Upper Thomson Road (Parcel A) · $613.9M at $1,062 psf ppr · ~595 Homes · 99-Year Leasehold
Tracking every milestone for the Upper Thomson Parcel A GLS site — from award to naming to launch. Last updated: .
Five bidders contested the 2.44-hectare Springleaf site, with the top bid of $1,062 psf ppr just 2% clear of Frasers Property and Soilbuild in second place.
See the full tender result →The neighbouring Parcel B project launched at an average of $2,175 psf and now resells at roughly $2,178 psf — the precinct's only launch-to-resale datapoint.
See what this means for pricing →The Johor Bahru–Singapore rail link lands three stops up the Thomson-East Coast Line, while the North-South Corridor reaches phased completion around 2027.
Explore the connectivity →Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd won the Upper Thomson Road (Parcel A) tender with a top bid of S$613.9 million, or S$1,062 psf ppr. The tender closed on 23 October 2025 drawing five bids and URA awarded the 99-year leasehold Springleaf site on 31 October 2025. The second bid was only 2% lower. (Source: URA GLS tender records.)
Highest of the trailing 24-month D26 set
| Rank | Bidder | Bid Price | PSF PPR |
|---|---|---|---|
| 1 | Wee Hur Property & GSC Holdings | $613,900,000 | $1,062 |
| 2 | Frasers Property & Soilbuild Group | $601,500,000 | $1,040 |
| 3 | GuocoLand & Hong Leong Holdings | $546,600,000 | $945 |
| 4 | Kingsford Group | Not disclosed | $940 |
| 5 | Sim Lian Group | Not disclosed | $934 |
Source: URA GLS tender records; ERA Research & Market Intelligence, 31 October 2025. Tender closed 23 October 2025; site awarded 31 October 2025.
From the failed first tender to estimated completion — every confirmed milestone and every developer estimate, in one view.
The site's original tender drew no offers at all, widely attributed to a long-stay serviced apartment (SA2) requirement that developers viewed as an untested model.
GuocoLand and Hong Leong launch 941 units on the neighbouring Parcel B at an average of $2,175 psf, selling 92% in the first weekend — the demand signal that changed how developers priced Parcel A.
With the SA2 clause dropped, the tender attracts five bids. Wee Hur Property and GSC Holdings top the field at $613.9 million ($1,062 psf ppr) and URA awards the site on 31 October 2025.
The developer's naming announcement, the URA sale licence and the price list are all expected in the run-up to launch, with the site plan and floor plans typically released four to six weeks before booking day.
The Johor Bahru–Singapore Rapid Transit System terminus opens at Woodlands North, three stops up the Thomson-East Coast Line from Springleaf.
Wee Hur has said it expects to launch sales for the project in the first half of 2027. This is company commentary, not a URA sale-licence date.
Wee Hur has guided completion of construction by the first half of 2031, which would put TOP roughly eighteen months after Springleaf Residence next door.
Launch and completion dates are the developer's own guidance, quoted from Wee Hur Holdings' FY2025 results commentary (SGX disclosure, 3 March 2026) — directional, not fixed. All other dates are confirmed public record.
Upper Thomson Residences is the second high-rise private site released in Singapore's Springleaf precinct — a 99-year leasehold mixed-use development on the 2.44-hectare Upper Thomson Road (Parcel A) parcel in District 26, with approximately 595 homes, at least 1,500 sqm GFA of retail and F&B, a 1,000 sqm GFA childcare centre, and the Springleaf MRT (TE4) station entrance built into the development.
Last updated:
The Government Land Sale conditions require the development to integrate the existing Springleaf MRT (TE4) station entrance and exit structure — genuine integration, not a five-minute covered walk across the estate.
Springleaf Residence next door sold 92% of 941 units in a single weekend in August 2025. Parcel A buys into the same demand pool without carrying the first-mover uncertainty that came with it.
Springleaf Nature Park, Upper Seletar Reservoir, Lower Seletar Reservoir and the Central Catchment Nature Reserve all sit within the immediate surrounds — which is also why Biodiversity Sensitive Urban Design rules apply to the site.
The tender mandates a minimum 1,500 sqm GFA of supermarket, retail and F&B plus a minimum 1,000 sqm GFA childcare centre — an everyday amenity base the precinct currently lacks.
