First-Mover Advantage As New Housing Comes Up In Upper Thomson Road

If living at the doorstep of nature tickles your fancy, then your dream home could be coming right up – in Upper Thomson Road. The government will be introducing new private housing in two sites in Upper Thomson Road, Parcel A and B which will collectively yield more than 1,500 new residential units, including 100 long-stay serviced apartments.

Specifically, the government land sales tender for the Upper Thomson Road (Parcel B) site – which closed on 4 April 2024 – had attracted one sole bid, with the top bid of $779.6 million (land rate of $905 psf ppr) placed by a joint venture between Guocoland and Intrepid Investments. The tender for the adjoining site, Upper Thomson Road (Parcel A) which will comprise long-stay serviced apartments, will close in June 2024.

The Upper Thomson Road (Parcel B) plot spans 3.2 hectares and can potentially offer 940 dwelling units. It is located within walking distance from the Springleaf MRT station and near the Springleaf landed housing area.

Nature in the backyard and near wildlife paradise

Presently, the immediate areas above the two Upper Thomson Road plots have been zoned for “Park” use, according to the URA Master Plan 2019. Across the Seletar Expressway sits the massive Central Catchment Nature Reserve, Singapore’s largest nature reserve with more than 2,000 hectares of forest and over 20km of hiking trails, including the TreeTop Walk in MacRitchie Reservoir.   

In addition, the site is also a short walk to the Springleaf Nature Park, linking up to the Lower Seletar Reservoir. Meanwhile, a short drive away is the Mandai Wildlife Reserve, where the Singapore Zoo, River Wonders, Night Safari, and the Bird Paradise are located. With such sprawling parks and one of Singapore’s top attractions nearby, there would be no lack of recreation offerings.

There is a potential for some units in the future development to enjoy spectacular views of the nature reserve and the surrounding areas, given the mostly low-rise homes nearby currently.  

Connectivity

One of the most attractive attributes of the site is that it is located next to the Springleaf MRT station on the Thomson-East Coast Line (TEL).  Two MRT stops away is the Woodlands regional centre, earmarked as the largest economic hub in Northern Singapore. That is also where the Causeway Point mall is located.

Meanwhile, the Springleaf MRT station is three stops from the Woodlands North station, where commuters can hop on a 4-km long train journey to Johor’s Bukit Chagar station via the upcoming Johor Bahru-Singapore Rapid Transit System Link. It is slated to commence passenger service by end-2026, according to the Land Transport Authority.

The TEL also offers a direct commute to ride to Orchard Road, Maxwell, Shenton Way and Gardens by the Bay. When fully completed, the TEL will extend to Eastern Singapore, passing Tanjong Katong, Marine Parade, Siglap to Sungei Bedok.

Amenities and schools

Given that this is still a relatively new neighbourhood, the range of amenities is not plentiful, as yet. However, new residents can look forward to commercial offerings at the adjacent project (Upper Thomson Road Parcel A) which will provide some retail and dining options.  

One MRT stop away is the Lentor Modern integrated development, which will have 96,000 sq ft of retail space. There will be shops and F&B outlets, as well as a 12,000 sq ft supermarket and a 10,000 sq ft childcare centre in the project, according to Lentor Modern’s developer. In addition, there are also an assortment of eateries, cafes and restaurants along Upper Thomson Road. For an even wider range of retail and F&B options, residents can head to Ang Mo Kio central, which is a short 15-minutes’ drive from the site.

Presently, there are no schools in the immediate vicinity of the site. The closest primary schools are in Khatib and Ang Mo Kio areas, being Peiying Primary School, Anderson Primary School, CHIJ St. Nicholas Girls’ School, and Mayflower Primary School. The lack of schools nearby could be a key consideration for families with young children or couples planning to start a family.

All in, the project could be appealing not just to nature lovers, but also to those working nearby in the Woodlands commercial hub, the Seletar Aerospace Park, and the Tagore industrial estates. Furthermore, as the northern parts of Singapore undergo transformation – such as the redevelopment of the Singapore Turf Club in Kranji – it could also bring more excitement and growth opportunities in the future.

About the developer

GuocoLand is an award-winning developer firm with a diversified portfolio comprising residential, hospitality, commercial, retail and integrated developments spanning across the region. GuocoLand has been awarded with a number of accolades both locally and internationally, in recognition for its quality, innovative developments and commitment to business excellence. In Singapore, the Group has successfully developed 36 residential projects yielding approximately 11,000 apartments and homes. Some of its most recent projects include Midtown Modern, Midtown Bay, Wallich Residences, Meyer Mansion, Martin Modern, Leedon Residences, and Goodwood Residences.

Intrepid Investments is a subsidiary firm of Hong Leong Holdings. Hong Leong Holdings was formed in 1968 as Hong Leong Group's privately held property investment and property holding vehicle. It has since established itself as a major player in the property market, making it one of the most sought-after providers of a comfortable home. To date, it manages eight commercial projects and has developed close to 100 residential properties, including a range of mid- to high-end projects such as Penrose, Midwood, The Avenir, The Tate Residences.