Introduction: A Rare OCR Launch in 2025. But Is the Location a Limiting Factor?
In 2025, new OCR launches with MRT access will not come cheap, most of them like Parktown Residence are setting new benchmark prices.
Against this backdrop, Springleaf Residence presents an uncommon offering: located just 100 metres from Springleaf MRT on the Thomson East Coast Line, set within a low-density landed enclave, and expected to launch at below the prevailing OCR price trend.
While this combination may appear attractive, investors should weigh its location-specific trade-offs carefully before drawing conclusions about its long-term upside.
Why Investors Are Paying Attention
- Seamless MRT Access: A ~2-minute sheltered walk to Springleaf MRT (TEL) allows direct access to Orchard, Outram, and Marina Bay.
- Low-Density, Green-Fringe Setting: Surrounded by forest reserves and landed homes, the Springleaf precinct evokes a “mini Bukit Timah of the north,” combining nature and privacy with convenient access to MRT.
- Early Entry into a Transforming Area: Springleaf sits within a master-planned zone where upcoming mixed-use parcels (like Parcel A) and the North–South Corridor are expected to initiate the first wave of district transformation in the area.
- Cost Advantage from Land Bid: With a land cost of $905 psf ppr which is significantly lower than recent OCR sites, provides the developer with pricing headroom to offer early units at price below $2,000 psf. If proven true, early buyers will enjoy significant entry price advantage.
Questions Still Top-of-Mind for Prudent Buyers
- Does the area still feel too “ulu,” despite the MRT link?
- Will certain stacks that face the expressway be well received?
- How does the absence of a reputable primary school within 1km affect resale demand?
- Will the lack of amenities like major neighbourhood mall be a turn off for resale buyers ?
What We’ll Cover in This Review
This article offers a structured, consultative breakdown of Springleaf Residence, including:
- Strength and Weakness of Springleaf’s Location:
- Land Bid price advantage with comparison against other comparable land bids
- Estimated Launch Price
- Price comparison vs Comparable new launch
- Price gap compression vs Recent ECs
- Exit Buyer Profile
- Resale market comparison
- Investment Risk
- Final Verdict – Is it a good buy ?
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We are a team of specialist realtors that specialises in helping our readers research, shortlist and purchase investment properties.
Our core expertise revolves around helping SG property owners purchase 2nd investment properties without ABSD. Decoupling is often the go-to strategy that we utilise to help our readers minimise ABSD, hence the name Decoupling Expertise.
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Project Overview
Springleaf Residence is a 99-year leasehold project in the Outside Central Region (OCR), developed by GuocoLand and Hong Leong Holdings. The site is located in Upper Thomson, within a landed housing enclave, and marks the developers’ latest collaboration following previous projects in the Lentor area.
Key Development Facts
| Feature | Details |
| Location | District 26 – Springleaf/Upper Thomson |
| Site Area | ~344,700 sqft |
| Tenure | 99 years from date of launch |
| Total Units | ~941 units across 5 residential towers |
| Building Height | Up to 25 storeys – tallest in the Springleaf precinct |
| Land Bid (ppr) | $905 psf per plot ratio (sole bid by developer) |
| Developers | GuocoLand and Hong Leong Holdings |
Developer Track Record and Strategic Intent
- Proven Collaboration: GuocoLand and Hong Leong have previously partnered on several OCR projects, including Lentor Modern, Lentor Hills Residence, and Lentor Mansion. These developments have seen strong sales performance and are known for their efficient layouts, integrated landscaping, and clean design execution.
- Strategic Land Bid: Their decision to bid solo for this GLS site suggests a long-term confidence in the Springleaf transformation story. The $905 psf ppr acquisition price also gives them room to calibrate launch pricing more conservatively than peers.
- Proven Collaboration: GuocoLand and Hong Leong have jointly developed several key projects in the Lentor precinct, including Lentor Modern, Lentor Hills Residence, and Lentor Mansion. Their phased approach to releasing these developments has allowed them to set and influence pricing benchmarks in the area over time.