There is no MOE-registered primary school inside the 1km priority-admission radius. If school proximity is your deciding factor, Lentor Gardens Residences is the more honest recommendation and we will say so.
At $1,062 psf ppr the land rate sits roughly 15–17% above Lentor Gardens ($920) and Springleaf Parcel B ($905). That is the honest trade-off: newest and best-connected, not cheapest.
Last updated:
Upper Thomson Residences is the working name for the 99-year leasehold development on Upper Thomson Road (Parcel A), a 2.44-hectare Government Land Sale site in the Springleaf precinct of District 26. Wee Hur Property Pte Ltd and its controlling shareholder GSC Holdings Pte Ltd were awarded the parcel on 31 October 2025 with a bid of $613.9 million, equivalent to $1,062 per square foot per plot ratio. The developer has not yet announced an official project name, which is why this site and most public coverage still refer to the parcel by its road address.
The site can yield approximately 595 to 596 private homes. Underneath them, the tender conditions require a minimum of 1,500 sqm GFA of supermarket, retail and F&B space and a minimum of 1,000 sqm GFA of childcare — the everyday amenity base that Springleaf, today a row of shophouses and a landed enclave, does not yet have. The development must also integrate the existing Springleaf MRT (TE4) station entrance and exit structure, putting the Thomson-East Coast Line directly at the door.
Springleaf is a genuinely early-stage transformation story rather than a mature estate wearing a new coat of paint. URA released only two high-rise parcels here: Parcel B, now Springleaf Residence, and Parcel A. Everything around them is low-rise — District 26 held 2,769 landed homes against 3,571 non-landed homes as at 3Q 2025 — so the buyer pool skews differently from Lentor's HDB-upgrader-driven demand, drawing heavily on right-sizers cashing out of maintenance-heavy landed houses in the same neighbourhood.
The honest counterweight is the amenity lag and the entry price. Present neighbourhood retail runs to the shophouses opposite the site, Springleaf Prata Place and Bernie's Restaurant among them, with Thomson Plaza and Junction 8 about a fifteen-minute drive away. And at $1,062 psf ppr this is the most expensive land in the trailing 24-month District 26 comparable set. Buyers here are paying for newest and best-connected, not for a discount. (Sources: URA GLS tender records; URA 3Q 2025 housing stock; ERA Research, 31 October 2025.)
Upper Thomson Residences is the reference name for the upcoming 99-year leasehold mixed-use development on the Upper Thomson Road (Parcel A) Government Land Sale site in Springleaf, District 26, Singapore. The 2.44-hectare parcel was awarded to Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd on 31 October 2025 for $613.9 million, or $1,062 psf ppr. It can yield roughly 595 to 596 private homes above a minimum 1,500 sqm GFA of supermarket, retail and F&B space and a minimum 1,000 sqm GFA childcare centre, and it must integrate the Springleaf MRT (TE4) station entrance. (Source: URA GLS tender records, 31 October 2025.)
No official project name has been released. Buyers researching this site will find it referred to interchangeably as Upper Thomson Residences, Upper Thomson Road (Parcel A), Upper Thomson Parcel A GLS, Upper Thomson Road Condo and Springleaf new launch — all of these describe the same parcel. Any name currently circulating, including the one on this page, is a reference label rather than a developer-confirmed name, and will be updated here the moment the naming announcement is made.
The site's history is unusually informative. Its first tender closed in December 2023 with zero bids, widely attributed to a long-stay serviced apartment (SA2) requirement that developers regarded as an untested, operationally awkward model. After that clause was dropped, and after Springleaf Residence next door sold 92% of its 941 units in a single weekend in August 2025, the re-launched tender drew five bids in October 2025. That before-and-after is the clearest available read on how quickly this precinct moved from untested to proven.
Wee Hur has guided a sales launch in the first half of 2027 and construction completion by the first half of 2031. Because that guidance comes from the company's FY2025 results commentary rather than a URA sale licence, treat both dates as directional. The unit mix, floor plans, site plan and price list are all still unpublished — the preview package typically appears four to six weeks before booking day. (Source: Wee Hur Holdings SGX disclosure, 3 March 2026.)
