Who are the Developers of Springleaf Residence?
The developers for Springleaf Residence are GuocoLland and Hong Leong Holdings, prominent players in Singapore's residential real estate.
GuocoLand: A premier regional property company listed on the Singapore Exchange since 1978, and is part of the Hong Leong Group. Its diverse portfolio spans property development, investment, hotel operations, and management.
It is particularly renowned for its high-end residential developments and commitment to building thriving communities, boasting a strong track record of over 37 residential projects that yield more than 11,500 homes and apartments. Some of its outstanding projects include Wallich Residence, Martin Modern, Meyer Mansion, Midtown Modern, and Lentor Modern..
Hong Leong Holdings: Established in 1968, it has a prominent presence in Singapore's real estate landscape. The company boasts an extensive portfolio spanning more than 130 quality residential properties and over 100 premium commercial and mixed-use developments.
Their vast experience and dedication underscore their significant contribution to Singapore's urban landscape, consistently delivering quality living spaces and commercial properties. Some of their notable projects include One Shenton, The Tate Residences, Sage, The St. Regis Hotel and Residences, Singapore, W Singapore- Sentosa Cove, and Quayside Isle.
What are the Prices for Springleaf Residence?
The prices for Springleaf Residence are not available yet.
However, based on its land cost and recent property launches in the Outside Central Region (OCR), it is expected to sell at an average price of $1,900 psf to $2,000 psf.
During the government land sale, the 32,023.7 sqm Springleaf Residence site was awarded to GuocoLand and Hong Leong Holdings, which submitted a winning bid of $779.6 million. This translates to a land rate of $905 psf ppr, which is the lowest compared to the new projects launched in the nearby Lentor precinct.
Only the Faber Walk and Canberra Crescent sites have a lower land rate. Given the proximity of Canberra Crescent to Springleaf Residence, it may offer a potentially more attractive alternative.
For reference, the land rates for government land tenders in the last year are illustrated below:
- $1,388 psf ppr: Bayshore Road (awarded to SingHaiyi Group and Haiyi Holdings, March 2025).
- $1,132 psf ppr: Lakeside Drive (awarded to City Developments, June 2025).
- $900 psf ppr: Faber Walk (awarded to GuocoLand, November 2024).
- $793 psf ppr: Canberra Crescent (awarded to Kheng Leong and Low Keng Huat, July 2024).
Where is Springleaf Residence Located?
Springleaf Residence is situated between Upper Thomson Road and Seletar Expressway. Beside it is the Springleaf MRT station on the Thomson-East Coast Line and Springleaf Forest.
While units adjacent to the Seletar Expressway may experience some noise, those on the Upper Thomson Road side overlook a low-rise private residential enclave. This ensures that most residents at Springleaf Residence will enjoy unobstructed views.
Beside it towards its north is another land parcel that is zoned for residential use with commercial at the first storey. It is expected to yield 640 housing units, including 100 long-stay serviced apartments and an estimated 21,528 sq ft of commercial space.
One MRT station away is the new Lentor private housing precinct, which is home to the newly opened Lentor Modern Mall.
Hence, residents will have convenient access to a wide range of amenities and services such as F&B outlets and a supermarket and childcare centre.
A Brief Historical Background of the Springleaf Precinct
The Springleaf precinct, about 33 hectares near the Seletar Expressway, is currently a predominantly forested area.
Springleaf Forested Area
Historically, it was part of the Nee Soon Swamp Forest and, more significantly, the Nee Soon Village.
This village, named after rubber pioneer Mr. Lim Nee Soon, flourished as a commercial hub and rubber plantation area in the 1920s.
The village's prominence faded from the 1970s with the resettlement of residents to Yishun New Town.
Key institutions, such as Upper Thomson Secondary School (later Seletar Institute) and the Nee Soon Post Office, ceased operations in the 1980s and 1990s as the population shifted.
Today, the former Seletar Institute and Nee Soon Post Office buildings remain relics of their glorious past.
Recognising this heritage, the URA plans to retain and integrate parts of these buildings into future development. Envisioned as communal and recreational spaces, they will be woven into the new estate, which will include approximately 2,000 dwelling units, allowing the area's rich history to inform its future identity.
Transport Connectivity
Springleaf MRT Station
With the Springleaf MRT station on the Thomson-East Coast Line (TEL) next to it, residents will enjoy direct rail access to various parts of Singapore. These include Orchard, Marina Bay, and Woodlands.
This connectivity drastically reduces travel times, making daily commutes for work, study, or leisure more convenient, while promoting a car-lite lifestyle.
The station also serves future housing developments, further solidifying its importance in fostering a well-connected and sustainable community amidst nature-rich surroundings.
Additionally, the Springleaf MRT station is just a few stops from key MRT interchanges. This will help to further enhance commuting experiences, and they include the following:
- Woodlands (Thomson-East Coast/North-South Lines): 2 stops.
- Bright Hill (Thomson-East Coast/Cross Island Lines): 3 stops.
- Caldecot (Thomson-East Coast/Circle Lines): 5 stops.
The Springleaf MRT station also connects directly to Woodlands North, which will be the terminus for the Johor-Singapore Rail Transit System. It is only 3 stops away.
Expressways
For those driving, major expressways such as the Seletar Expressway (SLE), Bukit Timah Expressway (BKE), and the upcoming North-South Corridor (NSC) are easily accessible.
The NSC is an integrated transport corridor (expressway, bus lanes, cycling/pedestrian paths) that connects the northern part of Singapore to the city. When fully completed in 2029, it wil significantly reduce travel times, alleviate congestion on the CTE, and provide greener, more active commuting options for residents.
Shopping Malls Near Springleaf Residence
Residents of Springleaf Residence enjoy convenient access to many shopping malls in the northern region of Singapore, all within one to six MRT stations from the development.
