Springleaf Residence

Springleaf Residence is the best value in the Lentor-Upper Thomson corridor. Not the best location — the best value. At $2,175 PSF average, you're buying into the corridor at a price broadly comparable to a 3-year-old Lentor Modern resale ($2,107-2,464 PSF). New build, full lease, closest MRT proximity in the entire corridor. The OCR new launch average in 2025 was $2,320 PSF. Springleaf priced 6% below average. The market noticed: 870 of 941 units (92%) sold over the launch weekend. The MRT advantage is structural and permanent. Springleaf MRT is 186m away — a 2-minute sheltered walk. Every Lentor cluster project (Lentor Modern, Lentor Hills, Hillock Green, Lentoria, Lentor Mansion) is 400-800m from Lentor MRT. In Singapore's OCR market, MRT proximity is the single most important driver of resale value. Springleaf wins this category decisively.

Deal Score dropped from 7.8 to 6.5 with the modern-stock premium recalculation — the switch from all-stock to modern-stock resale data revealed the true premium is 33.6%, not the 2.1% previously shown using older mixed-stock averages. District 26 has limited modern resale stock for comparison (44 transactions). The 33.6% premium may overstate the gap versus comparable Lentor corridor condos — the D26 modern resale pool is mostly scattered freehold properties, not Lentor-equivalent leasehold. No primary school within 1km. This is the same problem as Hudson Place, but worse here because 60% of units are 3BR and 4BR — family units. Ai Tong School, frequently cited by agents, is 2,143m away — more than double the priority radius. For a project explicitly targeting families, this is a fundamental location-product mismatch. The precinct is brand new. Springleaf had no residential community when GuocoLand bid for the site in April 2024 — and they were the ONLY bidder. Every other developer passed. The area will be under construction for 3-5 years. Investors should understand this is a long-term appreciation play — Lentor corridor value depends on the full precinct build-out completing over the next 5-10 years.