811 Upper Thomson Road 788978, Nee Soon, North Region, Singapore
$2,448,000











🌴1. Nature‑Integrated Living Directly adjacent to a 30-hectare forest and within walking distance to Springleaf Nature Park and Upper Seletar Reservoir Park, offering tranquil, lush views and outdoor. Designed with nature‑sensitive architecture, it retains part of the former Seletar Institute and blends green facades—perfect for nature lovers and eco-conscious homeowners. 🚆 2. Exceptional Connectivity A short 2-minute sheltered walk to Springleaf MRT (TEL Line, TE4) gives fast access to Orchard, Marina Bay, CBD, Woodlands, and beyond. Future Cross Island Line connectivity via Bright Hill further boosts accessibility. Well-served by major expressways—SLE, CTE, TPE, and upcoming North‑South Expressway—making car travel smooth island‑wide 🏘 3. Future Growth & Investment Potential Situated in the Springleaf precinct earmarked by URA for mixed‑use development, including new parks, commercial spaces, and retail hubs harmonious with nature. Delivered by GuocoLand & Hong Leong, seasoned developers known for high‑quality and iconic residential and mixed‑use development. 🏊 4. Comprehensive Facilities & Livability Offers premium amenities: 50 m lap pool, tennis court, gym, basketball court, sky gardens, BBQ pavilions, play zones—a full suite for resort‑style living. Designed in low‑rise blocks among landed enclaves, providing unblocked panoramic views of greenery and reservoir. 🍽 5. Emerging Convenience & Lifestyle Amenities Situated along Upper Thomson Road with local eateries, cafés, and shophouses for daily needs and dining. Upcoming Lentor Mall and other mixed‑use hubs just nearby will enhance proximity to supermarkets, childcare centres, and lifestyle retail. Several established food centres and malls (AMK Hub, Thomson Plaza, Junction 9, Northpoint City) are a short drive or bus ride away. 🏩6. One‑Of‑A‑Kind Enclave Value First high‑rise condominium within the exclusive Springleaf landed enclave—units enjoy serene, low‑density surroundings and rare open views. ✅ Overall Verdict Springleaf Residence blends nature, connectivity, modern amenities, and future-ready potential in a prime residential enclave. It’s ideal for those seeking a balanced lifestyle—peaceful, green, and well-connected—with strong investment fundamentals. Call Sharon Yeo @ 9696XXXX for an appointment today.
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$2.66M
S$2,166 psf
Asking Price
S$2.45M
S$1,995 psf
vs Market
-7.9%
vs Last Done
-12.5%
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
+2%
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-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.