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Springleaf Residence: Rare first-mover advantage in a forest-edged neighbourhood
Springleaf Residence is a 99-year leasehold new launch condominium in Yishun, District 26, by famous developers GuocoLand and Hong Leong Holdings. This 941-unit development boasts unobstructed views of the Central Catchment Nature Reserve and is a mere 2-minute sheltered walk from Springleaf MRT station on the Thomson-East Coast Line.
The architectural centrepiece of Springleaf Residence is the former Upper Thomson Secondary School, built in the 1960s and now meticulously preserved under URA conservation guidelines.
Instead of being demolished, this low-rise, red-brick structure has been reimagined as a residential and community hub that honours its historical significance. The block houses 32 residential units, each unique in layout and character, along with three distinct communal levels: a gym (Level 1), a co-working ‘Study’ room (Level 2), and a makerspace/craft room (Level 3).
Unit mix & configurations
Conserved building (32 units):
- 1 Bedroom (AC1)
- 2 Bedroom (BC1)
- 3 Bedroom (CC1, CC2), including some with private terraces or balconies
Modern Towers (909 units):
- 2 Bedroom (B1, B2) - 60 sqm / 646 sqft
- 3 Bedroom (C1–C8) - 84–98 sqm / 904–1054 sqft
- 4 Bedroom (D1, D2) - 114 sqm / 1227 sqft
- 5 Bedroom (E1, E2) - 135 sqm / 1453 sqft
From the 5th floor and above, select stacks offer unblocked views of the Springleaf Forest and Central Catchment Nature Reserve. These views are further enhanced by thoughtful architectural planning. Tower blocks are spaced to optimise cross-ventilation and natural light, while avoiding direct east-west orientations where possible to reduce heat gain.
Units come fitted with smart lighting, aircon, SMEG kitchen appliances, ceiling fans, and vinyl flooring. These are standard across most unit types, with minor variations depending on unit size and block. Features have been selected for both durability and energy efficiency. Casement and sliding windows allow for natural airflow, and window restrictors are included for safety without compromising ventilation.
Facilities at Springleaf Residence
Springleaf Residence dedicates 77% of its 3.2-hectare site to greenery and communal spaces, which is a substantial allocation, especially for a large-scale development with over 900 units. While this ratio may not be the highest in Singapore, it stands out among recent launches in similarly urbanised locations.
The facilities within the precinct include:
- A 50m lap pool, spa pool, hydrotherapy pool, and wading pool (depths from 0.45m to 1.2m), positioned to blend into the surrounding landscape
- Nine Cocoon Pavilions (inspired by native bird nests), perfect for quiet reading or reflection
- 500m jogging trail, 125m running track, and 100m heritage trail, encouraging movement amidst nature
- Tennis court, recreational court, outdoor gym, and a wellness lounge adjacent to landscaped gardens
- A Forest Boardwalk that winds through dense native plantings, offering shaded walks with minimal built disruption
- 10 Sky Terraces across the towers with alternating functions—Sky Lounges, Gourmet Lounges, Lookout Cocoons, Work Corners, and Chill-out Terraces at levels 9, 13, 16, and 20
- An outdoor classroom and Grand Lawn with space for tai chi, bocce, or community yoga
- Indoor communal spaces include a well-equipped indoor gym (4.6m x 12m) in the conserved building, a steam room on Level 1, and parcel concierge services near the secondary drop-off
Springleaf Residence Site: Upper Thomson Road (Parcel B)
On 16 April 2024, the Upper Thomson Road (Parcel B) site was awarded to a joint venture between GuocoLand and Intrepid Investments, a subsidiary of Hong Leong Holdings. It was a sole bid of S$779.6 million for the 344,700 sqft site, equivalent to S$905 psf ppr.
The Springleaf Residence site features a unique conservation element that is included in the overall GFA. With a GFA of 80,060 sqm, it also comprises a former school building, allowing developers to come up with unique project concepts.
Bounded by Upper Thomson Road and Seletar Expressway (SLE), Springleaf Residence is adjacent to the Upper Thomson Road (Parcel A) site, a new mixed-use development that could accommodate 595 private homes and 2,000 square metres of commercial space.
The first high-rise building in Springleaf
The high-rise Springleaf Residence is located within an established residential area, Springleaf, that comprises low-rise, low-density private housing. It is adjacent to Springleaf Forest, characterised by lush vegetation and home to a rich variety of flora and fauna, including threatened and endangered species.
Being the only tall building in the area, most of the units in Springleaf Residence will have unblocked panoramic views of the neighbourhood and the surrounding greenery – this includes the Upper Seletar Reservoir Parks, which is home to 15 hectares of natural vegetation and the Upper Seletar Reservoir.
Transport and connectivity
Springleaf Residence is currently well-served by public transport. Springleaf MRT Station on the Thomson-East Coast Line (TEL) is located just across the road from the site, approximately 200m away. It is only 2 stops from Woodlands that links to the North-South Line, and 3 stops from Bright Hill, which will be an interchange by 2030 for TEL and the Cross Island Line (CRL) Phase 1.
Residents will also find it convenient to drive all over Singapore because Upper Thomson Road is well-connected to major roads and expressways such as the SLE and Sembawang Road.
Amenities around Springleaf Residence
Springleaf Residence promises no hassle when it comes to running errands or getting daily necessities. Northpoint City, which boasts a wide variety of shops, is one of the nearby malls. The assortment of retail and service options that are available at Northpoint City is enough to satisfy most Yishun residents, such that they do not need to travel out of the neighbourhood to get what they want.
Other than the food centres in Yishun, such as Yishun Park Hawker Centre, residents have a lot more options for food in the neighbouring Ang Mo Kio and Sembawang. Sembawang Hills Food Centre and Ang Mo Kio 628 Market and Food Centre, for instance, are great spots to get your breakfast and lunch.
For any medical assistance, even at odd times of the night, residents can count on the nearby Khoo Teck Puat Hospital, located approximately 8 minutes by car. Khoo Teck Puat Hospital is a 795-bed general and acute care hospital in the North and part of an integrated development together with Yishun Community Hospital.
Schools near Springleaf Residence
Other than the former Upper Thomson Secondary School, which was closed in 1997, there is no other educational institution in the immediate vicinity. This may concern families with young children regarding the Primary 1 balloting exercise. However, Springleaf Residence’s access to public transport grants residents convenient travel to nearby schools, such as Yishun Secondary School or Nanyang Polytechnic in Ang Mo Kio.
Schools within a 3-5 km radius of Springleaf Residence, easily accessible by train:
- Peiying Primary School
- Naval Base Primary School
- Naval Base Secondary School
- Orchid Park Secondary School
- Chung Cheng High School
- Northland Primary School
- Yishun Secondary School
- Jiemin Primary School
- Yishun Primary School
- Nanyang Polytechnic
- ITE College Central