Springleaf matters because it has almost no private high-rise supply history at all. URA opened the precinct to high-rise housing with just two Government Land Sale parcels — Parcel B, which became the 941-unit Springleaf Residence, and Parcel A. Everything else in the immediate surrounds is landed housing along Springleaf Drive, Springleaf Rise, Springleaf Road and the Upper Thomson and Mandai Road estates. A buyer here is entering an estate at the point where its amenity base is still forming rather than one where the re-rating has already happened. (Source: URA Master Plan 2025; ERA Research, 31 October 2025.)
That thin supply history also shapes who buys. District 26 held 2,769 landed homes and 3,571 non-landed homes as at 3Q 2025. Right-sizers trading a large, maintenance-heavy landed home for a lock-and-go condo without leaving the neighbourhood are a real and distinct segment here — as are the adult children of those landed homeowners who want to stay near their parents. This is a materially different demand mix from Lentor's, which is driven far more by HDB upgraders.
Two government commitments give the precinct dated, checkable catalysts rather than aspirational ones. The Johor Bahru–Singapore Rapid Transit System terminus at Woodlands North, three Thomson-East Coast Line stops away, is committed and timelined for late 2026. The North-South Corridor — an expressway-grade link from the northern towns into the city — is committed, funded and on phased completion around 2027, which happens to align with the site's own guided launch window. Bishan Town Centre's designation as a future sub-regional centre under URA Master Plan 2025 is real but undated, so it belongs in the aspirational column, not the committed one.
The precinct's honest weakness is maturity lag. Present-day retail and dining amount to a row of shophouses directly opposite the site — Springleaf Prata Place and Bernie's Restaurant are the best-known — with Thomson Plaza and Junction 8 roughly a fifteen-minute drive away. The 1,500 sqm GFA of on-site commercial space mandated by the tender will help, but a buyer should understand they are purchasing into a still-thin retail base rather than a built-out town centre. That gap is precisely the phase in which early buyers have historically captured the largest re-rating — and precisely the risk if the amenity build-out runs slower than expected.
Springleaf MRT (TE4) is integrated into the development itself. The Government Land Sale conditions require the project to incorporate the station's existing entrance and exit structure, which is a materially different proposition from the five- to eight-minute covered walkway that most Outside Central Region launches offer. Springleaf sits on the Thomson-East Coast Line, running north to Woodlands and south through Bright Hill, Caldecott and Orchard to Marina Bay with no interchange required.
Rail context from Springleaf MRT (TE4):
(Station codes verified against the LTA network map. Stop counts are line positions; journey times vary by service pattern and are not quoted here because no site-specific timing has been published.)
For drivers, the site has direct frontage onto Upper Thomson Road, with the Seletar Expressway (SLE) running along its south-western boundary and the Central Expressway (CTE) reachable via the Upper Thomson Road and Mandai Road feeder routes. Thomson Plaza and Junction 8 are roughly a fifteen-minute drive. Precise drive times are deliberately not stated here: the site plan and vehicular access points have not been released, so any minute-by-minute figure would be guesswork.
Two committed upgrades sit on top of that baseline. The Woodlands North RTS link to Johor Bahru opens in late 2026, three stops up the line — relevant both for cross-border commuters and for the tenant pool that follows them. The North-South Corridor reaches phased completion around 2027, giving the northern corridor an expressway-grade route into the city. Further out, the Cross Island Line's Bright Hill interchange is under construction with a targeted 2030 completion; it is a network-wide upgrade three stops away rather than a new line at Springleaf itself, and should be weighed as optionality rather than a promised re-rating. (Sources: LTA network map and Cross Island Line project information; URA Master Plan 2025.)
URA released just two high-rise parcels in Springleaf. Parcel B became Springleaf Residence. Parcel A is the other one — and the last with an integrated station entrance.
The tender conditions require the development to integrate the existing Springleaf MRT (TE4) entrance and exit structure. That is the single feature most likely to distinguish this project from the rest of the District 26 comparable set — Springleaf Residence next door is a sub-two-minute walk, and Lentor Gardens Residences is about five minutes from Lentor MRT (TE5).
Because the site plan and vehicular access points have not been released, this page states geography and station positions rather than door-to-door minutes. Drive and walk times will be published here once the developer's preview package makes them verifiable.