These include the following:
- Lentor Modern Mall – 1 station.
- Causeway Point – 2 stations.
- Stellar@TE2 – 2 stations.
- 888 Plaza – 2 stations.
- Sun Plaza – 4 stations.
- Canberra Plaza – 5 stations.
- Northpoint City – 6 stations.
These malls offer diverse retail options - from speciality shops to major retail chains selling fashion, accessories, and electronics. Supermarkets and medical clinics are also readily available.
Essentially, for those who prefer major shopping destinations such as Orchard Road and Marina Bay, the Thomson-East Coast Line offers direct access to these areas.
Canberra Plaza
Causeway Point
Springleaf Nature Park
Thomson Nature Park
Schools Near Springleaf Residence
For families with school-going children, there is no lack of schools to choose from. However, for children entering Primary 1, there are no schools within a 2 km radius. Hence, they will not enjoy priority admission under the Education Ministry’s distance-based allocation system.
Some of the schools located near Springleaf Residence include the following:
- Primary Schools: Anderson, Peiying, CHIJ St. Nicholas Girls’ School (Primary), Ai Tong, and Mayflower (Primary).
- Secondary Schools: Raffles Institution, Presbyterian High, Christchurch, Mayflower (Secondary), Anderson (Secondary), CHIJ St. Nicholas Girls’ School (Secondary), and Chung Cheng High (Yishun).
- Post-Secondary Education: Nanyang Junior College, Yishun Innova Junior College, and Republic Polytechnic.
International Schools
The presence of several international schools near Springleaf Residence can be expected to draw housing demand from expatriate families and benefit property investors.
The convenient access to a wide range of curricula offered by these educational institutions, like Singapore American School, Sir Manasseh Meyer International School, and XCL World Academy, makes Springleaf Residence an attractive option for expatriates seeking quality education for their children.
Springleaf Residence’s Investment Potential
Although Springleaf Residence’s location may not be the most convenient in terms of access to amenities like shopping malls and schools, it will appeal to those who value living in a quiet low-rise private residential enclave with lots of greenery.
Meanwhile, the rapid transformation of Woodlands Regional Centre, further bolstered by the upcoming Johor-Singapore Rail Transit System (RTS) and Special Economic Zone, creates a prime opportunity for residential developments like Springleaf Residence.
The enhanced connectivity, slashing commute times, will attract professionals and cross-border workers seeking convenience. Meanwhile, the economic zone’s growth promises job creation, driving demand for quality housing.
Hence, Springleaf Residence will benefit strategically from this trifecta of development - better transportation, thriving commerce, and rising interest in housing.
These developments can be expected to drive rental demand and long-term capital growth. As Woodlands evolves into a key regional hub, early investors in well-located residences will reap the benefits of the area’s transformation, especially given its relatively enticing entry prices.
This can be seen from the strong demand for Norwood Grand located near Woodlands South MRT station. During its sales launch on 19 and 20 October 2024, it sold 292 units, or 84% of its 348 units, at an average selling price of S$2,067 per square foot (psf).
In addition, most of the new launches in the nearby Lentor precinct have been sold.
This indicates that homebuyers and property investors deem such a price level acceptable in today’s market conditions. Nevertheless, it is worth taking a close watch on Canberra Crescent’s launch due to its lower land rate of $793 psf ppr as compared to $905 psf ppr for Springleaf Residence.
Comparative Market Analysis
To assess the investment viability of Springleaf Residence, we will perform a Comparative Market Analysis (CMA) by benchmarking its performance against two mature regional hubs - Tampines (District 18) and Jurong Lake District (District 22).
To be more precise, the analysis focuses on the 10-year average price-per-square-foot (psf) trends for 99-year leasehold condominiums. The data reveals some interesting insights (see Chart 1 below):
Average Price (psf) Gain: D18 vs D22 vs D26
- Tampines/Pasir Rise (D18): Over the past decade, prices have surged by 67.01% - a testament to its established appeal and being Singapore's first regional centre since the early 1970s.
- Jurong (D22): Prices climbed 48.65%, reflecting steady demand amid the district’s ongoing transformation and poised to become Singapore's second largest business district.
- Springleaf/Upper Thomson (D26): Home to Springleaf Residence, it recorded a 66.23% increase in average psf prices.
However, the price gain in District 26 requires context as it is boosted by a flurry of new launches, starting with Lentor Modern in September 2022.
Following the launch of Lentor Modern, five more projects have been launched. These include Lentor Hill Residences, Hillock Green, Lentoria, Lentor Mansion, and Lentor Central Residences.
New Launches Comparison: A Turning Point in 2022 for District 26?
Chart 2 below show the average prices (psf) of new launches in District 18, 22, and 26.
Since 2022, District 26 has experienced a sharp price acceleration, though values still remain slightly below those of District 18, but slightly higher than District 22.
Average Prices of New Launches
- District 18: $2,388 psf.
- District 22: $2,178 psf.
- District 26: $2,247.
Average Prices of New Launches: D18 vs D22 vs D26
However, given the high land prices for a site in Bayshore Road and another in Lakeside Drive during recent government land sales (GLS), private home prices in the Outside Central Region (suburbs) are poised to rise significantly.
During the March 2025 GLS, the Bayshore Road site fetched a record-breaking $1,388 per square foot per plot ratio (psf ppr) while the Lakeside Drive site fetched $1,132 psf ppr in June 2025.
Based on their land cost, these two developments are likely to be launched at average prices of $2,700 psf and $2,400 psf, respectively.
Hence, with Springleaf Residence's relatively low land cost of $905 psf ppr, it will offer a compelling investment opportunity before a potential escalation in home prices, and while the Woodlands Regional Centre is still developing.
