811 Upper Thomson Road 788978, Nee Soon, North Region, Singapore
$3,070,000






















Springleaf Residence is the first large-scale residential project in Springleaf area. Peaceful Green Living meets Urban Connectivity. Next to Springleaf Nature Park & Upper Seletar Reservoir. Direct access to Orchard, Marina Bay, East Coast in Future. CALL 9750XXXX To Buy Direct From Developer's STAR BUY Prices, Get The Latest Promotional Discounts, Floorplans and E-Brochure! Project Details: 1) Site Area: Approx. 344,700 sqft. 2) Land Price: S$905 psf ppr 3) Tenure: 99-year leasehold 4) District: 26 – Yishun/Springleaf 5) 5 Towers of 25th Storey 6)Total of 941 Units 7) Unit Mix of 1 bedroom to 5 bedrooms 8) Expected T.O.P. 2nd Qtr 2029 Why Springleaf Residence is Unmissable: ✅ Right Next to Springleaf MRT (TEL) — less than 2 mins walk, fully sheltered! ✅ Mega Development of 941 units — full condo facilities, strong resale momentum, and attractive maintenance fees. ✅ By Guocoland & Hong Leong — reputable developers with proven track records in Lentor transformation. ✅ Unmatched Connectivity — SLE, BKE, NSC, and under 30 mins to CBD, One-North & Woodlands Regional Hub. ✅ Nature & Privacy — Forest-inspired design, unblocked views, and surrounded by landed/condo enclave. ✅ Future Upside Potential — Limited supply + transformation in Lentor–Tagore zone + Parcel A Mixed Development. This is not just a home — it’s a first-mover investment opportunity in a fast-transforming enclave! Whatsapp me at wa.me/659750XXXX now for an exclusive showflat viewing! Developer Appointed Sales Team Joey Yap Hp 9750XXXX Disclaimer : *Photos and Floor Plans are for illustration purposes *Any information is subjected to changes and Developer's approval
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$3.15M
S$2,166 psf
Asking Price
S$3.07M
S$2,113 psf
vs Market
-2.5%
vs Last Done
-7.3%
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.