Upper Thomson Road (Parcel A) GLS – Major 1H 2025 Land Release Next to Springleaf MRT, Singapore
Introduction: Prime GLS Plot in Northern City Fringe
The Upper Thomson Road (Parcel A) GLS plot is one of the standout Government Land Sale (GLS) sites under the 1H 2025 GLS Programme in Singapore. Positioned in the Springleaf precinct of District 26, this residential with commercial land parcel sits immediately beside Springleaf MRT Station (Thomson‑East Coast Line) — offering future residents unmatched connectivity and access to nature‑rich surroundings.
Upper Thomson Road (Parcel A) GLS Tender Results
The 99-year leasehold Parcel A tender closed on 23 October 2025 with five competitive bids, marking a strong turnaround from its previous launch in December 2023, which drew no offers. The renewed interest is attributed to the removal of the long-stay serviced apartment (SA2) requirement, making the site far more attractive to developers.
Tender Bids Table
| Ranking | Tenderer | Bid Price (SGD) | Land Rate (S$ psf ppr) |
|---|---|---|---|
| 1 | Wee Hur Property Pte Ltd & GSC Holdings Pte Ltd | 613,939,000 | 1,062 |
| 2 | Frasers Property Phoenix Pte Ltd & SB (Westpoint) Investment Pte Ltd | 601,500,000 | 1,040 |
| 3 | GuocoLand (Singapore) Pte Ltd, Intrepid Investments Pte Ltd & TID Residential Pte Ltd | 546,512,967 | 945 |
| 4 | Kingsford Huray Development Pte Ltd | 543,650,000 | 940 |
| 5 | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd | 540,000,000 | 934 |
Note: The table shows the top bids for Upper Thomson Road (Parcel A) GLS. See the URA website for full details.
Strategic Location: Springleaf MRT & Green Surroundings
The Upper Thomson Road (Parcel A) site enjoys one of the most sought‑after positioning factors in Singapore — direct adjacency to Springleaf MRT Station (TEL), providing residents with seamless transit links to Woodlands, Bright Hill/Caldecott, Downtown and Marina Bay without transfers.
The area also blends urban convenience with abundant greenery, including Springleaf Nature Park, Upper Seletar Reservoir, and the Central Catchment Nature Reserve, creating a rare mix of nature and connectivity for future homeowners.
Site Potential & Future Development
Spanning about 2.44 hectares (24,421.9 m²) with a maximum gross floor area (GFA) of 53,729 m², the site is zoned for residential development with commercial space on the first storey. Based on planning parameters, the Upper Thomson Road (Parcel A) plot can potentially yield around 595 private homes alongside approximately 2,000 sqm of commercial space, offering integrated living convenience right at the doorstep.
Comparison with Recent Launches
Upper Thomson Road (Parcel A) can be contextualized against nearby or recent GLS/residential launches:
Springleaf Residence Launch and Take-Up Rate
Springleaf Residence, located in the serene Springleaf precinct along Upper Thomson Road, marked one of the most anticipated launches in Singapore’s northern city-fringe market. Positioned adjacent to Springleaf MRT Station on the Thomson-East Coast Line, the development offers residents seamless connectivity to the city and a peaceful, nature-rich environment. The launch featured a mix of 1- to 5-bedroom apartments, catering to both young professionals and multi-generational families seeking city-fringe living.
Upon its launch, Springleaf Residence recorded strong sales momentum, with over 70% of units taken up within the first quarter. Analysts attribute this high take-up rate to the combination of prime MRT access, competitive pricing ranging from S$2,097 to S$2,343 psf (avg S$2,202), and lifestyle amenities, including proximity to parks, dining, and retail options. The successful launch underscores the enduring demand for well-located, city-fringe residential developments in Singapore.
- Springleaf Residence: 1–5 bedroom units from S$2,097–S$2,343 psf (avg S$2,202), with direct MRT access.
- Chencharu Close GLS: Larger mixed-use site with ~875 units; slightly less convenient MRT access.
- Lentor Central GLS: Top bid ~S$1,278 psf ppr; closer to central employment nodes.
- Upper Thomson Parcel A: Top bid ~S$1,062 psf ppr; quieter northern precinct with Springleaf MRT adjacency.
Price Comparison Table
| Project | Unit Type / Offer | Price (psf) | Notes |
|---|---|---|---|
| Springleaf Residence | 1–5 BR | S$2,097 – S$2,343 (Avg S$2,202) | Completed launch, direct Springleaf MRT |
| Chencharu Close GLS | Residential + Commercial | N/A (land only) | Large site (~875 units), mixed-use |
| Lentor Central GLS | GLS land | ~S$1,278 psf ppr | City-fringe, strong developer interest |
| Upper Thomson Road (Parcel A) | GLS land | ~S$1,062 psf ppr | Springleaf MRT access, ~595 units potential |
Investment & Living Appeal
- Transit-Oriented Living: Direct MRT access ensures strong rental potential and convenience.
- Nature & Urban Balance: The Springleaf precinct offers a quieter, greener environment.
- Integrated Convenience: Ground-floor commercial space adds daily amenities for residents.
Project Snapshot (Summary)
| Attribute | Details |
|---|---|
| Location | Upper Thomson Road (Parcel A), Springleaf (District 26), Singapore |
| Tenure | 99‑year leasehold |
| Site Area | ~24,421.9 m² |
| Maximum GFA | ~53,729 m² |
| Estimated Units | ~595 residential homes |
| Commercial Space | ~2,000 sqm |
| Nearest MRT | Springleaf MRT (TEL) |
| Top Bid | S$613.9 million (~S$1,062 psf ppr) |
| Tender Closed | 23 October 2025 |
| Winning Tenderer | Wee Hur Property Pte Ltd & GSC Holdings Pte Ltd |
Conclusion: A Rare Springleaf GLS Opportunity
The Upper Thomson Road (Parcel A) GLS site represents a strategic land release in northern Singapore — combining direct MRT access, a serene nature‑rich setting, and substantial development potential. With strong developer interest and competitive tender results, the site is poised to become a key new launch that will attract both homeowners and investors.
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Explore the upcoming Chencharu Close GLS for more city-fringe investment opportunities.