Newport Residences is a freehold, 200m-plus luxury tower at 80 Anson Road in Postal District 2 — the residential crown of the larger Newport Plaza mixed-use development by City Developments Limited (CDL). Architecturally led by Nikken Sekkei (Japan) with ADDP (Singapore), the Residences occupy Levels 23 to 45 plus the Roof Garden, above branded serviced apartments (L10–22), Grade-A offices (L2–9) and street-level restaurants (L1). It is Singapore’s first private residence within a mixed-use development to achieve the BCA Green Mark Platinum Super Low Energy (SLE) certification, and one of the very few freehold CBD launches of the decade. This page summarises the specifications, location, connectivity, and our analysis for HNW and family-office buyers considering a freehold CBD asset.
Figure 1: Newport Residences — the residential crown atop Newport Plaza, with Roof Garden on Level 45. Artist’s impression by City Developments Limited.
Quick Answer
Developer: City Developments Limited (CDL).
Tenure:Freehold — rare in the CBD.
Location: 80 Anson Road, District 2 (Tanjong Pagar, Chinatown).
Certification: BCA Green Mark Platinum Super Low Energy.
MRT: Tanjong Pagar (EWL), future Prince Edward Road (CCL) via covered link, future Cantonment (CCL).
Skyline: unobstructed views towards Marina Bay and the Greater Southern Waterfront.
Newport Residences: Development Snapshot
Newport Plaza sits on the former Fuji Xerox Towers site at the southern edge of Singapore’s Central Business District. The integrated vertical arrangement — F&B on the ground floor, offices on levels 2–9, serviced apartments on 10–22 and private residences on 23–45 — is designed so that each stratum benefits from the one above and below. Residents have dedicated lift cores, separate entrances, private lobbies and access to a 3-level roof garden.
L25 Play Garden, L29 Wellness Garden, L34 Club Vista, L37 Fitness Garden, L41 Horizon Garden, L45 Newport Sky
Carpark
Dedicated residential carpark, sheltered drop-off
Location: The Last Freehold CBD Address?
There are fewer than six freehold residential sites within a 500m radius of Raffles Place, and new freehold launches in the CBD are effectively extinct — URA has zoned subsequent CBD parcels for commercial or 99-year mixed-use only. Newport Residences’ tenure profile alone positions it in a class of its own against its neighbours along Anson Road, Cecil Street and Shenton Way, which are predominantly 99-year leasehold.
Connectivity
Destination
Distance / Time
Tanjong Pagar MRT (EWL)
350m covered walk
Prince Edward Road MRT (CCL, 2026)
Direct covered link
Cantonment MRT (CCL, 2026)
600m walk
Raffles Place (financial district)
1.1 km (1 MRT stop)
Marina Bay Sands
1.8 km
Gardens by the Bay
2.4 km
VivoCity / HarbourFront
3.6 km
Orchard Road
4.2 km (6 min drive)
Changi Airport
24 min drive via ECP/KPE
The Vertical Garden: Three-Level Roof Garden Newport Sky
Newport Residences’ signature amenity is the triple-level Roof Garden — Newport Sky — occupying levels 44, 45 and the rooftop. Highlights:
Sky Pool — hugs the tower curve, visually merging into the horizon over the Singapore Strait.
Sky Club — refined reception and event space for residents’ private functions.
Sky Gourmet with BBQ Grill — chef-assist kitchen for entertaining.
Sky Lounge, Sky Pavilion, Sky Spa Pool, Indoor Jet Pool, Steam Room.
Intermediate amenity floors: L34 Club Vista (Gym, Co-Work Lounge, Vista Gourmet), L37 Fitness Garden, L41 Horizon Garden.
The net effect: a three-dimensional amenity strategy that verticalises the clubhouse experience across a 23-storey residential band, giving residents an “above-the-city” lifestyle envelope normally reserved for penthouse owners only.
Indicative Pricing and Positioning
Newport Residences is positioned at the top end of the CBD freehold spectrum. Indicative pricing at launch is expected in the S$3,200–S$3,800 psf range for standard units, with premium high-floor and penthouse stacks commanding S$4,200–S$4,800 psf. For context, 99-year leasehold peers in the same sub-market transact around S$2,600–S$3,000 psf — so buyers are paying a material freehold premium, consistent with the scarcity of the tenure.
Layout
Indicative Quantum
1BR (approx. 517 sqft)
S$1.65M – S$1.97M
2BR (approx. 732 sqft)
S$2.34M – S$2.78M
3BR (approx. 1,152 sqft)
S$3.69M – S$4.38M
4BR / Sky Penthouse
Price on application
Key takeaway
Newport Residences is one of the few freehold CBD residential towers launching this decade. Buyers pay a scarcity premium on tenure — but for a long-hold freehold CBD asset with BCA Green Mark Platinum SLE credentials and a triple-level roof garden, the comparison set is essentially Park Nova, Skywaters Residences and the Marina Bay cluster.
Ultra-HNW buyers targeting freehold CBD with a 25–40-year hold horizon.
Family offices and trusts looking for a generational Singapore CBD asset under the Residential Property Act (subject to ABSD 65% for entity buyers).
Executive tenants-turned-owners at the MBFC, OUE Bayfront and Raffles Place clusters who want walk-to-work freehold.
International investors with a preference for freehold tenure and long-term capital preservation in an AAA-rated jurisdiction.
Frequently Asked Questions
Is Newport Residences freehold or 99-year leasehold?
Freehold — rare for a CBD residential launch.
How many residential units are there?
Approximately 246 residential units, distributed across L23 to L45.
What are the nearest MRT stations?
Tanjong Pagar (East-West Line) within a 350m covered walk, with Prince Edward Road and Cantonment (both Circle Line, 2026) within a 600m radius. The development has a direct link bridge to the upcoming Prince Edward Road MRT.
Who is the developer?
City Developments Limited (CDL), one of Singapore’s oldest and largest listed developers, with a portfolio of landmark CBD and luxury residential projects.
What is BCA Green Mark Platinum Super Low Energy?
The highest sustainability tier awarded by Singapore’s Building and Construction Authority, requiring at least 40% energy savings against the 2005 baseline. Newport Residences is the first private residential address within a mixed-use development to achieve this tier — a meaningful ESG credential for institutional and family-office buyers.
Can foreigners buy Newport Residences?
Yes — as a non-landed private development, it is not restricted. Foreigners pay 60% ABSD; entities pay 65%. See our foreign buyer guide.
What is the expected rental yield?
Based on current Tanjong Pagar / Anson rental benchmarks (S$6.50–S$8.00 psf/month for high-floor 2BR), gross yields on launch prices fall in the 2.4%–3.0% range — modest on paper, but consistent with freehold CBD benchmarks elsewhere and offset by the freehold capital-preservation story.
When is completion?
Newport Plaza is substantially complete as of 2025; residential handover to follow the progressive payment schedule once stamp duty and 85% progress payments are settled.
Disclaimer: Specifications, prices, and launch timing are indicative and subject to developer and authority confirmation. Verify with the developer showflat team before committing. Nothing on this page constitutes financial, tax, or legal advice.
LyndenWoods is a 343-unit residential tower pair at 69 & 71 Science Park Drive — the first private residential development within Singapore Science Park 1. Launched in mid-2025 by CapitaLand on a 99-year leasehold wef 28 April 2025, LyndenWoods forms the residential spine of the Geneo integrated hub, the Science Park precinct’s new lifestyle core. The development sits within Postal District 5 in the Queenstown planning area, and is served directly by Kent Ridge MRT (Circle Line) via a sheltered link. Its “Tree of Life” architectural concept — two 24-storey towers with sky terraces on every floor — is designed around the site’s unique greenfield location, flanked by Kent Ridge Park, Dover Forest and HortPark. This page covers the specifications, location advantages, unit mix and our analysis for prospective buyers.
Figure 1: LyndenWoods — first residential address within Singapore Science Park 1, alongside the new Geneo integrated hub.
LyndenWoods is the residential debut of the Singapore Science Park 1 revitalisation masterplan. Science Park 1 has historically been a pure R&D cluster — no homes, no retail centre, nothing after 7pm. The masterplan unveiled by JTC and CapitaLand in 2024 changed that, repositioning Science Park 1 as an integrated live-work-learn precinct anchored by the new Geneo lifestyle hub. LyndenWoods is the first residential address to carry that vision forward.
