Springleaf Residence D26 OCR Singapore GuocoLand 2026

Quick answer: Springleaf Residence is a private condominium by GuocoLand and Hong Leong Holdings in Springleaf / Upper Thomson (D26, OCR). Launch weekend average near S$2,175 psf with entry from about S$860,000 on compact one-bedroom layouts. 99-year leasehold tenure; status: about 92% sold as of August 2025 launch weekend. Use this review to compare entry psf, rental demand, and ABSD impact before booking any remaining units.

Springleaf Residence anchors the Springleaf / Upper Thomson micro-market within Singapore’s OCR planning band. The development sits in D26, where recent government land sales and private launches have repriced buyer expectations for north-region OCR stock. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether effective psf on any remaining Springleaf Residence inventory still leaves room relative to nearby resale comparables and the dense Lentor Hills launch cluster.

For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking.

About Springleaf Residence

Springleaf Residence is a private condominium developed by GuocoLand and Hong Leong Holdings. The project comprises 941 residential units on 99-year leasehold land in D26. Marketing status as of June 2026: about 92% sold following the August 2025 launch weekend, when developers reported 870 units taken at an average of S$2,175 psf. Expected TOP is in the second half of 2029, with legal completion around December 2031, subject to construction progress and regulatory approvals.

The joint venture secured the Upper Thomson Road Parcel B site in April 2024 at S$779.6 million, equivalent to S$905 per plot ratio. That land cost underpins launch pricing and explains why average psf cleared S$2,100 even as larger family formats offered relative value against Lentor Hills peers.

The masterplan spans five 25-storey residential towers with 909 apartments, plus 32 units in a conserved four-storey block that once housed Upper Thomson Secondary School. This is the first high-rise private residential project in the Springleaf estate, which historically leaned landed and low-rise. GuocoLand and Hong Leong position the development for family upgraders from Ang Mo Kio, Bishan, and Yio Chu Kang who want Thomson-East Coast Line connectivity without a CCR ticket, and for investors who underwrite rental demand from nature-adjacent living with direct MRT access.

Unit mixes span limited one-bedroom compact layouts through two-, three-, four-, and five-bedroom apartments. Larger formats attracted strong launch-weekend depth because psf on three- and four-bedroom stacks often sat below headline averages on a per-square-foot basis, even as absolute tickets remained OCR-typical.

Location-wise, Springleaf / Upper Thomson benefits from sheltered access to Springleaf MRT station on the Thomson-East Coast Line and unblocked views toward the Central Catchment Nature Reserve on selected stacks. These factors feed both owner-occupier demand and rental depth, which matters if you are underwriting a five- to eight-year hold rather than pure end-user use.

Unit mix and indicative pricing

Indicative pricing bands below translate launch psf guidance into approximate absolute prices using typical sizes reported at the August 2025 opening. Always request the authorised price list before booking because stack, facing, and floor premiums can move effective psf by 8 to 15 percent within the same bedroom type. With about 92% sell-through, remaining inventory is stack-selective rather than bedroom-type abundant.

Bedroom type	Typical size (sq ft)	Indicative psf (S$)	Indicative price from (S$)
1-bedroom	430	1,950 to 2,100	860,000
2-bedroom	700	2,050 to 2,250	1,435,000
3-bedroom	900	2,100 to 2,300	1,890,000
4-bedroom	1,100	2,150 to 2,350	2,365,000
5-bedroom	1,400	2,200 to 2,400	3,080,000

Cost item	Indicative range (S$)	Notes
Booking fee	5% of purchase price	Usually cheque or paynow; refundable within OTP period if terms allow
BSD / ABSD	Depends on profile	Foreign and second-property buyers pay higher ABSD tiers
Legal fees	2,500 to 4,500	Conveyancing plus mortgage documentation
Maintenance (monthly)	280 to 480	Varies with unit size; nature-facing towers may carry higher landscape load