Facilities
- Comprehensive Amenities: Residents can expect a full suite of lifestyle offerings, including:
- Three swimming pools
- Tennis court, gym, clubhouse
- BBQ pits, green lawn, playgrounds
- Generous Ground Space: Compared to denser urban launches, the large site allows for:
- Better zoning of quiet vs active areas
- Enhanced greenery buffers
More spacious communal zones
Plot Density
With a land area of ~344,700 sqft and ~941 units, Springleaf achieves a land-to-unit ratio of ~366 sqft/unit — striking a balance between scale and spaciousness.
| Project | Land-to-Unit Ratio (approx.) |
| Springleaf Residence | 366 sqft/unit |
| Lentor Central | 331 sqft/unit |
| Lentor Mansion | 441 sqft/unit |
| Norwood Grand | 446 sqft/unit |
Site Plan
Five-Tower Configuration to Reduce Overcrowding
The development consists of five residential towers, each up to 25 storeys tall. Despite its large site, Springleaf features fewer towers than Lentor Mansion, which has six, enabling wider tower spacing and better privacy buffers between units.
By building upward rather than outward, the developers free up more ground-level space for greenery and amenities, avoiding the enclosed feeling often seen in denser mid-rise projects.
Thoughtful Orientation for Views and Privacy
A likely 2–1–2 tower layout helps preserve view corridors, increase airflow, and limit direct overlooking between stacks.
- Two towers are expected to face the landed enclave — securing protected, long-term views.
- Three towers may face forest or SLE — potentially exposed to some traffic noise, but offering rare greenery-facing units that may still hold premium appeal.
This orientation follows a proven design strategy seen in projects like Lentor Mansion.
Location Analysis
Springleaf Residence is located in Upper Thomson, District 26, directly across from Springleaf MRT on the Thomson-East Coast Line (TEL). It is situated off Upper Thomson Road, near landmarks such as Upper Seletar Reservoir and the Central Catchment Nature Reserve. The site lies between Yishun and Ang Mo Kio, within a landed housing zone with limited surrounding high-rise developments.
Strength of the Location
- Direct MRT Access: Located ~100m from Springleaf MRT (TEL), with direct routes to Orchard and Shenton Way in under 40 minutes. MRT convenience at this pricing tier is uncommon in the OCR.
- Landed Enclave Setting: Surrounded by landed housing, offering privacy and low future development risk.
- Green Buffer Zones: Borders nature reserves and reservoirs. Higher floors may enjoy rare, unblocked greenery and water views.
- Stable Zoning Context: Estate is safeguarded by low-rise and green zoning, reducing overdevelopment risk.
Weakness of the Location
- Perceived Remoteness: Despite MRT access, Springleaf is still viewed by some as less central and unfamiliar.
- Lack of Amenities: No major malls or retail within walking distance. Residents depend on Lentor or Thomson for shopping and services.
- No Nearby Primary Schools: Not within 1km of any popular schools, limiting appeal for Phase 2C-focused families.
- Expressway Proximity: Some stacks face the SLE, which may result in noise exposure and lower floor view trade-offs.
Land Bid Price Analysis
| Attribute | Parcel B (Springleaf Residence) |
| Site Area | ~2.5 ha (~344,700 sqft) |
| Award Price | $905 psf ppr |
| Zoning | Pure residential |
| Tender Outcome | 1 bid (awarded to GuocoLand & Hong Leong) |
| MRT Proximity | ~100m to Springleaf MRT |
Low Land Cost Provides Pricing Advantage
Parcel B, the site for Springleaf Residence, was acquired by GuocoLand and Hong Leong at $905 psf ppr in 2024, when demand was muted. Its land cost is notably below recent OCR GLS benchmarks. The low land cost allows developers greater pricing flexibility.
| Project | Land Cost (psf ppr) |
| Springleaf Residence | $905 |
| Lentor Central | $982 |
| Lentor Mansion | $985 |
Zoning Revision at Parcel A May Set New Price Benchmark
Parcel A, located next to Parcel B, previously failed to attract bids due to a zoning requirement for 100 long-stay serviced apartments (SA2). URA has since removed the SA2 mandate. The site is now expected to be re-launched in June 2025 with a first-floor commercial component (~2,000–3,000 sqm). This revised positioning may enable a future mixed-use development that could lift price benchmarks for the precinct.
First-Mover Advantage Ahead of Future Retail Uplift
Springleaf Residence will launch ahead of Parcel A’s redevelopment, giving early buyers a window to enter before potential price recalibration. This sequencing — residential first, followed by mixed-use — mirrors the rollout seen at Lentor, where early projects later benefited from area uplift and higher PSF norms set by subsequent launches.
