Springleaf Residence Review 2026: Singapore’s Forest-Integrated New Launch at Upper Thomson
Springleaf Residence is one of the most distinctive new launches of 2026 — a 941-unit development nestled alongside the Springleaf Forest on Upper Thomson Road in District 26. Developed by GuocoLand under the vision of “Forest in a Home, Home in a Forest,” it is Singapore’s first residential project built around a gazetted Conserved Building and a native-forest conservation initiative that actively engages residents in ecological stewardship. With Springleaf MRT (Thomson-East Coast Line) under 110 metres from the side gate, and the Seletar Expressway (SLE) on the doorstep, the project balances nature-immersive living with genuine metropolitan connectivity.
Quick Answer — Springleaf Residence at a Glance
- Address: Upper Thomson Road, Singapore — District 26 (Mandai & Upper Thomson)
- Developer: GuocoLand Limited
- Total units: 941 across 5 residential towers plus a 4-storey heritage Conserved Building
- Tenure: 99-year leasehold from 15 July 2024
- Estimated TOP: 2nd Half 2029; VP by 31 December 2031
- Nearest MRT: Springleaf (TEL) — approx. 110 m (<2 minutes on foot)
- Unit sizes: 2-bedroom from 49 sqm / 527 sqft up to 5-bedroom at 137 sqm / 1,475 sqft
- Unique selling point: Singapore’s first development integrating an active forest-conservation and biodiversity programme into its residential design
Location & Connectivity — Why Upper Thomson is Having a Moment
Upper Thomson Road has quietly become one of the most talked-about residential addresses in Singapore. The opening of the Thomson-East Coast Line (TEL) has transformed this tree-lined northern corridor from a sleepy suburban stretch into a well-connected, mid-North node that links residents seamlessly to the city core. Springleaf MRT (TE7) is the nearest station — a measured 110 metres from the development’s side gate, meaning most residents will reach the platform in under two minutes on foot.
The TEL provides direct access southward through Caldecott, Stevens, and Napier to Shenton Way and Marina Bay; northward the line connects to Upper Thomson community amenities and onward to Woodlands and eventually Johor Bahru once the Johor Bahru–Singapore Rapid Transit System (RTS) Link opens. By road, the Seletar Expressway (SLE) borders the southern edge of the site, providing fast access to the PIE, CTE, and the city. Thomson Plaza, a neighbourhood mall with Cold Storage and a cluster of well-loved food and beverage outlets, is minutes away, and the legendary Upper Thomson hawker corridor — wonton mee, bak kut teh, roti prata — forms a cherished backdrop for daily living.
For families, the area is well-served by schools including Ai Tong School, CHIJ Primary (Toa Payoh), and Anderson Secondary, while the Marymount and Bishan precincts are a short drive or two TEL stops away. The forthcoming Springleaf new town, which URA has planned as Singapore’s most eco-sensitive township, will add amenities, green corridors, and a future residential community around the site over the coming decade.
Development Overview & the Forest Conservation Concept
Springleaf Residence occupies a 32,023.7-sqm site and is sited beside the Springleaf Forest, a significant patch of secondary rainforest adjacent to the Central Catchment Nature Reserve. GuocoLand’s design brief, developed with ADDP Architects LLP, starts from ecological sensitivity rather than treating nature as ornament. Key design principles include:
- Forest buffer zone: A defined setback from the forest boundary limits encroachment on the native ecosystem.
- Wildlife-sensitive design: A 2-metre-high solid wall along the forest-facing edge with slanted ledges at Level 1 discourages macaque entry; no fruit-bearing trees on the ground floor.
- Native plant palette: More than 50% of the plant species used in landscaping are native to Southeast Asia, reinforcing ecological connectivity and supporting local biodiversity.
- Community biodiversity programme: Residents participate in native-forest regeneration initiatives; educational interpretive trails and workshops are embedded in the ground-floor design through the ECA House.
- Conserved Building: The former school block — a gazetted 4-storey heritage building — has been adapted into 32 residential units and communal spaces including a gym, a co-working study room, and the Craft Makerspace, with original brick walls and cast-iron downpipes restored.
The five residential towers stand at 25 storeys (83.37 m) with a site coverage of just 22.98%, leaving an unusually generous ground plane of open landscape, forest boardwalks, bird hides, and communal gardens. From Level 5 and above, residents in forest-facing stacks enjoy unobstructed treetop views towards the Springleaf Forest — a rarity in Singapore’s dense residential landscape.