Nearby benchmark	Approx. psf (S$)	Comment
Springleaf Residence (launch average)	2,100 to 2,250	92% sold at about S$2,175 psf launch weekend
D26 Lentor cluster new launch (2025)	2,050 to 2,400	Lentor Central and Lentor Hills peers set OCR north ceiling
D26 resale condos (2025 to 26)	1,800 to 2,100	Older stock may trade lower psf but shorter remaining lease
OCR north median (2026)	near 2,154	Use for sanity-checking regional affordability

Location and connectivity

Springleaf Residence sits along Upper Thomson Road in Springleaf / Upper Thomson, D26. Springleaf MRT station on the Thomson-East Coast Line is roughly a two-minute sheltered walk, linking residents to Caldecott interchange, Orchard, and the CBD with fewer bus dependencies than legacy OCR north towns.

Daily amenities cluster around Upper Thomson dining strips, Thomson Plaza, and Bishan-Ang Mo Kio Park within a short drive. The Central Catchment Nature Reserve forms the western backdrop, which supports lifestyle marketing and can sustain premium rents on higher-floor nature-facing stacks if furnishing and layout suit young families or expatriate tenants.

For district context, compare sub-market drivers in our District 26 Lentor property guide, which covers Lentor, Yio Chu Kang, and Springleaf under one OCR north lens. For regional tier positioning, read the CCR vs RCR vs OCR guide.

Investors should map tenant demand: Young professional couples rent compact two-bedrooms near MRT for central access; family three- and four-bedroom layouts attract longer leases when school and park access are highlighted in listings. If you rely on rental income, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents.

Investment angles and rental outlook

D26 OCR pricing now splits between the Lentor Hills new-town cluster and the Springleaf fringe along Upper Thomson. Springleaf Residence competes on connectivity and nature positioning rather than on being the cheapest psf in the district. Launch-weekend absorption at 92% signals depth, but that also means late buyers may pay stack premiums on thinner remaining choice.

Compare Springleaf Residence against other 2026 OCR launches before you anchor on launch momentum alone. Entry psf is only half the equation; the other half is how quickly the sub-market absorbs new supply at TOP when owners across Lentor Hills and Springleaf start leasing or selling concurrently around 2029 to 2030.

Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. If you are navigating multiple launches, the new launch guide explains balloting, OTP timelines, and progress payment schedules in plain language.

Gross yield maths at S$2,175 psf entry typically land in the 2.8% to 3.5% range on family layouts if rent psf holds near S$5.00 to S$5.50 on executed leases at TOP. Underwrite conservatively at 85% occupancy and net out maintenance, agent fees, and property tax before you compare Springleaf against Lentor Gardens Residences or RCR options such as Thomson Reserve.

Advantages and disadvantages

Advantages	Disadvantages
Springleaf MRT on Thomson-East Coast Line at doorstep	About 92% sold limits stack choice for late buyers
GuocoLand and Hong Leong joint-venture delivery scale	OCR north supply pipeline through 2030 may pressure rents
Nature reserve views on selected stacks	Absolute tickets rise quickly on larger four- and five-bedroom formats
First high-rise landmark in Springleaf estate	Hold period to 2029 TOP requires construction patience
Launch psf below several Lentor Hills peak transacts	Competing D26 launches can cap resale psf at TOP
Conserved heritage block adds product differentiation	Maintenance on large landscaped site may exceed older resale condos

Risks, red flags, and what to verify

Treat every late-release purchase as a structured diligence exercise, not a momentum chase after launch headlines. Priority checks for Springleaf Residence:

1. Price list versus URA transacts: Compare effective psf to recent D26 caveats within three kilometres; ask your agent for a comp table dated within 90 days.
2. Developer delivery: Review GuocoLand and Hong Leong Holdings’ prior TOP timelines and defect rectification on joint OCR ventures such as Tengah Garden Residences.
3. Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 70 percent LTV; confirm TDSR headroom if you hold other loans.
4. Supply pipeline: Map other D26 launches completing within 12 months of second-half 2029 TOP; overlapping TOP waves can pressure rents.
5. ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.

Insider tip: With most inventory already sold, your edge is stack discipline rather than launch-day allocation fear. Visit the sales gallery on a weekday, request the remaining unit chart, and compare nature-facing premiums against executed rents on Upper Thomson resale stock before you accept a west-sun or road-noise discount that looks cheap on psf alone.