No Competing Launches Nearby
With no other GLS or private projects in the immediate vicinity, Springleaf Residence faces minimal short-term supply risk, further supporting potential price resilience.
Gaining a competitive edge when buying a new launch condo
Think about it, what does buying a new launch condo entails ? You are essentially sealing a multi million dollar purchase by relying on a developer’s floor plan, a showroom and some assurance from your property agent.
The only way to ensure you place your money in the best development is do your prep work, lots of prep work, lots of research.
Objectively parsing through facts and numbers to decide if the new launch condo development …
- Is it priced fairly ?
- Are there any upcoming price catalyst ?
- Does it possess fundamental attributes that buyers desire. I.e school, affordability ?
If research is not your cup of tea, the smarter way is to outsource it to someone who enjoys doing it
Developer Latest “Starting From” Price (Updated – 30 Jul 2025)
Based on Developer’s latest release, the starting from price for Springleaf Residences starts from $2,072. Note, starting from prices are normally established by developer to drive sales momentum and generate marketing interest. The starting from prices are normally applicable to lower floor units with less premium facing stack. Working off the starting from price, we expect the average launch price to hover between $2,000 to $2,300 psf.
| Unit Type | Price (From) | Size (sqft) | PSF |
| 1-Bedroom | S$878,000 | 388 | $2,263 |
| 2-Bedroom | S$1,078,000 | 527 | $2,046 |
| 3-Bedroom | S$1,618,000 | 786 | $2,058 |
| 4-Bedroom | S$2,448,000 | 1,227 | $1,995 |
| 5-Bedroom | S$3,018,000 | 1,453 | $2,072 |
Price Analysis
Estimated Launch Price
The launch price of a private condo is typically anchored to the land bid price submitted during the Government Land Sales (GLS) process. Developers then add construction costs, professional fees, marketing expenses, and a target profit margin, typically between 15% and 20% to arrive at the final selling price.
For Springleaf Residence, the site was secured at $905 psf ppr. This suggests a breakeven in the region of $1,800 to $1,900 psf based on current cost assumptions. With the latest pricing guidance from the developer, the official launch is now expected to be in the $2,000 to $2,300 psf range
| Project | Land Cost (psf ppr) | Estimated Launch Price (psf) |
| Springleaf Residence | $905 | ~$2,000 – $2,300 |
| Lentor Central | $982 | ~$2,200 – $2,500 |
| Lentor Mansion | $985 | ~$2,240 – $2,450 |
Early Buyers May Benefit
Developers have shown a pattern of underpricing at early phases to build sales momentum, a tactic seen at Lentor projects. Once 30–50% of units are taken up, upwards price revisions typically follow. For buyers entering early, this presents a potential advantage in securing the lowest psf within the development during launch.
Price Comparison vs Other New Launches
Springleaf’s launching at $2,000-$2,300 psf with proximity to MRT positions it very competively to other new launches:
- Lentor Central sold at $2,200–$2,500 psf, despite being further from MRT and lacking key school access.
- Lentor Mansion, with a similar developer team, achieved full sellout — showing market confidence at ~$2,300 psf.
- Norwood Grand, another TEL-line launch, transacted between $1,800–2,002 psf, likely establishing the floor for future projects in the corridor.
- Faber Walk (Clementi, upcoming): Expected at ~$2,400–2,500 psf
- West Coast Vale (future GLS): Likely >$2,700 psf
Springleaf’s pricing undercuts these while offering similar or stronger connectivity and environmental value.
Price Comparison vs Recent EC Launches
Recent Executive Condominium (EC) launches have pushed pricing upward:
| Project | Type | Price (psf) |
| Novo Place | EC | ~$1,879 |
| Altura | EC | ~$1,800+ |
| Springleaf | Private | ~$2,000 –$2,300 |
With a delta of around $300 psf, Springleaf offers a viable alternative to EC buyers, particularly those who value immediate MRT access, higher finish quality, and fewer restrictions on resale.
