Market direction Mixed / steady
Is D26 getting more expensive?
Rent is down 6.8% over the last 3 months. Sale PSF is down 1.7% over the last 3 months. Read this as a district signal, then confirm with specific project pages.
District 26 rent and sale trends
Upper Thomson, Springleaf Private residential prices, rents and project comparisons.
D26 Market Brief
Read the district signal first, then confirm any rent, offer or asking price against a specific project.
District signals
Transaction activity +63.6%
Is volume rising?
Transaction volume is rising. 692 records in the latest 6-month view versus 423 in the prior view.
Relative value 58.3% above
Is this district priced above nearby areas?
D26 median sale PSF is above the nearby set (D24, D25, D27). Buyers should be stricter on project-specific comps.
Before you decide
For renters $3,800 to $4,100
Start with the district rent band
Rent momentum looks softening. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.
For buyers $2,096 to $2,226 psf
Use PSF comps before chasing
Sale PSF is steady. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.
For sellers and landlords Up to $1,970,000
Price close to recent evidence
If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.
Stable rent projects
Projects with tighter recent monthly rent movement and enough rental depth to be useful.
Rising volume projects
Projects where the latest 6-month activity is materially higher than the prior 6-month view.
D26 project map
Explore the top 8 projects by transaction depth across rental and sale records.
Project discovery in D26
Shortlists that help renters, buyers and owners move faster than scrolling the full directory.
Best rental evidence Meadows @ Peirce 403 rentals
Use when checking what tenants are actually paying.
Best sales evidence Springleaf Residence 920 sales
Use when comparing offer prices and seller expectations.
Best freehold comp Meadows @ Peirce 479 transactions
Helpful when tenure is part of the buying decision.
Best all-round comp Lentor Modern 798 total transactions
Good first stop when you want both rental and sale context.
Most active projects
Best starting points when you want deeper transaction evidence.
Highest rent projects
Projects with the highest typical rent in this district.
Highest sale PSF projects
Useful for spotting the upper end of buyer demand.
Small freehold projects to watch
Boutique freehold projects with limited but relevant data.
Freehold vs leasehold in D26
Tenure matters most when buying or selling. Rentals still need project-level comps.
D26 has 28 freehold projects and 18 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.
For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.
3 projects still need tenure added, so this mix will improve as we add more project facts. Freehold 28 projects
2,344 transactions · 30.0% of D26 transactions Leasehold 14 projects
5,249 transactions · 67.1% of D26 transactions Long leasehold 4 projects
109 transactions · 1.4% of D26 transactions Tenure pending 3 projects
124 transactions · 1.6% of D26 transactions District market trends
Recent rent, sale PSF and transaction activity across D26.
Latest median rent $4,100 823 rentals in view
Latest median sale PSF $2,076 psf 2,126 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 2 $2,076 psf $3,032,050
Jul 2026 0 - 297 $2,355 psf $2,216,600
Jun 2026 87 $4,100 25 $2,099 psf $2,493,000
May 2026 58 $3,950 24 $1,977 psf $2,820,000
Apr 2026 72 $4,200 27 $2,227 psf $2,395,000
Mar 2026 78 $4,400 22 $2,135 psf $2,759,500
Feb 2026 39 $4,000 20 $1,520 psf $2,206,000
Jan 2026 58 $4,700 22 $1,840 psf $3,183,500
Dec 2025 57 $4,000 18 $2,236 psf $2,666,500
Nov 2025 37 $4,400 29 $2,162 psf $2,608,000
Oct 2025 36 $4,050 49 $2,256 psf $2,420,000
Sept 2025 33 $4,600 25 $2,297 psf $2,849,000
Top projects to explore
Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.
99-year leasehold from 2024 Springleaf Residence 920 transactions
- Median rent
- -
- Median sale PSF
- $2,169 psf
- Median rent
- $4,100
- Median sale PSF
- $2,118 psf
- Median rent
- -
- Median sale PSF
- $2,115 psf
- Median rent
- -
- Median sale PSF
- $2,262 psf
- Median rent
- $3,500
- Median sale PSF
- $1,165 psf
- Median rent
- $4,000
- Median sale PSF
- $1,574 psf
- Median rent
- -
- Median sale PSF
- $2,214 psf
- Median rent
- -
- Median sale PSF
- $2,161 psf
Project directory in D26
Browse the remaining 41 projects in Upper Thomson, Springleaf. Lower-volume projects can be useful, but read them with nearby comps.