Attribute
Detail
Project Name
LyndenWoods
Developer
CapitaLand Development
Address
69 & 71 Science Park Drive, Singapore 119317 / 118253
Planning Area
Queenstown
Region / District
RCR — Postal District 5
Tenure
99-year leasehold from 28 April 2025
Site Area
11,556.9 sqm
Residential Units
343
Blocks
2 × 24-storey apartment blocks
Basement
2-storey basement carpark
Carpark Lots
240 lots (incl. 1 family + 35 EV lots) + 3 accessible lots
Architect
ADDP Architects LLP
Landscape Architect
Coen Design International
Expected VP
30 June 2029
Expected Legal Completion
30 June 2032
The Tree of Life Architectural Concept
ADDP’s design organises LyndenWoods into three vertical zones:
Forest Floor: the common-facility podium — pool, clubhouse, fitness, landscape courts.
Canopy Layer: an elevated void that creates an interesting layering of sky terraces at mid-tower height, giving privacy from Science Park 2 on the south.
Forest Tapestry: the residential tower proper, with garden terraces on every floor that read visually as “vertical trees” against the Kent Ridge Park backdrop.
The outcome: every resident gets direct access to a communal sky terrace on their own floor, and every living room has either a North-facing view towards Mediapolis / one-north MRT or a South-facing view towards Kent Ridge Park and the future Greater Southern Waterfront.
Location and Connectivity
LyndenWoods’ location is its strongest card. The site is less than 400m from Kent Ridge MRT (Circle Line) via a sheltered link through Science Park 1, putting Buona Vista (2 stops), one-north (3 stops), Dhoby Ghaut (7 stops) and HarbourFront (8 stops) within a single transfer. When the Cross Island Line Pasir Panjang station opens in 2032, residents will gain a second line — a material upside baked into the 99-year tenure.
Destination
Travel Time
Kent Ridge MRT (CCL)
Sheltered 5-min walk
one-north MRT (CCL)
3 stations (approx. 8 min train)
Buona Vista MRT (EWL + CCL)
2 stations (approx. 5 min train)
Raffles Place / Marina Bay
10 stations (approx. 28 min train)
HarbourFront / VivoCity
8 stations (approx. 22 min train)
Jurong East / Jurong Lake District
Approx. 15 min drive via AYE
Orchard Road
9 stations via Stevens interchange
Changi Airport
Approx. 25 min drive via ECP
Educational Catchment
The West Coast / Kent Ridge area hosts one of the densest educational clusters in Singapore. Within a 2 km radius:
Tertiary: National University of Singapore (main Kent Ridge campus), Singapore Polytechnic, INSEAD, ESSEC, Singapore Institute of Technology at NUS.
Primary: Fairfield Methodist (Primary), Anglo-Chinese School (Primary) — Independent section at Dover, Henry Park Primary, Nan Hua Primary.
Secondary: Queensway Secondary, Fairfield Methodist Secondary, Anglo-Chinese School (Independent), Anglo-Chinese Junior College, United World College (Dover Campus), Singapore Institute of Technology, SP School of Science & Technology.
Pricing Context and Absorption
LyndenWoods is priced in line with comparable RCR 99-year launches — S$2,400–S$2,700 psf indicatively — with a pricing premium over Science Park 1’s previously empty pedigree justified by the Geneo hub, the sky-terrace product, and direct MRT access. Indicative quantums:
Layout
Indicative Quantum
1BR (approx. 517 sqft)
S$1.24M – S$1.40M
2BR (approx. 732 sqft)
S$1.76M – S$1.98M
3BR (approx. 1,023 sqft)
S$2.46M – S$2.76M
4BR / Penthouse (approx. 1,432 sqft)
S$3.44M – S$3.87M
Key takeaway
LyndenWoods is the cleanest pure-play on the Science Park revitalisation thesis — CCR-adjacent access, Kent Ridge MRT sheltered link, and first-mover status in a precinct that is being rebuilt for the next 30 years.
Investment Thesis: Science Park 1 Revitalisation
The bullish case for LyndenWoods rests on three structural tailwinds:
Geneo integrated hub — a 330,000 sqft wellness, F&B and lifestyle complex delivering in 2026–2027. Park residents and staff of the 175 existing Science Park companies will anchor demand for everyday retail and rental stock.
Pasir Panjang Cross Island Line (CRL2, 2032) — an interchange within walking distance unlocks East-West connectivity to Tampines and Pasir Ris.
Greater Southern Waterfront — the 30-km coastal transformation of Pasir Panjang, Keppel, Mount Faber and Marina South. LyndenWoods sits in the northern hinterland; South-facing units should benefit from the waterfront reveal over the 2030s.
Worked Example: 3-Bedroom Owner-Occupier, Singapore Citizen
Line Item
Amount
Purchase Price
S$2,600,000 (3BR 1,023 sqft at S$2,542 psf)
Buyer’s Stamp Duty (BSD)
S$102,600
ABSD (SC, 1st property)
S$0
Legal Fees (est.)
S$3,500
Downpayment (25% — 5% cash + 20% CPF/cash)
S$650,000
Minimum Cash Downpayment (5%)
S$130,000
Total Upfront (BSD + Downpayment)
S$756,100
Loan Quantum (75%)
S$1,950,000
Monthly Mortgage (4.0% p.a., 25-yr)
Approx. S$10,295
Stress-test your TDSR headroom using our TDSR/MSR guide before submitting a cheque at ballot.
Who Should Consider LyndenWoods?
Dual-career professionals working at one-north, NUS, NUH, Fusionopolis or the Science Park itself — walk or one-stop commute.
Academic families drawn by the NUS / ACS / Fairfield catchment.
Patient capital investors willing to sit through the 2026–2032 precinct build-out for a capital-appreciation story tied to Geneo, CRL2 and the Greater Southern Waterfront.
Right-sizers from landed homes in Kent Ridge, Pasir Panjang and Queensway who want CCR-fringe access with parkland on their doorstep.
Frequently Asked Questions
Is LyndenWoods CCR or RCR?
Postal District 5, Queenstown planning area — classified as the Rest of Central Region (RCR) for URA reporting purposes. It sits on the CCR–RCR boundary and benefits from CCR-adjacent amenity with RCR pricing.
What is Science Park 1 like to live in?
Historically, Science Park 1 was an R&D-only cluster with minimal retail. The Geneo hub — delivering 2026–2027 — will add a supermarket, clinic, F&B, fitness and co-working space. LyndenWoods is designed to be the first address to experience this transformation.
How far is Kent Ridge MRT?
Approximately 400 m via a sheltered covered link from the development through Science Park 1. Walking time: 5 minutes.
What is the expected rental yield?
Based on one-north / Science Park rental benchmarks (S$5.00–S$6.50 psf/month), gross yields at launch pricing work out to 2.8%–3.5% for 2- and 3-bedroom layouts — consistent with RCR CCR-fringe peers.
Are there EC (Executive Condo) units?
No. LyndenWoods is a fully private condominium. Refer to our EC vs Private Condo guide for the distinction.
Can foreigners buy LyndenWoods?
Yes. As a private non-landed development, LyndenWoods is not restricted. Foreign buyers pay 60% ABSD; US citizens and citizens of Switzerland, Liechtenstein, Norway, Iceland benefit from FTA rates equivalent to Singapore Citizens under the US-SFTA (see foreign buyer guide).
What are the key risks?
Precinct execution risk (Geneo delivery timing), supply-pipeline risk from neighbouring GLS sites at Dover, and Cross Island Line Phase 2 delivery risk (currently targeted 2032, subject to LTA updates).
Disclaimer: Specifications, prices, and launch timing are indicative and subject to developer and authority confirmation. Verify all figures with the developer’s showflat team before committing. Nothing on this page constitutes financial, tax or legal advice.
