quantum compared to older large-format condos like Thomson Grove (FH) and even The Brooks I & II (FH), many of which are 20–30+ years old.
Strategic Observations Across All Charts
The price disparity charts clearly highlight Springleaf Residence’s strategic advantage:
- It offers lower quantum access than older condos,
- Has modern, efficient layouts, and
- Is backed by a reputable developer and green-financing credentials.
In terms of value-for-money, future appreciation potential, and product freshness, Springleaf is well-positioned against its District 26 peers — both resale and new launch.
PLB New Launch MOAT Analysis: Springleaf Residence
PLB has recently launched our proprietary analysis tool for New Launches, the New Launch MOAT analysis!
MOAT Analysis Breakdown
Investment & Buyer Implications
For HDB Upgraders:
For Investors:
For Families:
Final Assessment
Springleaf Residence is a unique product in a low-supply micro-market. Its quantum affordability, superb MRT connectivity, and eco-conscious design provide clear MOAT strengths. However, its school catchment weakness makes it better suited for long-term own-stay buyers rather than short-horizon investors.
Verdict: Springleaf Residence appeals strongly to nature-loving own-stay buyers with its tranquil landed enclave setting, direct access to Springleaf MRT, and forest-front views. At an indicative entry quantum below $1.2M for smaller units, it’s one of the most affordable MRT-linked launches in D26.
Overall, it’s a compelling choice for buyers seeking serenity, connectivity, and long-term value.
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