Springleaf Residence
UPPER THOMSON ROAD · D26
Median PSF · 12m
S$2,228
Median price · 12m
S$3.13M
Latest sale
S$3.19M
Sep 2026
1-year change
+2.9%
Sales · 12m
42
923 all time
Gross yield
—
no rental data
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
- +3.1%
- Annualised
- +2.4%
- Transactions
- 923
- 1 year
- +2.9%
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 786 sqft
Against the neighbourhood
How it compares within D26
Upper Thomson, Springleaf, Mandai. All figures are medians over the last 12 months for private homes in this district.
| Measure | Springleaf Residence | D26 median | Difference |
|---|---|---|---|
| Median PSF | S$2,228 | S$2,347 | -5.1% |
| Median price | S$3.13M | S$2.30M | +36.0% |
| Gross rental yield | — | 2.61% | — |
| 1-year price change | +2.9% | +6.9% | -4.0 pts |
This development trades about 5% below the D26 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 44 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
44/100
80% 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.
- Liquidityweight 15%99
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%49
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%35
How its median price per square foot compares with its own district.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 920 m.
- Supply riskweight 10%4
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%not measurable
Gross yield against every other development in its segment.
Not enough data to score rental yield.
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
- Mayflower MRT920 m
- Bright Hill MRT1.2 km
- Bright Hill Interchange MRT1.3 km
- Lentor MRT1.6 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)640 m
- Peirce Secondary Schoolsecondary (s1-s5)700 m
- Mayflower Secondary Schoolsecondary (s1-s5)910 m
- Ang Mo Kio Primary Schoolprimary1.3 km
- Ai Tong Schoolprimary1.4 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Apartment | S$3,429,000 | 1,453 sqft | S$2,360 | 16-20 | 96 yr 4 mo |
| Sep 2026 | Apartment | S$3,187,000 | 1,453 sqft | S$2,193 | 11-15 | 96 yr 4 mo |
| Aug 2026 | Apartment | S$3,415,000 | 1,453 sqft | S$2,350 | 16-20 | 96 yr 5 mo |
| Jul 2026 | Apartment | S$3,299,000 | 1,475 sqft | S$2,237 | 01-05 | 96 yr 6 mo |
| Jul 2026 | Apartment | S$2,806,000 | 1,259 sqft | S$2,228 | 01-05 | 96 yr 6 mo |
| Jul 2026 | Apartment | S$2,792,000 | 1,259 sqft | S$2,217 | 01-05 | 96 yr 6 mo |
| Jun 2026 | Apartment | S$3,304,000 | 1,453 sqft | S$2,274 | 11-15 | 96 yr 7 mo |
| Jun 2026 | Apartment | S$3,238,000 | 1,453 sqft | S$2,228 | 01-05 | 96 yr 7 mo |
| May 2026 | Apartment | S$3,205,000 | 1,453 sqft | S$2,206 | 01-05 | 96 yr 8 mo |
| May 2026 | Apartment | S$2,400,000 | 1,119 sqft | S$2,144 | 01-05 | 96 yr 8 mo |
| Apr 2026 | Apartment | S$3,302,000 | 1,453 sqft | S$2,272 | 16-20 | 96 yr 9 mo |
| Apr 2026 | Apartment | S$3,241,000 | 1,475 sqft | S$2,198 | 01-05 | 96 yr 9 mo |
| Apr 2026 | Apartment | S$3,181,000 | 1,453 sqft | S$2,189 | 01-05 | 96 yr 9 mo |
| Mar 2026 | Apartment | S$3,254,000 | 1,453 sqft | S$2,239 | 11-15 | 96 yr 10 mo |
| Mar 2026 | Apartment | S$3,138,000 | 1,475 sqft | S$2,128 | 01-05 | 96 yr 10 mo |
| Mar 2026 | Apartment | S$2,600,000 | 1,227 sqft | S$2,119 | 06-10 | 96 yr 10 mo |
| Feb 2026 | Apartment | S$3,268,000 | 1,453 sqft | S$2,249 | 16-20 | 96 yr 11 mo |
| Jan 2026 | Apartment | S$3,489,000 | 1,475 sqft | S$2,366 | 21-25 | 97 yrs |
| Jan 2026 | Apartment | S$3,197,000 | 1,453 sqft | S$2,200 | 11-15 | 97 yrs |
| Dec 2025 | Apartment | S$3,189,000 | 1,453 sqft | S$2,195 | 06-10 | 97 yr 1 mo |
| Nov 2025 | Apartment | S$3,305,000 | 1,475 sqft | S$2,241 | 11-15 | 97 yr 2 mo |
| Nov 2025 | Apartment | S$3,188,000 | 1,475 sqft | S$2,162 | 06-10 | 97 yr 2 mo |
| Nov 2025 | Apartment | S$3,119,000 | 1,453 sqft | S$2,146 | 06-10 | 97 yr 2 mo |
| Oct 2025 | Apartment | S$3,321,000 | 1,475 sqft | S$2,252 | 11-15 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$3,251,000 | 1,453 sqft | S$2,237 | 11-15 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$3,151,000 | 1,453 sqft | S$2,168 | 11-15 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$3,124,000 | 1,453 sqft | S$2,150 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,874,000 | 1,227 sqft | S$2,342 | 21-25 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,862,000 | 1,227 sqft | S$2,332 | 21-25 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,614,000 | 1,227 sqft | S$2,130 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,496,000 | 1,227 sqft | S$2,034 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,479,000 | 1,227 sqft | S$2,020 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,337,000 | 1,119 sqft | S$2,088 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,273,000 | 1,023 sqft | S$2,223 | 06-10 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,121,000 | 926 sqft | S$2,291 | 11-15 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,070,000 | 904 sqft | S$2,289 | 11-15 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$2,049,000 | 926 sqft | S$2,213 | 01-05 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$1,825,000 | 786 sqft | S$2,323 | 16-20 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$1,462,000 | 646 sqft | S$2,264 | 06-10 | 97 yr 3 mo |
| Oct 2025 | Apartment | S$1,457,000 | 646 sqft | S$2,256 | 11-15 | 97 yr 3 mo |
Showing the 40 most recent of 923 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Peirce View
S$1,493
+5.6%1 sales3.1% yield
183 Longhaus
S$1,954
+0.9%1 sales2.3% yield
Thomson Imperial Court
S$1,513
+17.5%1 sales3.1% yield
Lakeview Estate
S$1,045
-7.6%11 sales3.2% yield
Three 11
S$2,169
+12.4%6 sales2.9% yield
Landed Housing Development
S$1,949
+7.5%1 sales2.3% yield
Meadows @ Peirce
S$1,738
+3.3%16 sales3.4% yield
Residential Apartments
S$1,147
—1 sales
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.