Faber Residence is a 399-unit low-rise residential development at 54–70 Faber Walk in District 5, jointly developed by GuocoLand, Hong Leong Holdings and TID on a 277,600 sqft site along Sungei Ulu Pandan. Launched in 2025 on a 99-year leasehold wef 24 February 2025, Faber Residence occupies a quiet West Coast enclave where the Old Jurong Line Nature Trail meets the Ulu Pandan Park Connector — an unusual greenfield pocket in the heart of an otherwise built-up district. The development comprises nine 5-storey blocks arranged in three rows, with a 60.3% landscape ratio that is rare for a condominium of this scale. This page summarises the developer-confirmed specifications, unit mix, location attributes and our analysis of what makes this launch distinctive within the Clementi / West Coast corridor.
Figure 1: Faber Residence — nine 5-storey blocks set along Sungei Ulu Pandan and the Old Jurong Line Nature Trail. Artist’s impression by GuocoLand, Hong Leong Holdings and TID.
Quick Answer
Developer: GuocoLand + Hong Leong Holdings + TID (three-way JV).
Tenure: 99 years wef 24 February 2025.
Units: 399 across 9 low-rise blocks (5-storey).
Unit mix: 2-Bedroom (646 sqft) to 5-Bedroom (1,485 sqft).
Faber Residence is engineered as a low-density, landscape-led residential community — a deliberate counterpoint to the tall towers that dominate most new launches along the AYE corridor. The nine blocks are staggered across three rows so that no tower faces the expressway directly, with primary facades oriented towards Sungei Ulu Pandan to the north and a sequence of eighteen internal courtyards within. The developer brief is unambiguous: tropical modernism with resort-style living, within one of the last greenfield residential sites in the West Coast planning area.
Attribute
Detail
Project Name
Faber Residence
Developer
GuocoLand, Hong Leong Holdings, TID (JV)
Address
54–70 Faber Walk, Singapore 129849–129627
District
5 (Buona Vista / Pasir Panjang / West Coast)
Planning Area
Clementi / West Coast
Site Area
25,795.4 sqm / 277,600 sqft
Tenure
99-year leasehold wef 24 February 2025
Total Units
399 residential units
Blocks
9 blocks, 5 storeys each
Unit Mix
2BR (646 sqft) – 5BR (1,485 sqft)
Construction
Advanced Precast Concrete System (APCS)
Architect
P&T Consultants Pte Ltd
Landscape Architect
Ortus Design Pte Ltd
Interior Designer
Ipli Architects
Main Contractor
China Construction (South Pacific) Development Co
Green Mark Consultant
DP Sustainable Design
Est. TOP
1Q 2029
Est. Vacant Possession
31 December 2030
Carpark
399 lots + 4 accessible + 13 EV lots (B1)
Unit Mix and Layout Strategy
Faber Residence’s unit distribution skews towards the family segment, which is consistent with its low-rise, land-rich positioning. Three-bedroom configurations account for 50% of the total inventory, spanning three size bands — Basic (797–818 sqft), Standard (861 sqft) and Plus (1,033–1,044 sqft). Four- and five-bedroom layouts form another 30%, leaving only a 20% allocation of compact 2-bedroom units (all at 646 sqft). There are no 1-bedroom or shoebox layouts, a deliberate signal that the development is pitched at owner-occupiers rather than rental investors.
Configuration
Type
Size
Units
% of Mix
2-Bedroom (Standard)
B1 / B2 / B3
646 sqft
80 units
20%
3-Bedroom (Basic)
C1–C4
797–818 sqft
93 units
23%
3-Bedroom (Standard)
C5–C8
861 sqft
56 units
14%
3-Bedroom (Plus)
C9–C11
1,033–1,044 sqft
50 units
13%
4-Bedroom (Basic)
D1–D3
1,119 sqft
40 units
10%
4-Bedroom (Standard)
D4–D8
1,206–1,270 sqft
60 units
15%
5-Bedroom
E1
1,485 sqft
20 units
5%
Total
–
–
399
100%
The 5-Bedroom E1 (1,485 sqft) is the showcase layout, with show-unit interior design by Nathan Yong Design. The 4-Bedroom Standard D6 is styled by Peter Tay Studio, and the 3-Bedroom Standard C5 by 2nd Edition — a line-up of Singapore design studios that signals how the developer has positioned the interior spec.
Location and Connectivity
Faber Walk sits off West Coast Road in the Clementi / West Coast planning zone. The site is bordered by the Ayer Rajah Expressway (AYE) to one edge and Sungei Ulu Pandan to another, with the Old Jurong Line Nature Trail running immediately adjacent. This puts the development within walking distance of two nature corridors — the Ulu Pandan Park Connector and the upcoming OJLNT Park Connector — while remaining a 5–6 minute drive to Clementi Mall, West Coast Plaza and the NUS/NUH cluster.
The nearest MRT stations are Clementi (East-West Line) and Haw Par Villa (Circle Line), roughly 1.3 km away each, with Dover and Pasir Panjang also within a short bus ride. Drive times: one-north and Buona Vista in 8–10 minutes; the CBD via AYE in approximately 20 minutes outside peak.
Schools Within 1–2 km
The West Coast catchment covers several of Singapore’s most competitive primary schools — Nan Hua Primary, Clementi Primary, Qifa Primary, Pei Tong Primary are all within 2 km. For the secondary level, Nan Hua High School, National University of Singapore (NUS), Singapore Polytechnic and NUS High School of Math & Science are accessible. See our school proximity guides for admissions logic.
Site Planning and Landscape
What distinguishes Faber Residence at a site-planning level is the treatment of the AYE edge. Support services — bin centre, M&E plant, basement carpark access — are consolidated underground along the expressway alignment so that no living room directly faces traffic. Internally, 18 interconnected courtyards weave through the site: Arrival, Community, Botanical, Lily, Alcove, Wellness, Fitness, Club, Resort, Pool, Leisure, Dining and six Lobby Courtyards.
Recreational anchors include a 50m Lap Pool (415 sqm), a 25m Leisure Pool, a 5.3m × 5.0m Jacuzzi, a 12 × 8m Wading Pool, an indoor gym (57.55 sqm), two Club Dining halls with changing rooms (146.96 sqm, approximately 64 pax), a steam room per changing room, and a basement multi-purpose court. Total landscape area is 15,506 sqm (60.3% of site); of which 7,774 sqm (30.1%) is green cover — well above URA’s 45% LReF benchmark.
Indicative Pricing and Affordability
Pricing for Faber Residence is expected to range between approximately S$2,000–S$2,400 psf on launch — consistent with recent 99-year RCR launches in the Clementi / West Coast corridor. On that basis, indicative quantums work out to:
Faber Residence is positioned as a family-centric, low-rise alternative in a district otherwise dominated by tall towers. If land-rich site density and extensive landscaping matter to you, this is one of the more distinctive 99-year launches in the West Coast corridor in 2025–2026.
Worked Example: Total Upfront Cost (Singapore Citizen, 1st Property)
Let us illustrate the total upfront cash requirement for a Singapore Citizen buying a 3-Bedroom Basic at 797 sqft, at an assumed price of S$1.75M:
Within a 2 km radius, Faber Residence competes with resale stock at Parc Riviera (99-yr, larger density), The Trilinq (99-yr, older) and Whistler Grand (99-yr, mass-market). Its low-rise DNA and 60% landscape ratio are genuine differentiators — closer in spirit to landed living than to the 40-storey norm at nearby sites. On tenure and land size, it is directly comparable to ELTA at Clementi Avenue 1, although ELTA is configured as two high-rise towers.
Who Should Consider Faber Residence?
Upgrader families from nearby HDB estates (West Coast, Clementi, Queenstown) seeking 3- or 4-Bedroom owner-occupation with school proximity.
NUS / NUH / Science Park professionals looking for a 10-minute commute with walk-to-nature amenity.
Multigenerational buyers — the 1,485 sqft 5-Bedroom E1 is a rare layout among 2025 launches.
Downgraders from landed homes who want horizontal, courtyard-driven living without moving to a 40-storey tower.
Frequently Asked Questions
When will Faber Residence launch for sale?
Preview and balloting typically open 6–8 weeks ahead of the official sales launch weekend. Register your interest via the developer’s official channels.
Is Faber Residence freehold?
No. It is 99-year leasehold with tenure commencing 24 February 2025.
How many units are 2-bedroom?
80 units out of 399 (20% of the mix). All 2-bedroom layouts are 646 sqft.
How many carpark lots are there?