Who this project fits

Owner-occupiers: Families anchored to north-region schools and workplaces who plan to occupy through TOP and hold five plus years, especially those upgrading from Ang Mo Kio, Bishan, or Yio Chu Kang HDB estates.

Investors: Buyers seeking OCR north exposure with proven launch absorption, comfortable holding through construction to 2029 TOP, and prepared for 6 to 12 months of post-TOP leasing competition in D26.

Ill-suited profiles: Short-term flippers expecting quick capital gains before TOP, buyers who need wide bedroom-type choice after 92% sell-through, or purchasers who cannot pass TDSR if rates rise one notch.

For developer background, see GuocoLand. Related launches in the same region include Lentor Gardens Residences and River Modern for GuocoLand delivery comparisons at different price tiers.

Buyer decision framework

Step	Action	Outcome
1	Set maximum all-in budget incl. ABSD and stamp duty	Clear price ceiling before gallery visit
2	Compare three competing launches in OCR north	Relative psf and tenure value
3	Model rental yield at 85% occupancy	Net return after maintenance and tax
4	Book only after OTP legal review	Avoid non-refundable mistakes
5	Plan exit at TOP plus 24 months	Realistic liquidity window

Frequently Asked Questions

What is the starting price at Springleaf Residence? +

Launch weekend pricing started from about S$860,000 for a compact one-bedroom, with the overall average transacting near S$2,175 psf across unit types. Remaining stack premiums vary; request the authorised price list before booking any late-release unit.

Who is the developer of Springleaf Residence? +

Springleaf Residence is developed by GuocoLand and Hong Leong Holdings through Intrepid Investments. Review both developers' TOP track records, defect rectification history, and joint-venture delivery on OCR scale projects before committing a booking fee.

What tenure does Springleaf Residence hold? +

Springleaf Residence sits on 99-year leasehold land in D26 (OCR) commencing July 2024. Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock in the Lentor cluster.

When is Springleaf Residence expected to complete? +

Marketing materials point to TOP in the second half of 2029 and legal completion around December 2031. Progress payments follow the standard sale-and-purchase schedule; verify the licensed surveyor certificate and vacant possession date in your OTP.

Can foreigners buy at Springleaf Residence? +

Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee on any remaining inventory.

Is Springleaf Residence a good investment in 2026? +

Investment merit depends on entry psf versus recent D26 transacts, rental depth near Springleaf MRT, and your hold period through 2029 TOP. Compare against alternate OCR launches and stress-test exit liquidity before you assume appreciation from launch-weekend momentum.

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Resale liquidity and investor hold-period notes

Springleaf Residence sits in Springleaf / Upper Thomson (D26, OCR). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide; use project-specific leases when underwriting, not brochure gross yield alone.

Hold horizon	Typical investor focus	Cost lines to model
3 to 5 years	Exit before SSD ladder bites	Entry ABSD/BSD, agent 2%, legal, SSD if applicable
5 to 10 years	Rental carry plus moderate appreciation	Maintenance, property tax, vacancy, agent renewal
10+ years	Legacy or relocation asset	Tenure decay on 99-year stock, MCST reserve fund

Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.

Compare OCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from about S$860,000 on compact one-bedroom layouts; verify authorised price list on booking day because stack and floor premiums move effective psf materially on remaining inventory.

Developer context: GuocoLand and Hong Leong Holdings delivery history matters for progressive payment confidence and defect rectification after TOP. Request past project TOP dates and MCST handover quality on joint ventures before paying a non-refundable booking fee. GuocoLand also delivered River Modern with strong CCR absorption in 2026, which supports brand credibility but does not guarantee identical OCR north exit liquidity.

Red flags before booking: showflat rent claims above S$6.50 psf without executed leases; maintenance fee not disclosed; ABSD cash not reserved for Day 14 e-Stamping on resale exercise; or purchase driven by launch headline fear rather than spreadsheet hurdle rate when only limited stacks remain after 92% sell-through.