Springleaf Estate – Upper Thomson Road
Springleaf Estate is situated in the North region of Singapore along Upper Thomson Road/Sembawang Road. It is within the Yishun Planning area in District 26—an area characterized by a low-density population. The site is primarily occupied by low-rise landed housing, eateries, shops, forested areas, and Nee Soon Camp. Bounded by the Seletar Expressway and Mandai Road, the main access road is Upper Thomson Road/Sembawang Road. This precinct shares District 26 with another emerging location, Lentor Hills Estate. The only difference is that it is under the Ang Mo Kio Planning area in the Northeast region. Despite this distinction, both estates share very similar attributes.
Nature is all around Springleaf Estate
Situated adjacent to the Central Catchment Nature Reserve in Singapore, this site is exceptionally rare. It is also surrounded by Upper and Lower Seletar reservoirs and close to Springleaf Nature Park. The dense forest areas within serve as habitats for numerous native flora and fauna. Including some classified as threatened or endangered species. It is crucial to approach new development plans with care and sensitivity to avoid impacting the ecology of these habitats. The aim should be to minimize any potential habitat loss resulting from the construction of new buildings.
The Urban Redevelopment Authority (URA) consistently collaborates with industry experts and nature/heritage groups. It is to gather improvement suggestions and feedback, enhancing their understanding of landscapes and habitats. These valuable insights along with various considerations, are incorporated into the Master Plan, accompanied by Urban Design Guidelines for the Springleaf Precinct. Subsequently, an Environmental Impact Assessment (EIA) is conducted for the Springleaf Estate in Singapore.
Heritage Buildings in Springleaf Estate
Within the Springleaf Estate, significant heritage buildings, such as the former Seletar Institute and Nee Soon Post Office, contribute to the area’s historical value.
Former Seletar Institute
The Seletar Institute was one of Singapore’s four centralized institutions introduced in the late 1980s, focusing on commerce subjects for pre-university education. Unlike students in Junior Colleges, Seletar Institute students underwent a three-year A-Levels program. The other three centralized institutions were Outram Institute, Jurong Institute, and Townsville Institute. Both Seletar and Townsville Institutes ceased operations in 1998. It is due to a rapid decline in demand for three-year pre-university courses since 1995. In 2004, a new Millennia Institute was established through the merger of Outram and Jurong Institutes, relocating to its permanent campus in December 2016. This Millennia Institute consolidates teaching resources, expertise, and offers new customized programs and facilities for students.
Former Nee Soon Post Office
This two-level heritage colonial-designed post office building is named after Singapore’s pioneer, Lim Nee Soon. The upper level serves as a residence, and it is officially known as Nee Soon Post Office, which historically catered to the nearby community. However, its primary function now is serving as a storage facility.
The URA has engaged consultants to explore innovative ideas for incorporating these heritage buildings into future developments. Meaningful suggestions include transforming the former Seletar Institute into mixed residential flats with communal and recreational spaces. Additionally, integrating the former Nee Soon Post Office into a public park with the surrounding greenery has been proposed.
Springleaf New Township in Transformation
Well-connected Transportation Network
Springleaf Estate boasts convenient accessibility through a comprehensive network of well-connected roads. Whether residents or visitors, reaching Upper Thomson Road is easily achieved via Seletar Expressway (SLE) or Sembawang Road through Yishun Ave 1. Additionally, the future North-South Corridor (NSC) viaduct, formerly known as North-South Expressway (NSE), provides another driving route to enhance connectivity.
The estate benefits from a comprehensive public bus service, including routes 138, 167, 169, 860, and 980. Notably, the newly operational Springleaf MRT (Thomson-East Coast Line) since August 2021 enhances convenience, value, and vibrancy for Springleaf Estate. Residents and commuters now find it more convenient to access Springleaf for nature walks, outdoor activities and visits to Springleaf Nature Park. The MRT line also connects them to popular eateries and cafes. With three MRT exits, Exit 1 and Exit 2 are closer to local amenities, while Exit 3 leads to the former Seletar Institute area, anticipating new developments in the coming years.
Springleaf MRT provides a direct connection to the northern part of Singapore (Woodlands North Station). Ongoing construction at Woodlands North station will link up with the Johor Bahru – Singapore Rapid Transit System (RTS), making future travel to Malaysia more convenient. The RTS is expected to be completed by the end of 2026.
For residents commuting to Downtown and the Central Business District, a simple journey in the opposite direction southward of Singapore is all that is needed.
Existing Developments in Springleaf Estate
Springleaf Estate is predominantly occupied by zoned landed housing estates along Thong Soon Green and Springleaf Ave/Springleaf View. Limited land plots are available for developing new launch apartments, primarily found on higher plot ratios along both sides of the main road, closer to the Nee Soon Camp area. These developments are situated slightly away from the Springleaf MRT station. Notably, The Essence, a recently TOP (Temporary Occupation Permit) development in 2023, is located at Chong Kuo Road.
New Government Land Sales (GLS) in Springleaf Estate
The government’s meticulous long-term planning, as outlined in the URA Master Plan 2014, aims to transform the Springleaf Estate into a new township while preserving the site’s natural assets and qualities. The objective is to offer the public new nature-based recreational spaces and introduce approximately 2,000 new housing units. A review of URA Master Plans from previous years reveals a trend where more reserved sites are being repurposed for residential and park use.
In line with the government’s plans to increase private residential supply in the coming years, two new Government Land Sales (GLS) plots in Upper Thomson were announced on 21 June 2023, as part of the H2 2023 GLS confirmed list. These plots, situated on Upper Thomson Road, are anticipated to yield up to 1,535 private housing units.
These new opportunities align with the government’s strategy to rejuvenate and develop sites along transport networks, capitalizing on the enhanced accessibility of the transport network and the rich biodiversity of Springleaf Forest.
It was announced on 4 December 2023 that both Upper Thomson Land Parcel A and Parcel B, are now open for land tender. The closing dates for tenders are set for 19 June 2024, and 4 April 2024, respectively. Notably, a portion of Upper Thomson Parcel A is earmarked to launch as a new class of serviced homes. Aligning with another site at Zion Road Parcel A in introducing a novel long-stay serviced apartments concept. This represents an attractive prospect, especially for developers with hospitality experience. Simultaneously, it serves as a testing ground to gauge market acceptance through bidders’ responses to this pilot long-stay serviced homes concept, anticipating successful results in the future.