Request the e-brochure to receive everything currently published on Upper Thomson Road (Parcel A) — plus the site plan, floor plans, unit mix and price list the day the developer releases them.
Upper Thomson Road, Springleaf · OCR
Homes, shops, F&B and childcare
From award date, 31 Oct 2025
The official floor plans for Upper Thomson Road (Parcel A) have not been released. The layouts shown below are generic reference templates included to illustrate typical bedroom configurations — they are not this development's plates, and no unit size, orientation or layout should be inferred from them. The developer's actual plans, unit mix and areas are expected with the preview package, typically four to six weeks before booking day. Register below and we will send them the day they are published.
Springleaf Residence, on the adjacent Parcel B, launched in August 2025 at an average of $2,175 psf and sold 92% of its 941 units in the first weekend. That is the strongest available evidence that this precinct's buyer pool is real rather than aspirational — and it is the reason the re-launched Parcel A tender drew five bids after its first attempt drew none. A second mover buys the same demand without the first-mover uncertainty. (Source: GuocoLand launch results; ERA Research, 31 October 2025.)
The Government Land Sale conditions require the development to integrate the existing Springleaf MRT (TE4) entrance and exit structure. Very few Outside Central Region launches can say the station access is part of the building rather than a five- to eight-minute walk across the estate. On the Thomson-East Coast Line that translates into direct, transfer-free travel to Orchard and Marina Bay, and two stops to the Woodlands Regional Centre employment base.
The Woodlands North Rapid Transit System terminus to Johor Bahru is committed and timelined for late 2026, three Thomson-East Coast Line stops away. The North-South Corridor is committed, funded and on phased completion around 2027 — aligning with the site's own guided launch window. District 26 recorded roughly 8.4% a year in price growth over 2021–2025, a cumulative 49.9%. (Sources: URA Master Plan 2025; URA price data via ERA Research.)
Two things genuinely count against this site. At $1,062 psf ppr the land is roughly 15–17% above Lentor Gardens ($920) and Springleaf Parcel B ($905) — the most expensive of the trailing 24-month District 26 set, which thins the entry cushion. And there is no MOE-registered primary school within the 1km priority radius. Neither is a temporary admin gap; both are confirmed, structural, and stated here rather than buried. If a school within 1km is non-negotiable, Lentor Gardens Residences is the better fit.
No showflat has opened for Upper Thomson Road (Parcel A) — the sales gallery is expected closer to the guided H1 2027 launch. Register now to be invited the moment appointment slots open.
The everyday difference at Upper Thomson Road (Parcel A) is the walk you do not take. Because the development must integrate the Springleaf MRT (TE4) entrance and exit structure, getting to the Thomson-East Coast Line is a level change rather than a trek through the estate in the rain. From there the line runs direct to Orchard and Marina Bay with no interchange, north to Woodlands and the Regional Centre in two stops, and to the Woodlands North RTS terminus for Johor Bahru in three once it opens in late 2026.
The tender conditions require a minimum 1,500 sqm GFA of supermarket, retail and F&B space and a minimum 1,000 sqm GFA childcare centre within the development. That matters more here than it would in a mature estate, because Springleaf's present-day retail runs to a row of shophouses opposite the site. Condominium facilities — pool, gym, function rooms — have not been released and remain at the developer's discretion, so nothing on this page should be read as a confirmed facilities list.
Springleaf Nature Park, Upper Seletar Reservoir, Lower Seletar Reservoir and the Central Catchment Nature Reserve sit in the immediate surrounds, and the neighbourhood beyond them is a settled landed enclave rather than a redevelopment pipeline. That proximity is also why Biodiversity Sensitive Urban Design requirements apply to the site — a real constraint on the developer at construction stage, already reflected in the land bid, and a reasonable proxy for how the green setting will be treated.
There is no official price list for Upper Thomson Road (Parcel A), and there will not be one until the developer obtains its URA sale licence — expected in the run-up to the guided H1 2027 launch. What can be said with confidence is the land cost, because that is public record: $1,062 psf ppr, confirmed at award on 31 October 2025.