399 lots plus 4 handicap-accessible lots, giving a one-lot-per-unit ratio. 13 active EV charging lots are located at Basement 1, with additional provisions as URA mandates EV rollout.
Which interior designers fitted out the show units?
Nathan Yong Design (5BR E1), Peter Tay Studio (4BR D6), and 2nd Edition (3BR C5).
What is the nearest MRT?
Clementi MRT (EWL) and Haw Par Villa MRT (CCL) are both around 1.3 km away. Several feeder bus services connect the development to both stations.
Can foreigners buy at Faber Residence?
Yes — as a private non-landed development, Faber Residence is not restricted under the Residential Property Act. Foreign buyers are, however, subject to 60% ABSD. See our foreign buyer guide.
What grants or schemes are available?
Faber Residence is private condominium housing and does not qualify for HDB grants (CPF Housing Grant, EHG, PHG). Buyers can use their CPF Ordinary Account subject to Valuation Limit and Withdrawal Limit rules. See our CPF for property guide.
What is the expected rental yield?
Based on current West Coast sub-market rentals (S$4.80–S$6.00 psf/month for comparable condos), gross yields on launch prices should fall in the 2.6%–3.2% range for 2- and 3-bedroom layouts — below the SG average of 3.5%, but offset by the low-density product premium.
Disclaimer: Information on this page is compiled from developer factsheets, official URA filings and industry briefings current at the time of writing. Specifications, prices, and launch timing are indicative only and subject to revision by the developer or the relevant authorities. Always verify with the developer’s showflat sales team and a qualified property agent before making a purchase decision. Nothing on this page constitutes financial, tax or legal advice.
Quick Answer: The GLS tender for Kallang Close closed on 7 April 2026. A joint venture between Frasers Property and Mitsubishi Estate submitted the winning bid of S$610.75 million (S$1,415 psf ppr), the highest psf ppr for a city-fringe residential GLS site in recent years. The site can yield approximately 470 homes and will be the first private residential development in the Kallang Close industrial enclave in 12 years.
Horizontal bar chart comparing the four bids for the Kallang Close GLS site, with Frasers Property and Mitsubishi Estate’s winning bid of S$1,415 psf ppr.
The government land sale (GLS) tender for the Kallang Close residential site closed on 7 April 2026 with four bids — and a result that underscores sustained developer confidence in city-fringe locations, even amid a broader market that posted its lowest transaction volume since Q2 2020.
The winning consortium, a joint venture between Frasers Property Singapore and Mitsubishi Estate, submitted a bid of S$610.75 million (S$1,415 per square foot per plot ratio) — just S$4.35 million, or 0.7%, above second-placed City Developments Ltd. The paper-thin margin between first and second illustrates how keenly both bidders valued the site, and gives a clear signal of where institutional capital believes city-fringe launch prices can go.
Site Factsheet
Detail
Information
Address
Kallang Close, Singapore
District
D08 — Kallang / Whampoa
Site Area
Approximately 11,456 sq m (123,320 sq ft)
Plot Ratio
3.5
Maximum GFA
Approximately 40,107 sq m (431,611 sq ft)
Estimated Units
~470 private residential homes
Tenure
99-year leasehold (from date of award, Apr 2026)
Retail Component
Capped at 115 sq m GFA
Childcare Centre
Minimum 500 sq m GFA (mandatory)
Winning Bid
S$610.75 million (S$1,415 psf ppr)
Joint Venture
Frasers Property Singapore × Mitsubishi Estate
Tender Closed
7 April 2026
The Four Bids: Near-Record Competition
Rank
Bidder
Total Bid
S$ psf ppr
1st (Winner)
Frasers Property + Mitsubishi Estate
S$610.75M
S$1,415
2nd
City Developments Ltd (CDL)
S$606.40M
S$1,405
3rd
Hong Leong Holdings + TID JV
~S$561.5M
S$1,301
4th
Wing Tai Holdings + Metro Holdings
~S$536.4M
S$1,242
The 0.7% gap between the top two bids is one of the narrowest in recent Singapore GLS tender history. CDL — which co-developed Norwood Grand in Woodlands with Frasers Property — was effectively beaten by its own partner on a different site. The spread between first and fourth bidders was 13.9%, indicating that all four consortia saw real value in the Kallang Close waterfront location, but had genuinely different views on achievable launch pricing and margins.
Why Kallang Close Commands a Premium
Bar chart comparing winning GLS bids for comparable city-fringe residential sites from 2021 to April 2026.
The site’s premium psf ppr reflects several structural advantages that are difficult to replicate in the GLS pipeline:
Kallang River waterfront frontage. The site sits adjacent to the Kallang River, and the consortium has committed to delivering a publicly accessible riverfront promenade. Waterfront residential sites are rare in Singapore’s land-scarce market; comparable waterfront addresses — Robertson Quay, Marina Bay, Harbourfront — consistently command significant price premiums.
First private homes in the precinct in 12 years. Kallang Close has been predominantly industrial. The last private residential development in the immediate vicinity launched over a decade ago. Buyers arriving at this project will be entering a precinct undergoing transformation, which historically has been a strong driver of early-adopter price appreciation.
Dual MRT accessibility. Kallang MRT (East-West Line) and Bendemeer MRT (Downtown Line) are both within walking distance, giving future residents cross-island connectivity without transfers.
Proximity to the city and Kallang planning transformation. The Kallang Area Master Plan envisions a sports and lifestyle precinct around the Singapore Sports Hub, Kallang Alive, and the future redevelopment of the National Stadium precinct. The broader area is also benefiting from the Geylang-to-Kallang urban renewal corridor.
Retail and childcare anchors. The mandatory childcare centre (minimum 500 sq m) and capped retail (115 sq m) will add day-to-day amenity value for residents without creating oversupply of commercial space.
What Will Launch Pricing Look Like?
At a land cost of S$1,415 psf ppr, industry analysts have modelled potential launch prices in the S$2,800–3,100 psf range, depending on:
Construction cost trajectory. Building costs in Singapore rose significantly in 2022–2024 and have moderated but remain elevated. A 99-year leasehold development on a 3.5 plot-ratio site with waterfront features and a childcare component will carry above-average construction costs.
Positioning relative to comparable launches. Recent city-fringe new launches — Robertson Opus (D09, ~S$3,150–3,360 psf), UPPERHOUSE (D10, ~S$3,350 psf) — provide a ceiling benchmark. Kallang Close, while waterfront, is in D08 which has historically priced at a modest discount to D09/D10.
Launch timing. The project is unlikely to launch before late 2027 or 2028, given the need for site clearing, design, and construction commencement. The market trajectory over the next 12–18 months will influence the eventual strategy.
A rough breakeven analysis, assuming a 20–22% developer margin over total project cost (land + construction + marketing), suggests a launch price of approximately S$2,900–3,100 psf is required for the project to pencil. Some analysts have modelled upside to S$3,300 psf if the waterfront premium commands a strong early take-up rate.
The Frasers × Mitsubishi Partnership
This is the first JV between Frasers Property Singapore and Mitsubishi Estate, Japan’s largest real estate company by market capitalisation. Frasers Property brings deep Singapore-market execution capability — it has developed One Canberra, Riverfront Residences, and North Park Residences, among others. Mitsubishi Estate brings global real estate expertise and balance sheet scale.
The partnership follows a trend of Japanese developers deepening their Singapore exposure: Sekisui House co-developed THE ORIE in Toa Payoh, MCL Land (a Jardine Matheson subsidiary with deep ties to the Japanese market) developed ELTA in Clementi alongside CSC Land. Japanese investors view Singapore freehold and 99-year leasehold assets as strategic long-term holdings with stable SGD returns.
What This Means for the Broader Market
The Kallang Close result has several read-throughs for Singapore property market observers:
Developer confidence in RCR/city-fringe pricing remains high. Despite Q1 2026 transaction volumes falling 39.7% QoQ, four major consortia competed vigorously for a single site. Developers are bidding for land they believe they can sell at S$2,900+ psf — a vote of confidence in demand fundamentals.
CDL’s near-miss is notable. CDL bid aggressively at S$1,405 psf ppr — its second near-miss in recent GLS tenders. The developer appears determined to rebuild its Singapore residential pipeline following a period of relative inactivity.
