Springleaf: Where Landed Living Meets Nature and the TEL
Updated 2026-10-21
Springleaf is one of Singapore's quieter landed enclaves, set between the Central Catchment Nature Reserve and Lower Seletar Reservoir. The Thomson-East Coast Line now connects it to Orchard in under 20 minutes, and URA plans will reshape the precinct over the next decade.
What is it like living near Springleaf MRT?
Springleaf feels more like a village than a suburb. The streets around Springleaf Garden and Springleaf View are lined with semi-detached and terrace houses set back behind mature trees, and daily life revolves around the hawker stalls and coffee shops along Upper Thomson Road rather than a shopping mall.
Springleaf Nature Park, a six-hectare strip along Sungei Seletar, sits within walking distance of the station. It is home to over 80 species of resident and migratory birds and connects to trails leading to Lower Seletar Reservoir, roughly five kilometres away. MacRitchie Reservoir Park and the Central Catchment Nature Reserve are both accessible from here, making the area one of the best-connected green corridors on the island for runners and hikers.
The trade-off is retail. There is no major mall within the immediate precinct. Residents tend to drive or ride the MRT one or two stops to Thomson Plaza or Junction 8 in Bishan for supermarkets and larger shops.
Transport and connectivity
Springleaf station (TE4) opened in August 2021 as part of the Thomson-East Coast Line. The line runs from Woodlands North through the city centre to the east coast, giving Springleaf direct train access to Orchard, Marina Bay, and Shenton Way without a transfer. The full line, once its final stage to Sungei Bedok opens, will extend that reach to Bayshore and the East.
By road, the Seletar Expressway provides fast access to the Central Expressway and Tampines Expressway. Bus services along Upper Thomson Road connect to Ang Mo Kio and Yishun interchanges.
How much do homes near Springleaf MRT cost?
The average asking price across 209 current listings near Springleaf is S$6,223,955, at an average of S$1,742 per square foot for a typical size of 3,606 square feet. That average is pulled upward by the area's landed stock, which makes up the majority of listings.
Of those 209 listings, 116 are landed homes and 92 are condominiums, with a single executive condominium rounding out the mix. Landed prices in the Springleaf Garden estate range from roughly S$5 million to above S$8 million for recent transactions, while new-build terrace houses such as the Springleaf Collection have listed between S$6.8 million and S$7.3 million.
On the condominium side, the incoming Springleaf Residence by GuocoLand and Hong Leong Holdings is the largest new launch in the precinct, a 941-unit development on Upper Thomson Road with completion expected in 2031. It will add significant condo supply to a neighbourhood that has historically been defined by its landed housing.
Schools near Springleaf
The nearest primary schools include Peiying Primary School in Yishun and Anderson Primary School in Ang Mo Kio, both within about three kilometres. CHIJ St Nicholas Girls' School, which runs both primary and secondary levels, is roughly three kilometres away in Ang Mo Kio.
For secondary education, options within a similar radius include Naval Base Secondary School, Presbyterian High School, Chung Cheng High School (Yishun), and Mayflower Secondary School. Parents should note that Springleaf sits at the boundary of the Yishun and Ang Mo Kio planning areas, which means the school catchment draws from both sides.
What is planned for the Springleaf precinct?
URA's Master Plan designates the 33-hectare Springleaf precinct for biodiversity-sensitive residential development. The current 8.5 hectares of park land is expected to expand to between 10 and 15 hectares after environmental studies, with an ecological corridor running through the site to link the nature reserves on either side.
The plan calls for pedestrian and cycling paths connecting the precinct to the MRT station and surrounding parks, and new housing built around the principle of preserving the existing tree canopy and habitat. No HDB build-to-order launches have been announced for Springleaf, so near-term growth will come from private developments like Springleaf Residence.
For existing homeowners, the combination of the completed MRT station and incoming private supply is likely to keep Springleaf in the conversation as a premium low-density address. The area's character, low-rise housing set against protected greenery, is unlikely to change dramatically given the conservation-oriented planning framework.