Unit Mix, Sizes & Floor Plans
Springleaf Residence offers one of the broadest unit mixes in recent Singapore new-launch memory, spanning from compact 2-bedroom apartments in the tower blocks to spacious 3-bedroom heritage units in the Conserved Building. The sizing is notably generous by contemporary standards — a 4-bedroom at 114 sqm (1,227 sqft) and a 5-bedroom at 135 sqm (1,453 sqft) would comfortably accommodate multi-generational households.
The showflat configurations — a 2-bedroom Type B2 (646 sqft), 3-bedroom Type C3 (904 sqft), 4-bedroom Type D1 (1,227 sqft), and 5-bedroom Type E1 (1,453 sqft) — illustrate the developer’s intention to serve a broad buyer spectrum from young couples to large families. Finishes include Motley Altamont MT04 porcelain tiles in the living areas, Wood Culture WE66H Monsoon Grey vinyl flooring in the bedrooms, and Journey Sarek Anti-slip Ret porcelain tiles in the wet areas — all delivering a restrained, nature-attuned material palette that complements the forest setting.
Facilities & Lifestyle
The facilities at Springleaf Residence occupy both the ground plane and two levels of sky terraces per tower. On the ground, residents have access to a 50-metre lap pool (12.5 × 50 m, 1.2 m depth), a spa pool (8 × 30 m, 0.9 m depth), a leisure pool (10 × 20 m, 1.2 m depth), a wading pool, and a hydrotherapy pool. A 125-metre running track, recreational tennis court, recreational court, boccee ball lawn, taichi lawn, outdoor gym, and a 50-metre jogging trail wind through the landscaped grounds alongside forest boardwalks, bird hides, a bio-pond, and an allotment garden.
The ECA House at the Conserved Building anchors community life with a Celebrities’ Kitchen (function dining), three multi-function rooms (8–10 pax each), and a craft room Makerspace on the top floor. Sky terraces at the 9th and 16th storeys (Blocks 811/813/817/819) and the 13th and 20th storeys (Block 815) each feature a Sky Lounge, Gourmet Lounge, Lookout Cocoon, Work Corner, and Chill-Out Terrace with electric BBQ pits. Security is card-access throughout; digital locks secure individual units.
Green Features & Sustainability
A comprehensive Environmental Impact Assessment (EIA) informed every design decision. Solar panels on all block rooftops offset a portion of common-area electricity consumption. The use of sustainable building materials, low Volatile Organic Compound (VOC) finishes, and construction methods that minimise disruption to the adjacent forest ecosystem all contribute to a development that aims to be BCA Green Mark-rated. More than half of all plant species are native to Southeast Asia, supporting pollinator networks and native fauna corridors into the broader Central Catchment ecosystem.
Developer Profile — GuocoLand
GuocoLand Limited is a subsidiary of Hong Leong Group Malaysia’s GuocoGroup and has established a strong Singapore presence through projects including Wallich Residence (Guoco Tower, the tallest residential tower in Singapore), Martin Modern, Midtown Bay, and Midtown Modern. The developer secured the Upper Thomson Road (Parcel B) site in the Government Land Sales (GLS) programme and subsequently obtained a S$847 million green loan facility for the project — one of the largest green-financing packages for a residential development in Singapore, underscoring GuocoLand’s commitment to sustainable development outcomes.
Investment Considerations & Market Context
The Q1 2026 URA flash estimate recorded a 0.3% quarter-on-quarter increase in private residential prices, with the Outside Central Region (OCR) — which includes District 26 — leading growth at 1.3% q-o-q. Against a 2026 launch pipeline of approximately 8,100 units across 17 projects (a 30% year-on-year drop from 2025), well-positioned new launches continue to attract robust buyer demand, with several 2026 launches recording 90%+ take-up rates at launch weekend.
Springleaf Residence’s investment case rests on several pillars: a scarce, genuinely nature-adjacent address that cannot be replicated once the forest buffer is locked in; walking-distance access to a TEL station that connects directly to the CBD and Marina Bay; GuocoLand’s track record delivering mixed-use landmarks; and the long-term township uplift as the Springleaf new town matures. Buyers seeking forest-facing stacks at Level 5 and above should note the early premium — these units consistently command a higher price per square foot — but the view corridor towards the Springleaf Forest is protected by the buffer-zone covenant, meaning the outlook is unlikely to be built out.