The GLS programme is working as a supply valve. The 1H 2026 GLS programme placed 9 sites on the Confirmed List. Kallang Close is the first to be awarded. The forthcoming sites at River Valley Green, Holland Plain, and Peck Hay Road will further test developer appetite in the CCR and RCR.
Waterfront as a permanent premium. Both the Frasers–Mitsubishi bid and CDL’s second-place bid exceeded S$1,400 psf ppr for a site with river frontage. This reinforces that waterfront views in Singapore command a structural premium that survives cooling measures and interest-rate cycles.
Timeline and What to Watch
Date / Period
Milestone
7 April 2026
GLS tender closed; Frasers × Mitsubishi named provisional winner
Q2/Q3 2026
URA formally awards site; conveyance and commencement of site works
Late 2026 – 2027
Architectural design, planning approval, showflat construction
2027 – 2028 (est.)
Showflat preview; public launch (subject to market conditions)
2030 – 2031 (est.)
Expected temporary occupation permit (TOP) based on 99-yr leasehold timeline
Frequently Asked Questions
Who won the Kallang Close GLS tender?
A joint venture between Frasers Property Singapore and Mitsubishi Estate, with a bid of S$610.75 million (S$1,415 psf ppr). The tender closed on 7 April 2026.
How many units will the Kallang Close development have?
Approximately 470 private residential homes, based on the site’s GFA of approximately 431,611 sq ft at a plot ratio of 3.5.
What is the expected launch price for the Kallang Close condo?
Industry analysts estimate a launch price in the range of S$2,900–3,100 psf, reflecting the land cost, construction expenses, waterfront premium, and comparable city-fringe launches. The project is unlikely to launch before late 2027 or 2028.
Is the Kallang Close site freehold or leasehold?
99-year leasehold, from the date of site award in April 2026.
Which MRT stations are near Kallang Close?
Kallang MRT Station (East-West Line) and Bendemeer MRT Station (Downtown Line) are both within walking distance of the Kallang Close site.
Why is this site significant?
It will be the first private residential development in the predominantly industrial Kallang Close precinct in approximately 12 years. The site has Kallang River waterfront frontage and sits within the broader Kallang Area Master Plan transformation zone, including the Kallang Alive sports and leisure precinct.
When will the Kallang Close condo be completed?
Based on typical construction timelines for a 99-year leasehold project of this scale, the estimated target for a Temporary Occupation Permit (TOP) is approximately 2030–2031. The official construction schedule will be confirmed after the site is formally awarded and planning approval obtained.
Interested in the Kallang Close launch? Register for early updates.
This article is for general informational purposes only and does not constitute financial or investment advice. Property prices are projections based on analyst estimates at the time of writing; actual launch prices will depend on market conditions at the time of launch. All figures cited are based on publicly available GLS tender results and URA data as at 20 April 2026. No marketing agency is named in connection with this development.
Quick Answer: In Q1 2026, HDB resale prices fell 0.1% — the first quarterly decline in seven years. Yet 412 flats changed hands at S$1 million or more, a new all-time quarterly record. The headline dip and the record premium sales are both real; they just reflect different segments of the same market.
Singapore’s HDB resale market delivered a headline that surprised many commentators on 1 April 2026: the Resale Price Index fell 0.1% quarter-on-quarter — the first decline since Q2 2019. In the same breath, the Housing and Development Board confirmed that 412 flats had sold for S$1 million or above in the same three months, eclipsing the prior record of 351 set in Q4 2025.
The juxtaposition is not a contradiction. It is a portrait of a two-speed resale market: broad price moderation driven by cooling-measure discipline, overlaid by an accelerating premium segment concentrated in a handful of mature estates.
The Numbers at a Glance
Metric
Q1 2026
Q4 2025
Change
HDB Resale Price Index (RPI)
203.4
203.6
−0.1% QoQ
Total resale transactions
6,179
6,473
−4.5% QoQ
Million-dollar transactions
412
351
+17.4% QoQ
Million-dollar share of total
6.7%
5.4%
+1.3 pp
S$1.7M all-time record
Dawson Rd 5-room (Feb 2026)
—
New benchmark
The overall RPI decline is technically modest — 0.1 percentage point — and should be understood in the context of seven consecutive quarters of price growth. Analysts at Knight Frank and JLL have characterised the dip as a “soft landing” rather than a structural correction, pointing to policy-driven affordability guardrails: the Mortgage Servicing Ratio (MSR) cap of 30%, Enhanced CPF Housing Grant (EHG) eligibility reviews, and the 15-month wait-out period for private downgraders.
Why Are Million-Dollar Transactions Still Rising?
Overall resale volume has eased while the share of million-dollar transactions has climbed steadily.
The premium segment operates on different fundamentals. Million-dollar HDB flats are almost entirely concentrated in a narrow band of mature estates — Queenstown, Toa Payoh, Bukit Merah, Ang Mo Kio and Bishan — where flat supply is structurally constrained, location premiums are well-established, and buyer profiles skew towards upgraders and cash-rich upsizers.
Several structural factors underpin the record:
Supply scarcity in mature estates. Large flats (5-room and executive) in central locations such as Queenstown and Toa Payoh are finite. As older owners pass on or move to assisted-living arrangements, each resale becomes a competition between multiple qualified buyers.
Private-market spillover. Buyers priced out of District 9–10 condos at S$2,500–3,500 psf are finding that a large, well-located HDB flat at S$1.0–1.4 million still represents value on a per-square-foot basis (often below S$900 psf).
The Dawson effect. The award-winning SkyParc @ Dawson and the broader Dawson precinct continue to set benchmarks. The S$1.7 million February 2026 transaction for a 5-room flat in Dawson Road is now the all-time national record for any HDB resale flat.
Diminished Alternative Housing Supply (DAHS) effect. New private condo launches fell ~60% QoQ in Q1 2026; with fewer new options, HDB upgraders are staying put or competing harder for premium resale flats.
The S$1.7 Million Record: Unpacking the Dawson Road Transaction
The record-setting flat is a 5-room unit along Dawson Road in Queenstown. At S$1.7 million, it surpasses the previous record of S$1.588 million set in 2023 and represents a premium of roughly 65–70% over the average 5-room flat price island-wide (approximately S$610,000–640,000). The buyer paid predominantly in cash above valuation, reflecting both the location’s scarcity value and the unit’s large floor area (approximately 113 square metres).
Queenstown holds a unique position: it was Singapore’s first public-housing satellite town, developed from the 1950s onwards, and retains some of the densest concentrations of MRT-accessible, well-maintained mature flats in the city. Its proximity to Alexandra, Buona Vista, and the upcoming Greater Southern Waterfront corridor ensures continued demand from professionals and dual-income households.
Top Estates Driving Million-Dollar Transactions
Queenstown, Toa Payoh, and Bukit Merah account for the majority of S$1M+ HDB resale flats in Q1 2026.
The concentration of premium transactions in five mature estates is a structural feature of the market, not a temporary anomaly. About 90% of million-dollar HDB transactions since 2021 have occurred in the core central and near-city estates, according to HDB transaction data. This geographic concentration has two implications:
Policy relevance: The data does not indicate broad HDB price inflation. The 90% of the market transacting below S$1 million is where the cooling measures are working as intended.
Buyer planning: Aspiring premium HDB buyers need to consider that million-dollar transactions in these estates are now the norm rather than the exception. Budget planning, CPF usage limits, and stamp duty calibration (BSD applies to HDB resale transactions too) are essential.
What the HDB Resale Price Dip Actually Means
The 0.1% dip in the RPI is historically significant — it is the first in 28 quarters — but it is marginal in absolute terms. It does not imply that HDB flat prices are about to fall sharply. Key counterpoints:
Volume decline, not distress: The 4.5% QoQ drop in transactions (6,179 vs 6,473) reflects seasonality and reduced new-flat completions, not seller distress or forced selling.
Full Q1 2026 data on 24 April 2026: URA and HDB will release complete Q1 2026 real estate statistics on 24 April 2026. The flash estimate (released 1 April) covers caveats lodged up to 30 March — the final data will capture some additional March transactions.
Policy signals are neutral: MAS and MND have not signalled any relaxation of cooling measures, nor any tightening. The market is operating within the intended guardrails.
