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Springleaf Residence Review: Springleaf’s First New Launch Condo
Springleaf Residence marks a significant milestone in the Springleaf estate, introducing high-rise condominium living to an area traditionally dominated by landed properties. Developed by the reputable GuocoLand and Hong Leong, this new launch offers a compelling blend of location, design, and pricing that has already captured the attention of many property buyers and investors in Singapore’s Outside Central Region (OCR).
In this detailed review, we will explore the key aspects of Springleaf Residence, including its strategic location, development scale, pricing, unit mix, and future growth potential. Whether you are a first-time buyer, a family looking for a spacious home, or an investor seeking promising capital appreciation, this comprehensive analysis will help you understand why Springleaf Residence is one of the most exciting launches of 2025.
Introduction to Springleaf Residence
Springleaf Residence is a 99-year leasehold development situated just 110 metres from Springleaf MRT Station, making it one of the most accessible new condos in the northern part of Singapore. What sets this development apart is its scale and design philosophy. Spanning over 344,000 square feet of land—larger than 85% of condo sites in Singapore—the project boasts a low site coverage of only 23%. This allows for generous communal spaces and facilities, including a tennis court, gym, and even an indoor running track, all set within a serene environment bordered by the lush Springleaf Forest.
The development will comprise around 940 units spread across five high-rise towers and one conserved building, offering a diverse range of unit types from one-bedroom starter homes to spacious five-bedroom family apartments. With a plot ratio of 2.5, the towers are expected to rise over 20 storeys, bringing a fresh high-rise living experience to Springleaf’s traditionally landed enclave.
Springleaf Residence Review : Location and Accessibility
One of the strongest selling points of Springleaf Residence is its prime location. Situated adjacent to Springleaf MRT Station on the North-South Line, residents will enjoy the convenience of a sheltered two-minute walk to the station. This proximity to public transport significantly enhances connectivity, making commutes to the city and other parts of Singapore seamless.
For drivers, the upcoming North-South Corridor will have an entry point nearby, along with easy access to the Seletar Expressway (SLE). These transport links provide excellent connectivity for both private and public transport users, ensuring hassle-free travel throughout the island. These are the same attributes to the Lentor group of condos such as Lentoria and Lentor Mansion etc.
Springleaf Parcel A and B: A Growing Precinct
Springleaf Residence occupies Parcel B of the Springleaf site, with Parcel A located right next door and slated for development later this year. Parcel A will feature first-floor commercial shops, adding retail conveniences to the neighbourhood and complementing the existing amenities along Upper Thomson Road, including a vibrant stretch of shops and eateries.
This emerging precinct, combining residential towers with commercial spaces and direct MRT access, is shaping up to be a well-rounded, liveable community. The integration of nature, transport, and retail amenities positions Springleaf Residence as a highly desirable address in the OCR.
Development Overview and Site Layout
The land plot for Springleaf Residence is substantial, covering approximately 344,000 sq ft. To put this in perspective, most new condo launches in Singapore are on much smaller sites, with Springleaf Residence’s land size exceeding 85% of them. This allows the developers to offer comprehensive facilities and ample spacing between blocks, promoting good ventilation and natural light.
The design incorporates five residential towers along with one conserved building, which is the former Upper Thompson Secondary School. This conserved structure adds a unique heritage element to the development, with some units integrated within it, offering a distinctive living experience.
Key site features include:
- Low site coverage (23%) to maximise green and communal spaces
- Five high-rise towers with over 20 storeys each
- One conserved building integrated into the development
- Full suite of facilities, including tennis courts, gyms, and an indoor running track
- Proximity to Springleaf Forest, providing a natural backdrop and greenery views
Neighbourhood Context
Springleaf has traditionally been a landed housing enclave, featuring low-rise homes and a quiet environment. Springleaf Residence is the first high-rise condominium project in this area, signalling a shift in the neighbourhood’s residential landscape. This launch is expected to pave the way for more high-rise developments, especially as the surrounding forested areas are subject to detailed planning for future development.
The Springleaf area is strategically located between the popular Lornie and Lentor regions, both of which have seen strong property demand in recent years. The preservation of green spaces nearby, including the Springleaf Forest, adds to the liveability factor and provides a rare opportunity to enjoy nature within an urban setting.
Unit Types and Pricing
Springleaf Residence offers a wide variety of unit types to cater to different buyer profiles. The unit mix is designed to balance starter homes with family-sized apartments, making it appealing to a broad market.
| Unit Type | Approximate Proportion | Estimated Price Range |
|---|---|---|
| 1-Bedroom | ~15% | From $800,000 |
| 2-Bedroom | ~15% | Mid $800,000s and above |
| 3-Bedroom | ~35% | Estimated $1.3M and above |
| 4-Bedroom | ~25% | Estimated $1.7M and above |
| 5-Bedroom | ~10% | Estimated $2.0M and above |
The majority of the units—approximately 70%—are three-bedroom and larger layouts, reflecting the family-friendly nature of the development. Starter homes in the one- and two-bedroom categories are priced attractively, with the one-bedroom units starting from the low $800,000 range, making them some of the most affordable new launches in the OCR in 2025.