Buyer Eligibility & ABSD Implications
Springleaf Residence is a private residential development available to all eligible buyers. Singapore Citizens purchasing their first residential property pay 0% ABSD. For subsequent properties and for foreigners, ABSD applies at the rates set out in the 27 April 2023 cooling measures. As a 99-year leasehold development, foreigners are generally eligible to purchase without needing separate approval (no landed-residential restriction applies to strata apartments).
Worked example: A Singapore Citizen couple who currently own an HDB flat and wish to purchase a 3-bedroom unit at an indicative price of S$1.85 million would face 20% ABSD (S$370,000) if buying without first selling the HDB. Selling the HDB before exercising the Option to Purchase (OTP) eliminates this ABSD entirely, making the sequencing of the transaction critical. See our complete ABSD guide and progressive payment guide for the full framework.
Summary Table
| Attribute | Detail |
|---|---|
| Project Name | Springleaf Residence |
| Developer | GuocoLand Limited |
| Tenure | 99 years from 15 July 2024 |
| Total Units | 941 |
| Estimated TOP | 2H 2029 |
| Nearest MRT | Springleaf (TEL) ~110 m |
| Smallest Unit | 2BR 49 sqm / 527 sqft (Conserved Bldg: 1BR 36 sqm) |
| Largest Unit | 5BR 137 sqm / 1,475 sqft |
| Key USP | Forest-integrated design; heritage Conserved Building; 110 m to TEL |
Frequently Asked Questions
What MRT station serves Springleaf Residence?
Springleaf MRT (TE7) on the Thomson-East Coast Line is approximately 110 metres from the development’s side gate — less than two minutes on foot. The TEL connects directly southward to Newton, Orchard, Stevens, Caldecott, Shenton Way, and Marina Bay Financial Centre.
Is Springleaf Residence freehold or leasehold?
It is a 99-year leasehold development with the lease commencing 15 July 2024. Read our Freehold vs Leasehold guide for a full analysis of how tenure affects resale value and CPF usage.
Will animals from the Springleaf Forest enter the development?
The developer has incorporated mitigation measures including a 2-metre-high solid wall along the forest boundary, slanted ledges at Level 1, and an exclusion of fruit-bearing trees at ground level to reduce the likelihood of macaque incursions. No direct gate access to the forest is provided from within the development.
What is the Conserved Building and can I buy a unit in it?
The Conserved Building is the gazetted former school block on-site, adapted into 32 residential apartments (1BR from 36 sqm, 2BR at 55 sqm, and 3BR from 104 sqm) alongside communal amenities. Units in the Conserved Building are available for purchase and offer a unique heritage address within the development.
Do all units have a forest view?
Forest views are available from certain stacks facing the Springleaf Forest from approximately Level 5 and above. The specific stacks depend on block orientation; buyers interested in a forest outlook should confirm orientation at the showflat.
When is the estimated TOP?
The estimated Temporary Occupation Permit (TOP) is 2nd Half 2029, with the estimated Notice of Vacant Possession (VP) by 31 December 2031. Progressive payments under the Normal Progressive Payment Scheme apply. See our Progressive Payment Scheme guide for a full timeline breakdown.
How many car park lots are there?
There are 759 carparking lots in total, including 753 standard lots (inclusive of 8 Electric Vehicle charging lots) and 6 accessible lots at Basements 1 and 2. There are no visitor lots. There are also 236 bicycle lots.
What is the maintenance fee?
The estimated maintenance fee is approximately S$85 per share value per month. Share values range from 5 (1BR Conserved Building) to 7 (4BR and 5BR tower units), placing estimated monthly fees in the range of approximately S$425–S$595. Confirm final maintenance fee schedules with the developer before signing.
Related Guides
- ABSD Singapore 2026: Complete Guide
- Freehold vs Leasehold Singapore — Which is Better?
- Progressive Payment Scheme: How It Works
- Nava Grove Review
- Chuan Park Review
- One Marina Gardens Review
Disclaimer: All information in this article is sourced from the developer’s factsheet (accurate as at 11 July 2025) and public sources. Prices, unit mix, facilities, and timelines are subject to change. This article does not constitute financial, legal, or investment advice. Readers should conduct their own due diligence and consult a licensed property agent, financial adviser, or conveyancing solicitor before making any property decision. ABSD rates reflect the framework in force as at 27 April 2023; always verify current rates at iras.gov.sg.