Spring Park Estate
JALAN KUPANG · D16
Median PSF · 12m
S$1,538
Median price · 12m
S$5.53M
Latest sale
S$4.78M
Jul 2026
1-year change
-0.6%
Sales · 12m
5
17 all time
Gross yield
1.49%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- -14.5%
- Annualised
- -4.7%
- Transactions
- 17
- 1 year
- -0.6%
- 3 years p.a.
- -16.0%
- 5 years p.a.
- -2.0%
- Median size
- 3,580 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | Spring Park Estate | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,538 | S$2,472 | -37.8% |
| Median price | S$5.53M | S$2.03M | +172.2% |
| Gross rental yield | 1.49% | 2.81% | -1.3 pts |
| 1-year price change | -0.6% | +55.8% | -56.5 pts |
This development trades about 38% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,400
Contracts · 12m
1
Implied annual rent
S$65K
Gross yield
1.49%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 1 | S$5,400 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
47/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%89
How its median price per square foot compares with its own district.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%44
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bayshore MRT at 570 m.
- Rental yieldweight 20%10
Gross yield against every other development in its segment.
- Price momentumweight 18%1
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bayshore MRT570 m
- Siglap MRT1.0 km
- Bedok MRT1.3 km
- Bedok South MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary920 m
- Temasek Primary Schoolprimary1.0 km
- Temasek Secondary Schoolsecondary (s1-s5)1.2 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.2 km
- Victoria Schoolsecondary (s1-s4)1.2 km
- Opera Estate Primary Schoolprimary1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Terrace | S$4,780,000 | 3,285 sqft | S$1,455 | - | — |
| Apr 2026 | Semi-detached | S$5,525,000 | 3,601 sqft | S$1,534 | - | — |
| Apr 2026 | Terrace | S$4,388,000 | 2,101 sqft | S$2,088 | - | — |
| Jan 2026 | Semi-detached | S$5,620,000 | 3,644 sqft | S$1,542 | - | — |
| Nov 2025 | Semi-detached | S$6,400,000 | 3,747 sqft | S$1,708 | - | — |
| Sep 2025 | Semi-detached | S$5,980,000 | 3,561 sqft | S$1,679 | - | — |
| Jul 2025 | Terrace | S$4,300,000 | 1,989 sqft | S$2,162 | - | — |
| Mar 2025 | Semi-detached | S$4,300,000 | 3,166 sqft | S$1,358 | - | — |
| Dec 2024 | Semi-detached | S$7,200,000 | 5,081 sqft | S$1,417 | - | — |
| Nov 2024 | Semi-detached | S$6,830,500 | 3,598 sqft | S$1,898 | - | — |
| Oct 2024 | Terrace | S$5,500,000 | 4,108 sqft | S$1,339 | - | — |
| Mar 2024 | Semi-detached | S$5,100,000 | 3,277 sqft | S$1,557 | - | — |
| Nov 2023 | Detached | S$7,500,000 | 6,512 sqft | S$1,152 | - | — |
| Sep 2023 | Terrace | S$5,180,000 | 1,993 sqft | S$2,598 | - | — |
| Jun 2022 | Semi-detached | S$6,550,000 | 3,208 sqft | S$2,042 | - | — |
| Feb 2022 | Semi-detached | S$6,050,000 | 3,680 sqft | S$1,644 | - | — |
| Sep 2021 | Semi-detached | S$6,380,000 | 3,747 sqft | S$1,703 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,606
—1 sales
Landed Housing Development
S$2,283
-11.9%6 sales
Landed Housing Development
S$1,810
-4.7%1 sales
Evergreen Garden
S$1,838
+39.5%2 sales
Landed Housing Development
S$1,723
—1 sales1.9% yield
Landbay Condominium
S$1,759
-0.6%2 sales3.5% yield
Laguna Green
S$1,326
-10.2%7 sales4.3% yield
Landed Housing Development
S$1,824
—1 sales1.3% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.