Price Comparison vs Other Resale Condos Near MRT
Recent resale transactions from newer OCR projects located within 500m of MRT show that the $2,000 psf threshold is no longer a ceiling:
These figures show that resale buyers are already willing to pay >$2,000 psf for OCR condos with MRT connectivity.
| Project | Type | Resale Price (psf) |
| Springleaf Residence | OCR, MRT | ~$2,000 -$2,300 |
| Watergardens @ Canberra | OCR, MRT | ~$2,070–2,080 |
| Midwood (Hillview) | OCR, MRT | ~$2,090 |
| Pasir Ris 8 (Integrated) | OCR, MRT | ~$2,001–2,006 |
| Sengkang Grand Residence | OCR, MRT | ~$2,000 |
Affordability Consideration: What Income is Required ?
While Springleaf Residence sits at the higher end of the OCR spectrum, it remains within reach for dual-income households with strong earning capacity. A breakdown of affordability across unit types under current TDSR and LTV assumptions helps provide clarity towards how much you need to afford a unit at Springleaf Residence.
Assumptions Behind the Numbers
The following affordability estimates are based on conservative loan parameters used by banks for residential mortgages:
- TDSR Stress Test Interest Rate: 4.5%
- Loan-to-Value (LTV): 75%
- Tenure: 30 years
- Buyer Age Assumed: ~35 years
- Monthly income estimates reflect the maximum allowable loan quantum under TDSR rules.
Estimated Income Required by Unit Type – Based on Purchase Quantum of Current OCR and RCR units.
| Unit Type | Est. Price Range (Market) | Monthly Household Income Required |
| 1-Bedroom | ~$1.06M | ~$11,000 |
| 2-Bedroom | ~$1.49M | ~$15,500 |
| 3-Bedroom | ~$1.9M – $2.5M | ~$20,000 |
| 4-Bedroom | ~$2.2M – $3.4M | ~$25,000 |
| 5-Bedroom | ~$2.7M – $3.5M | ~$30,000 |
Estimated Income Required by Unit Type – Springleaf based on developer’s starting from prices.
| Unit Type | Springleaf Starting Price | Est. Monthly Household Income Required |
| 1-Bedroom | $878,000 | ~$6,100 |
| 2-Bedroom | $1,078,000 | ~$7,500 |
| 3-Bedroom | $1,618,000 | ~$11,300 |
| 4-Bedroom | $2,448,000 | ~$17,100 |
| 5-Bedroom | $3,018,000 | ~$21,000 |
Note: Actual affordability depends on existing debt, age, interest rates, and CPF usage. These estimates serve as directional benchmarks.
Target Buyer Profile During Launch
- 1BR & 2BR: Suitable for high-income singles or DINK households. Entry quantum remains manageable for buyers earning $6k–$7.5k monthly.
- 3BR and larger: Targeted at affluent HDB upgraders, private homeowners trading up, or multi-gen families consolidating under one roof.
- Affordability vs RCR: Despite Springleaf’s proximity to MRT and low density, its larger units are priced below many RCR counterparts, where 3- to 4-bedders often exceed $2.5M–$3.8M.
Advisory Note on Holding Power
Prudent buyers should assess not just whether they qualify on paper, but whether they can comfortably service loans in a rising rate environment. Cash buffer and job stability remain critical for long-term resilience especially for those taking on higher-quantum units.
Refer to article on progressive payment scheme for new launch condo for more details.
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Demand Side Analysis
Springleaf Residence is strategically positioned to tap into a wide upgrader base in the North and Northeast regions.
It is located near mature HDB towns such as Yishun, Sembawang, Woodlands, and Sengkang, where many BTOs and Resale HDB owners are reaching their minimum occupation period and exploring upgrades to a private condo.
Springleaf Residence Proximity to Woodlands
Strong Upgrader Catchment from Nearby HDB Towns
A large number of maturing HDB flats across northern and northeastern Singapore feed into Springleaf’s potential buyer pool. Key catchment areas include:
- Yishun, Woodlands, Sembawang, Canberra
- Punggol, Sengkang, Seletar
These towns are home to thousands of households approaching or exceeding their Minimum Occupation Period (MOP), many of whom are looking to upgrade to private property while staying within reasonable proximity to family, work, and lifestyle anchors.
TEL Line Expands Geographic Reach
The Thomson-East Coast Line (TEL) reshapes buyer behavior by enabling direct, friction-free access to Springleaf MRT from many of these HDB estates.
