Signature Editorial Backdrop
SPRINGLEAF RESIDENCE
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Signature Alpha Editorial
SPRINGLEAF RESIDENCE
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
3
Baths
3
SQFT
1,119
Floor Level
—
URA-backed research dashboard
D26 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Springleaf Residence demonstrates robust performance with a 22.3% five-year appreciation, underpinned by stable upgrader demand and a balanced district-level supply pipeline. Investors can anticipate continued capital growth supported by record-low 2026 financing conditions, with best-case projections reaching up to 32.0% over the next five years.
Current Underwriting
$2,346,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.8%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.3%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.3%
Base growth eases to 2.7% annually if supply and absorption soften.
Base case · 2031
+22.3%
Core Alpha Formula projection at 4.1% annualized growth.
Best case · 2031
+32%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At SPRINGLEAF RESIDENCE, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,097
Project Mean PSF
$2,107
District Mean PSF
$2,307
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +22.3% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Springleaf Residence (GLS Upper Thomson Rd Parcel B) Preview on 1st August 2025 1st MEGA Mover advantage! A Home Integrated with Nature & Exciting Possibilities! -Developed by Award-Winning Developer GuocoLand & Hong Leong Holdings -941 Units, 1 to 5-bedroom Units Situated On Elevated Ground, Offering Breathtaking, Unobstructed Panoramic Views -Mega Plot Approximately 344,700 sqft -Just Under 100m Sheltered Walkway To Springleaf MRT (TEL) -Nestled Around Private Springleaf Landed Enclave -Proximity To Future Lentor Modern Mall, Woodlands Regional Center, Mandai Wildlife Reserve. -Growth potential: Woodlands Commercial Hub, Seletar Aerospace Park, Tagore Industrial Estates And Redevelopment of Kranji & Chencharu Region -Beside Central Catchment Nature Reserve. Nearby Nature Parks, Golf Course And Malls. *All information are subject to change. Springleaf Residence (GLS Upper Thomson Rd Parcel B) Preview on 1st August 2025 1st MEGA Mover advantage! A Home Integrated with Nature & Exciting Possibilities! -Developed by Award-Winning Developer GuocoLand & Hong Leong Holdings -941 Units, 1 to 5-bedroom Units Situated On Elevated Ground, Offering Breathtaking, Unobstructed Panoramic Views -Mega Plot Approximately 344,700 sqft -Just Under 100m Sheltered Walkway To Springleaf MRT (TEL) -Nestled Around Private Springleaf Landed Enclave -Proximity To Future Lentor Modern Mall, Woodlands Regional Center, Mandai Wildlife Reserve. -Growth potential: Woodlands Commercial Hub, Seletar Aerospace Park, Tagore Industrial Estates And Redevelopment of Kranji & Chencharu Region -Beside Central Catchment Nature Reserve. Nearby Nature Parks, Golf Course And Malls. *All information are subject to change.
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
SPRINGLEAF RESIDENCE
D26 · Condo
$2,346,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $86,900
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $7,273
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $104,042
Agent Comm: $52,021
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $55,726
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $66,185
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.7% with SGD 1,434,768 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 31,394. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$7,418
Annual Net Cash Flow
-$31,394
BSD
$86,900
Cash Outlay
$676,400
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Springleaf MRT
160 m
Lentor MRT
2350 m
Khatib MRT
2920 m
Schools
Peiying Primary School 651 Yishun Ring Road
2790 m
Anderson Primary School 19 Ang Mo Kio Avenue 9
2950 m
Chij St. Nicholas Girls' School 501 Ang Mo Kio Street 13
3040 m
Naval Base Secondary School 901 Yishun Ring Road
2990 m
Shopping
Wisteria Mall North
3580 m
Northpoint City North
4100 m
Broadway Plaza North-east
4150 m
Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
Gallery refresh pending
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FAQs