June 2026 BTO exercise: HDB’s June 2026 sales exercise will offer approximately 6,900 flats across Ang Mo Kio, Bishan, Bukit Merah, Sembawang and Woodlands. Increased BTO supply provides an alternative for first-timers, which may further moderate resale volumes in the lower price bands.
Practical Implications for HDB Resale Buyers and Sellers
If you are buying a resale flat
The flat price dip provides a marginal negotiating advantage in the broad market, but this advantage does not extend to million-dollar premium flats in mature estates, where demand continues to outstrip supply. Buyers targeting Queenstown, Toa Payoh or Bukit Merah 5-room units should budget above S$1 million and ensure their CPF Ordinary Account balance and cash savings can cover cash-over-valuation (COV), which remains common in these sub-markets.
If you are selling a resale flat
Sellers in non-mature estates may find price expectations need modest recalibration, particularly for 3-room and smaller flats where supply from BTO completions is increasing. Sellers of large flats in prime mature estates remain in a strong position — Q1 2026 data confirms undiminished buyer appetite for well-located units.
If you are a private-property buyer watching the HDB market
The correlation between HDB premium prices and private OCR/RCR condo prices is real but lagged. The current HDB resale dip has not yet translated into private price weakness — private non-landed prices rose 0.4% QoQ in Q1 2026. Monitoring both indices over Q2 2026 will be instructive.
Frequently Asked Questions
How many HDB flats sold for S$1 million or more in Q1 2026?
412 flats, the highest quarterly total on record. This is up 17.4% from the previous quarter’s 351 transactions.
What is the most expensive HDB flat ever sold?
As of Q1 2026, a 5-room flat along Dawson Road in Queenstown that sold for S$1.7 million in February 2026. This surpassed the prior record and set a new national benchmark across all flat types.
Did HDB resale prices fall in Q1 2026?
Yes. The Resale Price Index (RPI) declined 0.1% quarter-on-quarter in Q1 2026, the first quarterly fall since Q2 2019 (seven years). The full Q1 2026 HDB data is scheduled for release by HDB on 24 April 2026.
Why are million-dollar HDB transactions rising even as prices dip?
The overall price dip reflects broad market moderation in non-mature estates and smaller flat types, while the million-dollar segment is driven by structurally scarce supply in mature estates such as Queenstown and Toa Payoh. The two trends coexist because they serve different buyer segments.
Which HDB estates have the most million-dollar transactions?
Queenstown, Toa Payoh, Bukit Merah, Ang Mo Kio, and Bishan account for the vast majority of million-dollar HDB resale transactions. Approximately 90% of all such transactions are in mature, centrally-located estates.
Are HDB cooling measures being relaxed?
No. As of April 2026, there has been no policy signal from MAS, MND or HDB indicating any relaxation of the Mortgage Servicing Ratio (MSR) cap, Additional Buyer’s Stamp Duty (ABSD) rates, or loan-to-value (LTV) limits applicable to HDB resale purchases.
How does the HDB price dip affect private property?
Private non-landed residential prices rose 0.3% QoQ in Q1 2026 despite the HDB dip, representing a divergence between the two markets for the first time since Q2 2019. Analysts regard this as a soft-landing scenario rather than a leading indicator of private price weakness.
Have questions about HDB resale prices or upgrading strategy?
This article is for general informational purposes only and does not constitute financial, legal or property advice. Property prices and market conditions change; readers should conduct their own due diligence or consult a licensed property professional before making any investment decision. All figures cited are based on HDB and URA flash estimates for Q1 2026 released 1 April 2026; full statistics will be published 24 April 2026.
Springleaf Residence is a 941-unit leasehold condominium at Upper Thomson Road, District 26 — jointly developed by GuocoLand and Hong Leong Holdings, launched on 15–16 August 2025 and selling 870 of 941 units (92%) over the first two days at an average of S$2,175 psf. The second best-selling project by unit count in the whole of 2025 after ParkTown Residences, Springleaf Residence was the defining OCR launch of the year: five 25-storey residential towers plus a 4-storey gazetted conserved building, set beside Springleaf Forest on the Thomson-East Coast Line. It sits less than a 2-minute walk from Springleaf MRT (TEL), and its design is anchored around a radical commitment to biodiversity preservation, native plant species and community engagement with the adjacent nature park. This page captures the developer-confirmed specifications, pricing, layout options, and our analysis of what positions Springleaf Residence as a landmark OCR development for 2025–2026.
Figure 1: Springleaf Residence — five 25-storey towers beside Springleaf Forest at Upper Thomson Road. Artist’s impression by GuocoLand and Hong Leong Holdings.
Why Springleaf Residence matters for the 2026 OCR market
Upper Thomson Road has undergone a remarkable transformation since the Thomson-East Coast Line (TEL) opened its Central region stations in 2021–2022. The stretch between Springleaf MRT and Upper Thomson Road MRT is now a established F&B corridor — the ‘Upper Thomson Village’ strip of hawker centres, family restaurants and independent cafes has attracted a younger demographic who prize walkable neighbourhood living over the CCR’s flash. GuocoLand’s Springleaf GLS site acquisition was its most consequential Singapore OCR bet in a decade, paying a land price that implied a breakeven in the S$2,000+ psf range.
The launch outcome — 870 units sold (92%) at an average of S$2,175 psf in 48 hours — was one of the most decisive validations of OCR demand in recent Singapore property history. For context: Parktown Residences (Tampines North, 1,193 units, February 2025) sold 1,041 units (87%) at launch; Springleaf sold a marginally higher percentage. Both projects benefited from pent-up OCR demand following a period of limited supply in the north and upper-central corridor, and from the TEL’s progressive commissioning making these neighbourhoods genuinely connected to the city core. The unique selling point that moved Springleaf beyond ‘good transport node’ into ‘destination in its own right’ was the conserved building and the forest interface.
Quick facts — Springleaf Residence at a glance
Project Name
Springleaf Residence
Developer
GuocoLand (Singapore) Pte. Ltd. & Hong Leong Holdings Limited (JV)
759 lots (753 + 8 EV + 6 accessible) at Basement 1 and 2
Architect
ADDP Architects LLP
Landscape Architect
Ortus Design Pte. Ltd.
Main Contractor
China Construction (South Pacific) Development Co Pte Ltd
Conservation Consultant
Studio Lapis Conservation Pte Ltd
Interior Design (amenities)
Multiversity Architects and Planners Studio Pte Ltd
Expected TOP
2H 2029
Expected Notice of VP
31 December 2031
Unit mix — 2-bedroom to 5-bedroom (+ conserved building units)
Springleaf Residence’s unit mix is designed for genuine families and upgraders rather than the investor-heavy compact formats common in CCR launches. There are no studio or 1-bedroom units in the residential towers. The smallest unit in the tower blocks is a 2-bedroom (from approximately 54 sqm), and the range extends to spacious 5-bedroom units at 135 sqm (1,453 sqft). The 32 units in the gazetted conserved building are a unique product — adapted from a former school classroom block, with a 4-storey heritage building character, 3.4m floor-to-floor heights at Level 1, and URA Conservation Board-approved interior designs.
Unit Type
Type Codes
Size (sqm)
Size (sqft)
Approx. Units
Kitchen Notes
2 Bedroom
B1, B2 (and variants)
54–60
581–646
~180
Induction hob, SMEG appliances
3 Bedroom
C1–C8, CC1, CC2 (and variants)
76–94
818–1,012
~310
Gas hob (C3+), double-door fridge
4 Bedroom
D1, D2
114
1,227
~220
Gas hob, flexible bedroom layout option
5 Bedroom
E1, E2
135
1,453
~90
Gas hob, flexible bedroom adjacent to L&D
Conserved Building
AC1, BC1 etc.
Various
Various
32
Electric hob, Daikin multi-split (VRV)
Total
941
Figure 4: Floor plan — 2-Bedroom unit (Type B2, 60 sqm / 646 sqft) with herringbone vinyl floors, open pantry, DB with shoe cabinet and robot-vacuum space, and ceiling fan.
