811 Upper Thomson Road 788978, Nee Soon, North Region, Singapore
$1,078,000









Springleaf Residence – A Rare Sanctuary of Connectivity, Comfort & Nature Welcome to Springleaf Residence, a distinctive residential development that offers the perfect balance of modern convenience and tranquil living. Jointly developed by renowned developers GuocoLand and Hong Leong Holdings Limited, this exclusive project features 5 elegant towers comprising 941 well-designed units, catering to a wide range of homeowners – from individuals and couples to large, multi-generational families. Choose from a versatile mix of 1- to 5-bedroom layouts, each thoughtfully planned to optimise space, natural light, and comfort, all while embracing lush surroundings and quality finishes. Key Features: Just 3 minutes’ walk to Springleaf MRT (TE4) on the Thomson-East Coast Line – offering direct access to Orchard, Marina Bay, and Woodlands Surrounded by a wide variety of local eateries and lifestyle options Close to nature reserves such as Springleaf Nature Park, Thomson Nature Park, and Central Catchment Jointly developed by GuocoLand and Hong Leong Holdings Limited – trusted names in luxury and quality development Full suite of condominium facilities including swimming pools, clubhouse, gym, function rooms, and landscaped gardens Ideal for both own stay and long-term investment, with future growth potential Springleaf Residence presents a rare opportunity to live in a well-connected, serene enclave where nature, convenience, and quality living come together. This is more than just a home – it’s a refined lifestyle for the discerning few. Contact Lex Lim 9*7*9*6*0*9*9*9
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 884 URA transactions
Fair Value
S$1.40M
S$2,166 psf
Asking Price
S$1.08M
S$1,669 psf
vs Market
-23.0%
vs Last Done
-26.8%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
884 comps
Nearest MRT
Khatib
2921m away
Hedonic Adjustment Breakdown
Base URA PSF
884 comparable transactions
S$2,176
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,166
Recent Comparable Transactions
10 shown · 884 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +5.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +5.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,424,000 | ▲S$2,252 +4.0% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 16-20 | 1,076sqft | S$2,385,000 | ▲S$2,216 +2.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,326,000 | ▼S$2,161 -0.2% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,300,000 | ▼S$2,137 -1.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,344,000 | ▲S$2,178 +0.6% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -3.2% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,262,000 | ▼S$2,101 -3.0% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -3.2% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,265,000 | ▼S$2,104 -2.9% vs FV | 99 yrs lease commencing from 2024 |
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+5.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+5.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+4.0% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 16-20
+2.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-0.2% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-1.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
+0.6% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-3.2% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-3.0% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-3.2% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-2.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.