Broader Appeal Beyond Family Upgraders
In addition to HDB upgraders, Springleaf is likely to draw interest from:
- DINK buyers (dual-income, no kids) seeking MRT-connected privacy
- Retirees looking to right-size from landed homes into a quieter yet accessible setting
- Singles who value greenery, quiet, and proximity to nature without being isolated
Supply Side Analysis
Scarcity of Private Supply in Springleaf
The Springleaf precinct is primarily composed of landed homes and low-rise housing. Springleaf Residence will be the only major high-rise private development in the area and is likely to remain so for the foreseeable future. This limited supply enhances its perceived exclusivity and reduces direct competition from both resale and new launch condos.
Lentor Cluster as Nearest Source of Competition
The closest competing cluster is located at Lentor which includes new launches like Lentor Modern, Lentor Hills Residence, and Lentor Mansion. These projects are roughly two to three MRT stops away. They form the closest comparable competition to Springleaf Residence.
URA Transformation Story: What’s Coming Next
Springleaf is located within a designated URA transformation zone. The area is earmarked for long-term changes that include phased Government Land Sales (GLS), transport infrastructure upgrades such as the North-South Corridor, and future mixed-use development. These planned enhancements indicate that the broader precinct is in an early stage of urban renewal.
Future Development of Springleaf Parcel A
Directly adjacent to Springleaf Residence, Parcel A (2.44 ha) is expected to be re-launched in June 2025 with revised zoning. Previously deterred by a serviced apartment (SA2) requirement, the site is now reclassified for residential use with first-floor commercial space.
- A future neighbourhood mall or retail node is likely
- Will be integrated with Springleaf MRT and Parcel B
- Offers future price catalyst for early buyers in Springleaf Residence
Tagore Estate and Phased GLS Rollout
URA appears to be sequencing land sales gradually starting with Springleaf, followed by Parcel A, then activating parcels in the surrounding Tagore area, which has been rezoned from industrial to residential use.
- Early speculation includes a potential Tagore MRT station
- Progressive rollout resembles successful transformation models seen at Lentor and Upper Serangoon
This measured approach suggests controlled future supply, allowing values to appreciate steadily rather than flood the market.
Transport Infrastructure to Unlock Accessibility
Springleaf’s value will benefit from multiple large-scale transport initiatives already in motion:
- North–South Corridor (NSC): Will enhance expressway links from the north to the CBD
- TEL Line: Already operational — connects Springleaf directly to Orchard and Shenton Way
- RTS Link to Johor: Cross-border mobility from Woodlands may introduce long-term rental and commercial upside
- CRL and JRL Expansion: Will improve regional accessibility and make interchange nodes more valuable
Each layer of connectivity adds to Springleaf’s macro accessibility profile, especially for right-sizing retirees, dual-income households, and investors looking for MRT resilience.
Investment Risk Factors: What to Watch Out For
While Springleaf Residence offers a unique mix of MRT connectivity and first-mover advantage, it’s important to assess potential drawbacks with a clear lens.
Expressway-Facing Units May Encounter Noise
A portion of the site fronts the Seletar Expressway (SLE), and based on preliminary layout estimates, 30–50% of units may face this direction. While upper floors could still enjoy forest-facing views, road noise and privacy concerns may be relevant, particularly for mid- and lower-floor stacks.
That said, precedents like The Clement Canopy and Clevon show that expressway-facing units can still transact well — provided they are priced competitively or offer desirable views.
No Primary Schools Within 1km
Springleaf is not within 1km of any top-tier primary schools, which may be a dealbreaker for families targeting Phase 2C admission. Buyers focused on access to elite schools like Nan Hua, CHIJ St. Nicholas, or Rosyth may find other districts more suitable.
“Ulu” Perception Still Lingers
Despite MRT access, some buyers may still perceive Springleaf as “ulu” or out-of-the-way, especially those unfamiliar with the Upper Thomson area. This perception could dampen initial demand from mainstream audiences.
Current Lack of Retail Amenities
At present, Springleaf lacks major malls or large-format retail clusters. Residents will likely rely on Lentor Modern, Thomson Plaza, or Causeway Point for daily needs which may require short drives or MRT transfers.
That said, Parcel A’s upcoming mixed-use development is expected to fill this gap in the medium term, introducing convenience retail directly at Springleaf MRT.