Pricing — S$2,175 psf average; 92% sold at August 2025 launch
Springleaf Residence was priced as a premium OCR product — above typical Woodlands and Sembawang benchmarks (S$1,600–1,900 psf) but below the CCR/RCR boundary. At an average of S$2,175 psf, the development commanded a premium justified by the TEL connectivity, the forest interface, and the uniqueness of the conserved building. The launch sell-through rate of 92% in 48 hours — with 870 of 941 units sold — suggests pricing was calibrated at or slightly below the maximum the market would absorb, consistent with GuocoLand’s disciplined launch strategy.
Unit Type
Price From
PSF From
Target Buyer
2 Bedroom (from 581 sqft)
from S$860,000
from S$1,480 psf (1BR equiv.) / ~S$1,480 psf
Investors, young couples
2 Bedroom (646 sqft B2)
from ~S$1.08M
from ~S$1,670 psf
Young couples, singles
3 Bedroom (818–1,012 sqft)
from S$1.62M
from ~S$1,601 psf
Young families, HDB upgraders
4 Bedroom (1,227 sqft)
from S$2.45M
from ~S$1,996 psf
Larger families
5 Bedroom (1,453 sqft)
from ~S$3.00M
from ~S$2,064 psf
Multi-gen households
Note: Prices based on August 2025 launch data from publicly available media sources. Balance units if any may differ. Average launch PSF was S$2,175 psf. Verify current availability directly.
10 highlights of Springleaf Residence
92% sold at launch (870/941 units) — second best-selling project by unit count in Singapore in 2025, behind only Parktown Residences. Exceptional market validation for an OCR launch.
Less than 2-minute walk to Springleaf MRT (TEL) — sheltered walkway access; the Thomson-East Coast Line connects to Caldecott, Bishan (NS interchange), Newton (NS/DT interchange) and the CBD.
Forest interface — adjacent to Springleaf Nature Park — a genuine nature buffer, not a marketing concept. Environmental Impact Assessment conducted; 2-metre solid forest-boundary wall and no fruit-bearing trees to manage macaque risk.
Gazetted conserved building — 32 units in the former school building adapted for residential use, with URA Conservation Board oversight. A one-of-a-kind heritage residential product in Singapore.
More than 50% native Southeast Asian plant species — GuocoLand’s biodiversity commitment goes beyond typical developer greenery; native plants attract local fauna and reduce irrigation needs.
Sky Terraces on Levels 9 and 16/20 of every block — each sky terrace contains a Sky Lounge, Gourmet Lounge, Lookout Cocoon, Work Corner and Chill Out Terrace; over 10 sky amenity facilities per tower.
ECA House clubhouse + Springleaf Club (in conserved building) — two distinct community spaces: ECA House with Celebrity Kitchen and multi-function rooms; Springleaf Club with Gym, Co-working studio and Craft (Makerspace) room.
SMEG appliances across all tower units — Italian SMEG kitchen appliances, Franke sink and tap, ROCA sanitary ware, Daikin fan-coil units (towers) and Daikin VRV (conserved building).
Smart home integration — smart lighting, smart aircon, smart HFAD, smart motion sensor, facilities booking, visitor community pass (VCP) and other smart community features standard.
Solar panels on all roof levels — roof-mounted solar panels offset part of the common facilities’ electricity consumption, contributing to lower maintenance fees over time.
Connectivity — Springleaf MRT and Upper Thomson Road
Figure 6: Location — Springleaf Residence is less than a 2-minute walk from Springleaf MRT (TEL), with Upper Thomson Road F&B directly accessible and the Central Expressway (CTE) nearby.
Springleaf MRT (Thomson-East Coast Line, TEL) is the development’s anchor transport link, at approximately 110 metres (less than 2 minutes’ walk) from the side gate. The TEL connects Springleaf northward to Woodlands (5 stops), South to Caldecott (Botanic Gardens / CCL interchange, 3 stops), Bishan (North-South Line interchange, 5 stops), and eventually to the CBD (Orchard, approximately 11 stops). By car, the Central Expressway (CTE) provides direct access to the CBD (approximately 20 minutes in off-peak conditions).
Destination
Distance / Time
Springleaf MRT (Thomson-East Coast Line)
<2-minute walk (110m, sheltered)
Upper Thomson MRT (TEL)
~3 stops north
Bishan MRT (NS/CC interchange)
~5 stops south
Newton MRT (NS/DT interchange)
~7 stops south
Orchard MRT (NS Line)
~9 stops south
Upper Thomson Road F&B strip
5-minute walk
Thomson Nature Park
Directly adjacent
Mandai Wildlife Reserve
10-minute drive
Woodlands Checkpoint (JB)
20-minute drive
CBD / Raffles Place
20-minute drive (CTE)
Lifestyle — Upper Thomson Village, nature parks and family living
Figure 2: Aerial view — Springleaf Residence nestled beside Springleaf Forest, with Upper Thomson Road and the MRT station visible in the distance.
Upper Thomson Road has quietly evolved into one of Singapore’s most liveable neighbourhood corridors. The ‘Upper Thomson Village’ F&B strip — within a 10-minute walk — includes local hawker stalwarts, specialty coffee, Japanese dining, and independent restaurants that attract a cross-demographic crowd. Thomson Nature Park, adjacent to the development, is a gazetted nature reserve with Bishan-AMK Park connector paths and trail access to MacRitchie Reservoir. Mandai Wildlife Reserve (Singapore Zoo, River Wonders, Night Safari, Bird Paradise) is a 10-minute drive. For families, the proximity to the Lower Seletar Reservoir and the future Springleaf New Town master-planned precinct (which includes new HDB towns, schools and community infrastructure) makes the investment thesis compelling over a 10-year horizon.
Facilities — sky terraces, ECA House and forest-integrated grounds
Figure 3: Facilities overview — sky terrace amenity levels on each tower plus the ECA House clubhouse and Springleaf Club in the conserved school building.
The Springleaf Residence facilities design is structured around three tiers. At the ground level: a main pool (size TBC), outdoor gym, tennis courts, and community spaces. At sky terrace levels (Level 9 and Level 16 for Blocks 811/813/817/819; Level 13 and Level 20 for Block 815), each floor has a Sky Lounge, Gourmet Lounge, Lookout Cocoon, Work Corner and Chill Out Terrace — a total of 10 sky amenity spaces per tower, and 50 sky amenity spaces across the five towers. The ECA House (clubhouse) features a Celebrity Kitchen and three multi-function rooms (capacity: 10–8 pax each, combinable). The Springleaf Club in the conserved building hosts the development’s Gym (4.6m × 12m), a Study/Co-working room (L2, capacity 20), and a Craft/Makerspace (L3, capacity 13–15). BBQ pits are provided on every sky terrace. Steam room at Level 1 changing room.
Biodiversity and the conserved building — what makes this development unique
Figure 5: Biodiversity design — a 2-metre solid forest-boundary wall, native plant species (50%+ of landscape), ecological corridors and bird-strike glass treatments reflect GuocoLand’s environmental commitment.
Springleaf Residence is the most environmentally differentiated residential development in Singapore’s OCR market in recent years. GuocoLand commissioned a comprehensive Environmental Impact Assessment (EIA) — a first for a Singapore private residential development — to assess impact on the adjacent Springleaf Forest. Specific biodiversity measures include: a 2-metre-high solid wall along the forest-facing boundary (to manage macaque and monitor lizard access); slanted ledges at Level 1; avoidance of large canopy trees and fruit-bearing trees near building blocks; more than 50% native Southeast Asian plant species; and imprinted bird-strike patterns on external glass from Levels 1–11. Educational and interpretive trails within the development connect residents to the forest ecosystem. Guocoland also obtained a S$847 million green financing facility (reported May 2025) for the development — one of the largest in Singapore residential history.
The gazetted conserved building — a 4-storey former school classroom block — adds an irreplaceable heritage character to the site. Studio Lapis Conservation Pte Ltd managed the conservation brief; the interiors have been adapted into 32 residential units (types AC1, BC1 and others) with materials and finishes approved by URA Conservation Board. The conserved building uses Daikin VRV (multi-split) air-conditioning rather than fan-coil units, Johnson Suisse sanitary ware for WCs, and Schmied fittings. Residents of the conserved building units also access the Springleaf Club within the building itself.