ERA Research's published read is that the site could be launched at an average price of at least $2,300 psf based on land cost alone. The arithmetic behind that is checkable: the confirmed $1,062 psf ppr land cost, plus an estimated $480 psf of construction inclusive of the Biodiversity Sensitive Urban Design premium, plus an estimated $180 psf of financing and fees, implies a developer breakeven in the region of $1,720 psf — leaving roughly a 25–30% margin buffer at $2,300 psf, in line with recent District 26 launches. Every figure other than the land cost is an estimate.
| District 26 Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Upper Thomson Rd (Parcel A) — this site | $1,062 psf ppr | $2,300+ (est.) |
| Springleaf Residence — Aug 2025 launch avg | $905 psf ppr | $2,175 |
| Springleaf Residence — 12-mth trailing resale | Awarded Apr 2024 | $2,178 avg ($2,004–$2,400) |
| Lentor Gardens Residences | $920 psf ppr | $2,300–$2,450 (est.) |
Sources: URA GLS tender records; EdgeProp Singapore 12-month transaction window, 2026; ERA Research, 31 October 2025. Estimates are analyst calculations, not developer-confirmed figures. Lentor Gardens figures are modelled and should be cross-checked before relying on them.
The two sites are neighbours, so the comparison is unusually clean. Springleaf Residence is the 941-unit GuocoLand and Hong Leong project on Parcel B, launched in August 2025 at an average of $2,175 psf, 92% sold in its first weekend, TOP expected in the second half of 2029, and now resells at roughly $2,178 psf on a 12-month trailing average. Its land was awarded at $905 psf ppr in April 2024. Parcel A is the newer, latest-cycle plot with the integrated MRT entrance, higher land cost, and a later completion. The uncomfortable implication for buyers is that Springleaf Residence resale already trades close to where Parcel A is expected to launch — so the premium has to be justified by newness, connectivity and a longer runway, not by value.
The case here is capital-led rather than yield-led, and it is more honest to say so upfront. Using Springleaf Residence as the nearest rental proxy at roughly $3.90 psf per month, an indicative two-bedroom entry around $2,300 psf implies a gross yield near 2.2%, or roughly 1.5% net once property tax, maintenance and a one-month vacancy allowance are deducted. That is thin. No direct rental data exists for this site and none will until Springleaf Residence reaches TOP in the second half of 2029.
The stronger arguments sit on the capital side: an integrated station entrance that cannot be replicated by later plots, District 26's five-year price growth of about 8.4% a year over 2021–2025, a feeder pool of more than 9,000 HDB flats reaching their Minimum Occupation Period across Ang Mo Kio, Bishan, Woodlands and Yishun between 2026 and 2029, and demand already demonstrated next door. Set against that: the highest land cost in the comparable set, a 2026 GLS Confirmed List running more than 50% above the ten-year average, and two consecutive quarters of HDB resale price decline in 2026 that could soften exactly the upgrader proceeds many buyers here will be relying on.
These two answer different questions. Lentor Gardens Residences is a 499-unit Kingsford project whose land was awarded in April 2025 at $920 psf ppr, previewing from July 2026, about a five-minute walk from Lentor MRT (TE5). Its genuine advantage is schools — Anderson Primary, CHIJ St Nicholas Girls' and Presbyterian High are all reachable — and it is booking now rather than six to nine months out. Upper Thomson Road (Parcel A) answers a different question: it offers a station entrance built into the development and a later, newer position in the cycle, at a higher land cost and with no school inside the 1km radius. If schools decide it, Lentor Gardens is the better project for you.
The developer is Wee Hur Property Pte Ltd in joint venture with GSC Holdings Pte Ltd, Wee Hur's own controlling shareholder — so there is no external co-developer whose incentives could pull against the group's. Wee Hur has been building in Singapore since 1980, and its recent residential projects including Bartley Vue, Parc Botannia, Parc Centros and Villas @ Gilstead have all sold out. On timing, Wee Hur has guided a first-half 2027 sales launch and first-half 2031 construction completion (SGX disclosure, 3 March 2026). Still unpublished: the official project name, the unit mix and price list, the site plan and floor plans, and the exact stack orientation. Register below and each of those will reach you the day it is released.
Everything currently known — and everything still unknown — about Upper Thomson Residences and the Upper Thomson Road (Parcel A) GLS site.
Last updated:
Be first to receive the official project name, site plan, floor plans, unit mix and price list for Upper Thomson Road (Parcel A) — the day each is released.