Springleaf Residence Upper Thomson 2025: OCR D26 New Launch by GuocoLand (941 units, 92% Sold at Launch)
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.
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) |
| Address | Blocks 811–821 Upper Thomson Road, Singapore (D26) |
| Region & District | OCR — District 26 (Mandai / Upper Thomson) |
| Land Tenure | 99-year leasehold commencing 15 July 2024 |
| Site Area | 32,023.7 sqm (344,700.2 sqft) |
| No. of Blocks | 5 residential towers + 1 conserved building (4-storey) |
| Total Units | 941 dwelling units (909 in towers + 32 in conserved building) |
| Tower Height | 25 storeys / 83.37m; Conserved Building: 4 storeys / 15m |
| Site Coverage | 22.98% |
| Construction Method | APCS (Advanced Precast Concrete System) |
| Carpark | 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 |
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
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
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
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
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.
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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.