Developer — GuocoLand (Singapore) and Hong Leong Holdings
GuocoLand (Singapore) Pte. Ltd. is the Singapore real estate arm of Hong Kong-listed GuocoLand Limited, itself a subsidiary of Malaysian conglomerate Guoco Group (Quek Leng Chan). GuocoLand’s flagship Singapore developments include Midtown Modern (D07, Bugis), Lentor Mansion (D26, with Intrepid Investments), and the integrated Martin Modern (D09). The Springleaf Residence partnership with Hong Leong Holdings — the unlisted residential arm of the Hong Leong Group (Kwek Leng Beng) — mirrors the two groups’ long history of co-development on large-scale Singapore GLS sites. Their combined track record spans thousands of OCR units with a reputation for timely delivery and quality construction. Springleaf Residence’s main contractor, China Construction (South Pacific) Development Co Pte Ltd, was also the contractor for Lentor Mansion.
Sustainability — solar panels, green financing and APCS construction
Springleaf Residence uses APCS (Advanced Precast Concrete System) construction — a variant of the precast building system that reduces on-site labour, construction waste and noise pollution. Solar panels are installed on the roof of all five towers to offset common facilities electricity consumption. GuocoLand secured a S$847 million green loan facility specifically for this development, reflecting institutional recognition of its biodiversity and environmental credentials. Low-VOC materials and paints are used throughout, and more than 50% of plant species are native Southeast Asian species. The development targets a BCA Green Mark certification, though the specific category was not disclosed in the factsheet at time of publication.
Timeline — key dates at a glance
GLS Land Award
2024 (Upper Thomson Road GLS tender)
Land Tenure Commencement
15 July 2024
Green Financing Secured
~May 2025 (S$847M facility, GuocoLand)
VVIP Preview
~13 August 2025
Public Launch
15–16 August 2025 (870/941 units sold at avg S$2,175 psf)
Expected TOP (Vacant Possession)
2H 2029
Expected Notice of VP
31 December 2031
Frequently asked questions — Springleaf Residence
What is the average price per square foot at Springleaf Residence?
The average transacted price at the August 2025 launch was S$2,175 psf. Indicative pricing starts from approximately S$860,000 for the smallest 2-bedroom units (around 388–420 sqft, compact 2BR variants), from S$1.08M for standard 2-bedrooms (646 sqft), from S$1.62M for 3-bedroom units and from S$2.45M for 4-bedroom units. The psf range across different unit types and floors runs approximately S$1,480–S$2,400 psf, with higher floors and forest-facing stacks commanding premiums.
How far is Springleaf Residence from the MRT?
Springleaf MRT (Thomson-East Coast Line, TEL) is approximately 110 metres from the development’s side gate — less than a 2-minute sheltered walk. This is one of the closest MRT connections of any new-launch condo in the OCR corridor. The TEL provides direct connections to Caldecott (CCL interchange), Bishan (NS interchange), Newton (NS/DT interchange), Stevens (DT interchange) and onward to the CBD.
What are the unique biodiversity features of Springleaf Residence?
Springleaf Residence underwent a full Environmental Impact Assessment (EIA) — a first for a Singapore private residential development. Features include: a 2-metre solid wall along the forest boundary to manage wildlife access; more than 50% native Southeast Asian plant species in landscaping; ecological corridors and wildlife connectivity design; bird-strike protective glass patterns on Levels 1–11; no fruit-bearing trees or large canopy trees near building blocks; and an S$847 million green financing facility for the development. The developer’s approach was informed by a Biodiversity Specialist (Camphora Pte Ltd) alongside the standard landscape architect (Ortus Design).
What is the gazetted conserved building?
The conserved building is a 4-storey former school classroom block on the Springleaf Residence site, gazetted by URA for conservation. Studio Lapis Conservation Pte Ltd managed the conservation brief, and the building’s interiors have been adapted into 32 residential units. These units have unique characteristics: 3.4m floor-to-floor heights (vs 3.15m in the towers), Daikin VRV multi-split air-conditioning, Johnson Suisse sanitary ware, and pre-selected URA Conservation-approved window and blind designs for purchasers. The ground floor of the conserved building houses the Springleaf Club community facility.
What are the smart home features at Springleaf Residence?
All units come with smart lighting control, smart aircon control, smart Home Fire Alarm Device (HFAD), smart motion sensor, and connections to the smart community platform (which includes facilities booking, visitor community pass (VCP), and other services). The development uses digital locksets for all unit main doors. Daikin Fan Coil Units (FCU) serve the tower units; the conserved building uses Daikin VRV systems. EV charging is available at 8 lots in Basement 1.
Is Springleaf Residence suitable for families?
Yes — Springleaf Residence is one of Singapore’s best-positioned OCR developments for families. The unit mix starts at 2-bedroom and goes up to 5-bedroom, with flexible layouts available in 4BR and 5BR units. Thomson Nature Park and Springleaf Forest are adjacent; Bishan-Ang Mo Kio Park is accessible via connector paths. Schools nearby include Ai Tong School, Raffles Institution (Secondary) and a range of primary schools within driving distance. The development’s biodiversity and nature-park character makes it a genuinely distinctive environment for children to grow up in.
What kitchen appliances are provided?
SMEG Italian kitchen appliances are standard across all units, with Franke sinks and taps. All units receive a built-in oven and washer-cum-dryer. Units with induction hobs (Types C1, C2, AC1, BC1, B1, B2) also get an integrated fridge. Units with gas hobs (Types C3–C8, D, E, CC1, CC2) get a double-door fridge. Gas pipe provision is available for all 3BR+ (C3 and above) units. 2BR units in the towers use electric storage tank water heaters; 3BR+ use gas heaters.
What floor-to-ceiling heights can residents expect?
Tower blocks have floor-to-floor heights of 3,500mm at Level 1 and 3,150mm from Level 2 to Level 25. Effective ceiling heights (below slab/ceiling board) in living and dining areas are approximately 2.7–2.9m depending on unit type and floor. The conserved building has floor-to-floor heights of 3,400mm at Levels 1–4 (with the Level 4 roof pitch averaging approximately 3,000mm). Specific ceiling heights by room and unit type are detailed in Annex A of the factsheet.
Are there any wildlife risks from the adjacent forest?
The development has specifically engineered against wildlife incursion from the adjacent Springleaf Forest. A 2-metre solid boundary wall runs the full length of the forest-facing perimeter. Slanted ledges at Level 1 prevent animals from scaling the structure. There are no fruit-bearing trees on the ground floor to reduce wildlife attraction. Bird-strike protective glass patterns are provided on selected units at Levels 1–11. GuocoLand is transparent that some wildlife encounters are possible, and has implemented measures proportionate to the risk. Residents can also access Thomson Nature Park trails — but there is no direct gate from the development into the forest.
What is the maintenance fee estimate?
The factsheet quotes a maintenance fee rate of S$2.31 per share value per month, split between the Main MC (S$0.79) and Sub MC (S$1.52). Based on a typical 2-bedroom unit share value (around 5–6 shares), the estimated monthly maintenance fee is approximately S$388; for a 3-bedroom, approximately S$545. These are estimates and will be set formally by the Management Corporation at its first AGM after TOP.
What is the expected completion date?
The expected TOP (Vacant Possession) is in the second half of 2029 (stated as 2H 2029 in the factsheet). The Notice of Vacant Possession is expected by 31 December 2031. Buyers on progressive payment should note that the final 15% becomes payable on VP; the main construction milestones (foundation, structural, roofing, partition, completion) trigger earlier payment instalments under the standard Singapore housing developer rules schedule.
	B2B73; Enquire about Springleaf Residence For balance units, floor selection, and pricing, send us a WhatsApp enquiry: WhatsApp us about Springleaf Residence
Disclaimer: This article is for general informational purposes only and does not constitute financial, legal, or property advice. All facts, unit mix data, and pricing information are based on developer-released materials and publicly available media sources (EdgeProp, The Edge Singapore, 99.co) as at April 2026 and may have changed. Prices, availability, and project details are subject to change without notice. Always verify current details directly with the developer or your appointed estate agent. LovelyHomes.com.sg is not the developer of Springleaf Residence and is not authorised to sell units on behalf of the developer. Consult a licensed property agent and independent financial adviser before making any purchase decision.