Pricing is expected to be competitive, with an estimated breakeven price of around $1,600 per square foot (psf). Developers typically price with a margin of around 30%, suggesting an average selling price near $2,200 psf for Springleaf Residence, positioning it favourably against other recent launches in the region.
Comparison with Other Recent OCR Launches
To better understand Springleaf Residence’s pricing and positioning, it helps to compare it with other significant launches in the OCR and nearby regions:
| Development | Location | Average PSF at Launch | Notable Features |
|---|---|---|---|
| Bayshore | East Coast | $2,300 | Near ECP, sea views, integrated transport |
| Lentor Central | North | $2,200 | Near Lentor MRT, mixed-use development |
| Norwood | Woodlands | $2,000 | First two thousand dollar psf OCR launch, strong take-up |
| Springleaf Residence | Springleaf | Estimated $2,200 | First high-rise in Springleaf, adjacent to MRT, large land size |
The significant price gap between Bayshore ($2,300 psf) and Springleaf Residence ($2,200 psf estimated) highlights the value proposition of Springleaf Residence, especially when factoring in its proximity to MRT and natural surroundings. Buyers looking for a balance between affordability and convenience may find Springleaf Residence to be the more compelling choice.
Design and Construction Highlights
Springleaf Residence distinguishes itself not only through location and pricing but also through thoughtful design and construction approaches. Unlike many recent launches that employ prefabricated pre-cast concrete (PPVC) methods, this development opts for a more traditional construction approach. This choice grants buyers greater flexibility to customise their layouts, such as hacking down internal walls to suit changing family needs.
The project will also comply with the latest harmonised guidelines in Singapore’s property market, meaning that air-conditioning ledges are excluded from the official floor area calculations. This results in a more accurate reflection of usable living space and impacts the PSF calculations positively for buyers.
Layout Variety and Flexibility
Springleaf Residence offers multiple layout variations, especially within the two-bedroom category, to cater to different lifestyles and preferences. Whether you are a single professional, a young couple, or a family, the range of options allows for personalised living spaces designed for comfort and functionality.
The inclusion of a conserved building within the development adds a unique architectural charm and heritage value, blending old with new and offering a rare living experience in Singapore’s new launch market.
Facilities and Amenities
With a large land size comes the advantage of comprehensive facilities that cater to a variety of lifestyles. Springleaf Residence will feature:
- Tennis courts for sports enthusiasts
- Well-equipped gyms for fitness and wellness
- Indoor running track, a unique offering that promotes healthy living regardless of weather
- Swimming pools and children’s play areas
- Landscaped gardens and green spaces that complement the adjacent Springleaf Forest
The low site coverage of 23% ensures that these amenities are spacious and well-integrated into the overall master plan, enhancing the quality of life for residents.
Future Growth Potential and Investment Considerations
Springleaf Residence is positioned at the cusp of transformation for the Springleaf area. Traditionally a landed enclave, the introduction of high-rise condominiums signals a new phase of urban development. With the adjacent Parcel A still pending development, and other surrounding forested areas earmarked for future planning, buyers can anticipate potential appreciation as the precinct evolves.
The upcoming North-South Corridor and existing MRT connectivity will further enhance accessibility, making Springleaf a more attractive location for both residents and investors. The balance of greenery and urban convenience offers a quality lifestyle, increasingly sought after in Singapore’s property market.
For investors, the mix of unit types and the broad appeal of the development provide a diverse tenant pool, from young professionals to families, enhancing rental demand and capital appreciation prospects.
Summary of Key Points
| Aspect | Details |
|---|---|
| Developer | GuocoLand & Hong Leong |
| Land Size | ~344,000 sq ft (larger than 85% of Singapore condo sites) |
| Site Coverage | 23% |
| Number of Units | Approx. 940 units |
| Unit Mix | 1- to 5-bedroom, with ~70% 3- to 5-bedroom units |
| Estimated Pricing | From $800,000 (1-bedroom), average ~$2,200 psf |
| Location | 110m from Springleaf MRT, near North-South Corridor, adjacent Springleaf Forest |
| Facilities | Full suite including tennis courts, gyms, indoor running track |
| Development Features | Five towers, one conserved building, traditional construction (non-PPVC) |
Conclusion
Springleaf Residence represents a pioneering development for the Springleaf estate, bringing high-rise condominium living to a previously landed-only enclave. Its strategic location directly beside Springleaf MRT, combined with a large land plot and low site coverage, ensures a spacious, well-appointed living environment surrounded by greenery.
The development’s pricing is competitive relative to other OCR launches, offering excellent value for both owner-occupiers and investors. The broad unit mix caters to various buyer profiles, from first-time homebuyers to larger families seeking space and convenience.
With GuocoLand and Hong Leong at the helm, backed by their strong track record in delivering quality projects, Springleaf Residence is set to be one of the most anticipated launches of 2025. For those looking to capitalise on first-mover advantages in an evolving precinct, this development offers a compelling proposition.