Wildlife Proximity May Affect Certain Buyers
Being adjacent to the Central Catchment Nature Reserve means potential encounters with monkeys and other wildlife — a common feature in estates like Hillview, Bukit Timah, and Thomson Ridge.
While some residents welcome the natural setting, others particularly those on lower floors or with young children may prefer locations with more urban buffers.
Summary of Investment Thesis vs Risk
Springleaf Residence – Investment Theses
| Thesis | Details |
| 1. Competitive Entry Pricing | Estimated launch price of ~$2,300 – $2,400 psf is competitive compared to MRT-linked OCR projects, supported by a modest land bid of $905 psf ppr. |
| 2. MRT Proximity with Price Discount | Located ~100m from Springleaf MRT (TEL) with sheltered access — rare for launches still priced under $2,200 psf. |
| 3. First-Mover Advantage in Transformation Zone | Buyers enter ahead of Parcel A’s mixed-use launch and broader Tagore/Chencharu redevelopment, capturing early pricing position. |
| 4. Limited Competing Supply Nearby | Springleaf is a low-density landed enclave with no other high-rise private condo planned nearby. Scarcity supports resale value. |
| 5. Potential Uplift from Parcel A Retail | Future commercial component at Parcel A may introduce walkable convenience retail, increasing buyer appeal over time. |
Springleaf Residence – Investment Risks
| Risk | Details |
| 1. Expressway-Facing Units May Encounter Noise | Up to 50% of units may face the SLE; mid- and lower-floor units may be affected by traffic noise and reduced privacy. |
| 2. No Primary Schools Within 1km | Limits appeal to families seeking Phase 2C access to elite schools like Nan Hua, CHIJ St. Nicholas, or Rosyth. |
| 3. “Ulu” Perception Still Lingers | Despite MRT access, Springleaf is still seen as remote by mainstream buyers unfamiliar with Upper Thomson. |
| 4. Current Lack of Retail Amenities | No major malls or supermarkets within walking distance. Nearest amenities are at Lentor, Thomson Plaza, or Causeway Point. |
| 5. Wildlife Proximity May Affect Certain Buyers | Proximity to Central Catchment increases chances of monkey sightings — may concern buyers unfamiliar with forest-adjacent living. |
Gaining a competitive edge when investing in a new launch condo
Think about it, what does buying a new launch condo entails ? You are essentially sealing a multi million dollar purchase by relying on a developer’s floor plan, a showroom and some assurance from your property agent.
The only way to ensure you place your money in the best development is do your prep work, lots of prep work, lots of research.
Objectively parsing through facts and numbers to decide if the new launch condo development …
- Is it priced fairly ?
- Are there any upcoming price catalyst ?
- Does it possess fundamental attributes that buyers desire. I.e school, affordability ?
If research is not your cup of tea, the smarter way is to outsource it to someone who enjoys doing it.
Springleaf vs Faber Walk: Which Offers Better Long-Term Value?
Springleaf Residence and Faber Walk represent two OCR launches in 2025. Here’s how they compare across key attributes.
Location & MRT Connectivity
- Springleaf Residence: Just ~100m from Springleaf MRT (TEL), offering direct access to Orchard, Shenton Way, and Woodlands. Connectivity is immediate and fully operational.
- Faber Walk GLS: No MRT currently within walking distance. Pandan Reservoir MRT (JRL) expected by 2027–2028, ~1km away. Connectivity benefits are delayed.
Development Attribute & Surroundings
- Springleaf: Nestled within a landed enclave, framed by reservoirs and forests. Offers a green, low-density lifestyle often likened to “a mini Bukit Timah of the north.”
- Faber Walk: Also in a landed zone, but historically underbuilt. Positioned for future uplift from URA transformation given proximity to Jurong Lake District and One-North.
School Proximity
- Springleaf: No schools within 1km, less suitable for Phase 2C-focused buyers.
- Faber Walk: Within 1km of Nan Hua Primary, a key draw for family-oriented purchasers.
Transformation Potential
- Springleaf: Benefits from URA’s controlled sequencing — Parcel A mall, Tagore rezoning, and North Coast Corridor provide steady mid-term uplift.
- Faber Walk: Long-term upside tied to Jurong Lake District, the second CBD, and multi-line MRT access via JRL, CRL, and Rail Corridor.
