GuocoLand launches Springleaf Residence from S$1,995 psf

GuocoLand, in partnership with Hong Leong Holdings, has officially announced the preview of Springleaf Residence, a 941‑unit mega condominium in Upper Thomson, District 26. The preview launch kicks off with prices starting at S$1,995 per square foot (psf), notably for larger four- and five-bedroom layouts priced from approximately S$2.45 million PropertyGuru+7Business Times+7Business Times+7 springleafresidence-condominium.com+4PropertyGuru+499.co+4.

Location & Overview

Address: 821 Upper Thomson Road, Springleaf enclave, Singapore 99.co
Tenure: 99-year leasehold on approximately 3.2 hectares, with 77% dedicated to lush landscaping EdgeProp 99.co
Connectivity: Just a 2-minute sheltered walk to Springleaf MRT Station (Thomson-East Coast Line), offering direct links to CBD, Orchard, Woodlands, and future Changi Airport via TEL & CRL lines Eventbrite+799.co+7PropertyGuru+7

Springleaf Residence is set to be the first high-rise development in the tranquil Springleaf enclave, offering panoramic greenery views and well-integrated landscaping Business Times+299.co+2Eventbrite+2.

Developer & Project Mix

Developers: GuocoLand (Singapore) and Intrepid Investments (a subsidiary of Hong Leong Holdings) springleafresidence-condominium.com+699.co+6Business Times+6
Unit Count: 941 units across six blocks
Unit Types: Ranging from 1-bedroom to 5-bedroom layouts, with entry-level one-bedders priced around S$878,000 springleafresidence-condominium.com+7Business Times+799.co+7

Starting price per psf (S$1,995) is tied to spacious four-bedroom units (~1,227 sq ft) and five-bedroom units (1,453–1,475 sq ft), priced from ~S$2.45 million Business Times Business Times.

Why the Starting Price Matters

Benchmark Positioning: At S$1,995 psf, Springleaf Residence is competitively priced for a mega project near MRT in a calming residential precinct
Entry Affordability: One-bedroom units starting around S$878,000 (approx. S$1,950–2,000 psf) open the development to a wider market segment Eventbrite+7Business Times+7EdgeProp+7
Premium Larger Units: Larger layouts command premium per‑psf pricing, reflecting enhanced living space and demand from families or upgraders

Development Features & Facilities

Low‑density landscaping: Over 60% of site area dedicated to greenery and facilities PropertyGuru+199.co+1
Resort-style Facilities: Including three swimming pools, tennis courts, gym, BBQ zones, and wellness spaces PropertyGuru
Conservation Integration: Springleaf Residence incorporates a conserved former school building into its design, offering potential community or lifestyle space with unique heritage appeal 99.co

Connectivity & Lifestyle Environment

Transport Access: Mere steps from Springleaf MRT Station on TEL—2 stops to Woodlands (North–South Line interchange), 3 stops to Bright Hill (CRL interchange by 2030) Business Times+699.co+6PropertyGuru+6
Nearby Expressways: Close to Seletar Expressway (SLE) and CTE for easy vehicular access across the island
Nature Surroundings: Adjoining Springleaf Forest and overlooking Upper Seletar Reservoir Park, offering unblocked views and tranquility EdgeProp+299.co+2PropertyGuru+2

Amenities & Education Nearby

Schools Nearby: Anderson Primary, CHIJ St. Nicholas Girls’, Ai Tong, Mayflower, Peiying Primary—all within easy travel via MRT or road PropertyGuru+2PropertyGuru+299.co+2
Shopping & Services: Northpoint City, Thomson Plaza, eateries along Upper Thomson, and hawker centers in Yishun and Ang Mo Kio nearby EdgeProp+3PropertyGuru+399.co+3
Medical Facilities: Khoo Teck Puat Hospital approximately 8 minutes away by car 99.co

Timeline & Showflat Preview

VIP previews start 1 August 2025, followed by public launch around mid-August Eventbrite+2PropertyGuru+2PropertyGuru+2
Estimated TOP: Targeted for Q2 2031, aligning with developer schedule and project size 99.co

Market Outlook & Analysis

Strengths

Best-in-class connectivity thanks to the TEL line and proximity to MRT
Competitive psf pricing for the area, especially entry-level units
Strong landscaping and low-density layout for a mega launch project

Considerations

Relatively remote from central districts (CBD, Orchard)—travel times still manageable via TEL
Long wait for TOP (6+ years), potentially limiting en bloc appeal or early yield

Springleaf Residence offers a rare high-rise option within a sprawling low-rise enclave. It sets a new benchmark for mega condo launches in northern Singapore, combining size, accessibility, greenery, and entry-level pricing.

Final Take

GuocoLand’s Springleaf Residence is shaping up as a landmark launch in Upper Thomson. With prices from S$1,995 psf, a wide unit mix, excellent transport links, lush surroundings, and a proven developer background, the project appeals to owner-occupiers and savvy investors alike.

If you’re interested in pricing comparisons, floor plans, or how this stacks up against nearby launches like Lentor Central or Lentor Modern, I can provide a detailed breakdown.