Project Tenure Transactions Typical rent Sale PSF Latest record
Bullion Park Freehold 435 $3,200 $1,429 psf Jul 2026 The Calrose Freehold 302 $4,500 $1,820 psf Jul 2026 Seasons Park 99-year leasehold from 1995 273 $3,575 $1,089 psf Jun 2026 Lentor Gardens Residences 99-year leasehold from 2025 272 - $2,357 psf Aug 2026 Lentoria 99-year leasehold from 2022 252 - $2,225 psf Jul 2026 Springleaf Garden Freehold 140 $6,000 $1,379 psf Jun 2026 The Springside Freehold 126 $6,300 $2,026 psf Jul 2026 Thomson Grove Freehold 122 $4,200 $1,562 psf Jun 2026 Dalla Vale Freehold 116 $6,525 $957 psf Jun 2026 Landed Housing Development Freehold 99 $6,300 $1,627 psf Jun 2026 The Countryside Freehold 75 $5,975 $1,752 psf Jun 2026 Non-Landed Housing Development Tenure pending 59 $3,900 - Jun 2026 Forest Hills Condominium 99-year leasehold from 2000 57 $3,800 $963 psf Jun 2026 Mandai Garden 999-year leasehold from 1884 56 $3,800 $1,709 psf Jul 2026 Roots @ Transit 99-year leasehold from 2014 55 $2,800 $1,306 psf May 2026 Fudu Park Freehold 51 $6,250 $1,454 psf Jul 2026 Hong Heng Mansions Freehold 50 $2,850 $994 psf Jun 2026 Lentor View Freehold 50 $5,500 $1,395 psf Jun 2026 Teacher's Housing Estate Tenure pending 48 $4,200 - Jun 2026 Lentor Villas Freehold 47 $6,500 $1,631 psf Mar 2026 Banyan Villas Freehold 43 $6,505 $2,026 psf May 2026 The Brooks II Freehold 43 $3,200 $1,524 psf Jun 2026 Teachers' Housing Estate 999-year leasehold from 1885 42 - $1,803 psf Aug 2026 The Essence 99-year leasehold from 2018 37 $3,650 $1,460 psf Jun 2026 The Brooks I Freehold 29 Limited $3,100 $1,472 psf Jun 2026 Florissa Park Freehold 27 Limited $5,700 $1,595 psf Jun 2026 President Gardens Freehold 27 Limited $6,000 $1,708 psf Jul 2026 Heeton Park Freehold 18 Limited $4,600 $1,783 psf Mar 2026 Poets Villas 99-year leasehold from 2010 18 Limited $6,000 $680 psf Apr 2026 Melody Villas Tenure pending 17 Limited $6,000 - Dec 2025 Atelier Villas Freehold 15 Limited $6,150 $939 psf Apr 2026 Hong Heng Garden Freehold 15 Limited $3,800 $856 psf Dec 2025 Mun Wah Garden Freehold 10 Limited $7,900 $1,613 psf Mar 2026 Hong Heng Terrace Freehold 7 Limited $4,000 $1,765 psf Jan 2026 Huit 999-year leasehold from 1884 6 Limited $7,150 $1,574 psf Dec 2025 Springleaf Villas Freehold 6 Limited $6,950 $822 psf Jan 2026 Peirce Vale 999-year leasehold from 1885 5 Limited $6,000 $2,251 psf Feb 2025 Raintree Valley Freehold 4 Limited $7,000 $1,345 psf Apr 2026 Heeton Classic Freehold 3 Limited - $1,529 psf Jan 2026 Residential Apartments Freehold 3 Limited - $1,013 psf Mar 2026 Springleaf Green Freehold 2 Limited - $1,604 psf Sept 2023 No matching projects in this district.
Showing 24 of 41 projects
Run D26 numbers
Use the typical D26 rent and sale price as a first pass, then move into project-specific pages before deciding.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $2,161 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
D26 FAQ
Quick answers for renters, buyers and owners comparing Upper Thomson, Springleaf.
What is the typical rent in D26?
The median monthly rent in D26 is $4,000, based on 2,809 rentals on this district page.
What is the typical sale price in D26?
The median sale price in D26 is $1,896,000, with a median sale PSF of $2,161 psf across 5,017 sales.
Which D26 projects have the most transactions?
Springleaf Residence has the deepest combined rent and sale evidence on this district page, with 920 transactions.
Which projects are strongest for rental and sale comparisons in D26?
Meadows @ Peirce is currently strongest for rental evidence, while Springleaf Residence is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.
Is D26 mostly freehold or leasehold?
D26 has 28 freehold projects and 18 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.
How current is the D26 data?
The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.
About this district data
How to read D26 rental and sale figures.
District pages combine all tracked private residential projects in the postal district.
Rental figures use recorded monthly rent data and are summarized by month.
Sale figures use private residential sale data, including sale price, PSF and total sale value where available.
Guidance cards are estimates based on district-level medians and trends. They are not financial advice.