Pricing & Developer Positioning
- Springleaf: $905 psf ppr land cost → estimated launch at $2,300–2,400 psf. Strong MRT-value equation with more affordable entry.
- Faber Walk: $900 psf ppr land cost → estimated launch at $2,400–2,500 psf, reflecting Nan Hua proximity and west-side demand.
Summary Comparison Table
| Factor | Springleaf Residence | Faber Walk GLS Site |
| MRT Access | ✅ Doorstep to TEL | 🚧 JRL by 2028 (~1km away) |
| Greenery & Lifestyle | ✅ Forest & reservoir views | 🌳 Quiet, landed enclave |
| School Proximity | ❌ No school within 1km | ✅ Nan Hua Primary (within 1km) |
| Transformation | 🟡 Mid-term, phased uplift | 🟢 Massive, long-term growth |
| Pricing (psf) | ✅ ~$2,300–2,400 | 🔺 ~$2,400–2,500 |
Bottom Line
- Springleaf is ideal for upgraders, retirees, and lifestyle buyers seeking tranquil living with immediate MRT access and early-mover advantage at a more affordable price.
- Faber Walk suits families prioritizing school proximity and those willing to pay a premium for long-term growth tied to Jurong’s transformation.
Final Verdict: Is Springleaf Residence Worth Buying?
Springleaf Residence is one of the few 2025 launches offering sub-$2,100 psf pricing in an OCR site with direct MRT access. Its location beside Springleaf MRT, within a low-density landed enclave, and proximity to nature provides differentiation from higher-density launches nearby. The site’s low land cost allows for more conservative launch pricing. In addition the URA’s progressive transformation plans including potential development of retail shops in adjacent parcel A suggest longer-term upside for early movers.
That said, this is not a launch without limitations.
- A significant number of units may face the Seletar Expressway, raising potential concerns over noise and privacy, especially for mid- and lower-floor stacks.
- Families prioritizing Phase 2C school admission may find the lack of 1km primary school access a key constraint.
- Despite proximity to MRT, the area still carries a “ulu” perception among some buyers, and current retail infrastructure remains limited.
- While Parcel A’s future mixed-use development is likely to enhance livability, that uplift will take time to materialize.
As such, Springleaf may appeal most to investors with a longer-term horizon and buyers comfortable with early-phase trade-offs.
Another interesting 2025 new launch to consider will be LyndenWoods which presents interesting launch price based on latest developer price release, read article for deeper analysis.
Floor Plan Analysis
2-Bedroom (1 Bath) – Type B1 (527 sqft)
This compact 527 sqft layout uses a dumbbell configuration to separate both bedrooms, enhancing privacy and space efficiency. Despite its size, it avoids unnecessary corridors and features a regular-shaped balcony suitable for alfresco dining or laundry drying.
The open-concept kitchen supports a seamless flow but lacks full enclosure, a common trade-off in smaller 2BR units. Overall, it’s a well-optimized layout for young couples and singles.
2-Bedroom (2 Bath) – Type B2 (646 sqft)
This layout offers a clear upgrade over the smaller 2BR unit, featuring a semi-enclosed corner kitchen that minimizes cooking spillover into the living space, a rare feature at this size.
The hall is proportioned well to fit a compact dining set, while both bathrooms are accessible without compromising privacy. A dumbbell-style layout enhances separation between bedrooms.
3-Bedroom Compact – Type C1 (786 sqft)
The semi-enclosed corner kitchen, while space-saving, may feel lacking for buyers who expect a fully enclosed kitchen in a family-sized unit, a common expectation for a 3 bedroom unit.
That said, the layout makes smart use of available space, with clear separation between bedrooms and shared living zones. All three bedrooms accommodate proper queen sized beds
3-Bedroom – Type C2 (818 sqft)
At 818 sqft, this layout offers one of the more accessible entry points into a 3-bedroom unit , ideal for families seeking affordability near MRT. However, there are two key trade-offs to note.
First, the elongated entrance walkway reduces usable living space and may feel inefficient. Second, the open kitchen setup offers less cooking privacy and odour control.
That said, the bedrooms are well-proportioned, and both bathrooms are positioned for convenient access. A practical option for families and investors who prioritise affordability.
3-Bedroom + Flex Room – Type C3 (904 sqft)
Best-in-Class 3BR Layout at Springleaf – Worth Stretching For
Among the 3-bedroom options at Springleaf, Type C3 stands out as the most liveable and family-friendly. The layout addresses common shortcomings found in smaller units. Starting with a proper wet + dry kitchen configuration. Buyers have the option to enclose the kitchen using a sliding door, improving cooking privacy and odour control.
The elongated walkway is minimised, freeing up usable interior space, while the flex room adds versatility, ideal as a study, store, or helper’s room, a feature often valued by families with young children or live-in help.
For buyers who can stretch their budget, this layout offers the strongest balance of efficiency, flexibility, and long-term practicality.
3-Bedroom Premium – Flex Room + Household Shelter – Type C7 (1,023 sqft)
Spacious 3BR with Strong Family Utility and Ample Storage
This is a well-designed premium 3-bedroom layout catering to larger families. It includes both a flex room and a household shelter, offering generous utility for storage, study space, or a helper’s room setup.
The presence of a third bathroom is a plus, allowing dedicated use by a helper or guests. Though its location near the entrance may feel slightly awkward for some. Still, the combination of a wet and dry kitchen, clearly defined zones, and a spacious communal area makes this unit liveable and practical for households with multiple children.
4 Bedroom 3 Bath – Type D1 (1,227 sqft)
Ideal Family Layout with Efficient Space Planning
Type D1 offers one of the most complete and well-optimized layouts at Springleaf Residence for larger families. It features a full wet and dry kitchen setup, allowing for proper meal preparation while maintaining a clean front-of-house appearance. The household shelter is well positioned and easily accessible for storage needs without interrupting daily flow.
The layout eliminates wasted space by avoiding a long entry corridor, and all four bedrooms are generously sized for family living. The master bedroom includes a walk-in closet and an ensuite bathroom, adding a layer of comfort and privacy.
The only minor drawback is the elongated balcony, which spans across both the living area and Bedroom 4. While visually expansive, it may slightly limit furniture flexibility in Bedroom 4.
5 Bedroom 4 Bath – Type E1 (1,453 sqft)
Multi-Generational Living Made Practical and Comfortable
Type E1 is thoughtfully designed to support multi-generational families under one roof. A key highlight is the inclusion of a junior master bedroom with an ensuite bathroom, offering enhanced privacy for elderly parents or adult children.
The layout is spacious and well-zoned, with a clear distinction between communal areas and private bedroom zones. The wet kitchen opens to a proper yard space, making it practical for laundry and utility tasks. A household shelter provides ample storage, while four well-distributed bathrooms cater to the daily needs of larger households.
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FAQs for Springleaf Residence New Launch Condo Review (2025)
Is Springleaf Residence a good investment in 2025?
Springleaf Residence offers a unique entry point under $2,100 psf with doorstep MRT access and first-mover advantage in a transforming precinct. However, investors should weigh potential noise exposure and limited retail amenities before committing.
How does Springleaf Residence compare to Faber Walk?
Springleaf offers immediate MRT connectivity and lower entry pricing, while Faber Walk appeals to families with its proximity to Nan Hua Primary and Jurong Lake District transformation. Springleaf suits value-driven buyers; Faber suits school-focused families.
What are the main risks of buying Springleaf Residence?
Key risks include expressway-facing stacks, lack of nearby primary schools, and underdeveloped retail amenities. These may affect resale appeal for family-focused buyers in the short term.
What income level is needed to afford a unit at Springleaf Residence?
Based on TDSR guidelines, a household income of ~$11,000–$30,000/month is required, depending on unit size. Entry-level 1-bedroom units are accessible to DINKs and high-income singles, while 3- to 5-bedders cater to affluent families.
What is the expected launch price of Springleaf Residence?
Launch pricing is projected at ~$2,300 to $2,400 psf, supported by a low $905 psf ppr land cost. This is competitive relative to resale condos already transacting above $2,000 psf in the OCR.
Are there any schools within 1km of Springleaf Residence?
No, there are currently no MOE primary schools within 1km. This may affect Phase 2C priority for families with young children.
What makes Springleaf different from other OCR new launches?
Springleaf combines MRT proximity, low density, forest-fringe living, and a sub-$2,100 psf launch — a mix rarely seen in today’s OCR market. Its transformation trajectory mirrors the successful Lentor model.
