Rent vs D11 -16.3%
Rents below district median
The Springs's latest 12-month median rent is $4,350 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
The Springs rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 3 Moulmein Rise the Springs Singapore 308144
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Quick summary about The Springs
The Springs is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 94 rentals and 7 sales.
- Latest 12M median rent is $4,350 per month from 14 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,064,000, with median sale PSF at $1,979 psf from 4 sales.
- Rent is up 14.4% over the last 3 months. Sale PSF is up 19.0% over the last 3 months.
The Springs Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -21.2%
Sale PSF below district median
The Springs's latest 12-month median sale PSF is $1,979 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.53%
Rent support near district screen
Gross yield is roughly 2.53% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 37.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +15.4%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare The Springs against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,350
Is the asking rent fair?
$4,150 to $4,550 is the first fair-rent band to check. Above $4,550 should have a visible reason.
Latest 12M median sale PSF $1,979 psf
Is the purchase price fair?
$2,000,000 to $2,130,000 and $1,920 to $2,040 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,300
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 37.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +15.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Springs Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 7 resale transactions
Total sold value $14.7M
The Springs Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 94 Jun 2021 to Jun 2026
Sale transactions 7 Sept 2021 to May 2026
Rent trend 14.4% Last 3 months
Sale PSF trend 19.0% Last 3 months
The Springs Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.35 km away
FARRER PARK MRT STATION (NE8) 1.1 km away
FARRER PARK MRT STATION 1.12 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 0.88 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.23 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 1.28 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.69 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.78 km away
WHAMPOA PARK CONNECTOR Park / green link · 1.13 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.46 km away
The Springs Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,200 37 rentals in view
Latest median sale PSF $1,682 psf 5 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $4,200 0 - -
May 2026 1 $5,850 1 $1,682 psf $1,810,000
Mar 2026 2 $5,150 0 - -
Jan 2026 1 $4,500 0 - -
Dec 2025 2 $4,975 0 - -
Nov 2025 4 $4,300 1 $2,001 psf $2,800,000
Sept 2025 1 $5,500 2 $2,084 psf $2,064,000
Aug 2025 0 - 1 $1,937 psf $1,960,000
Jun 2025 1 $4,200 0 - -
May 2025 2 $4,300 0 - -
Mar 2025 4 $4,350 0 - -
Feb 2025 2 $4,450 0 - -
Projects Similar to The Springs
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Gilstead Two 1.0 km away 279 transactions
- Median rent
- $4,300
- Median sale PSF
- $2,232 psf
- Median rent
- $4,000
- Median sale PSF
- $1,787 psf
- Median rent
- $3,500
- Median sale PSF
- $1,926 psf
- Median rent
- $4,100
- Median sale PSF
- $1,915 psf
- Median rent
- $4,150
- Median sale PSF
- $1,844 psf
- Median rent
- $3,850
- Median sale PSF
- $2,117 psf
The Springs Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,300 $4,254 69
3 bed $4,500 $4,694 25
The Springs Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,300 $4,307 23
1,000 to 1,100 sqft $4,300 $4,227 46
1,100 to 1,200 sqft $4,200 $4,157 7
1,300 to 1,400 sqft $4,325 $4,460 10
1,400 to 1,500 sqft $5,000 $5,000 1
1,800 to 1,900 sqft $6,000 $5,667 3
2,100 to 2,200 sqft $5,600 $5,413 4
The Springs Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,874,000 $1,810 psf 4
11 to 15 $2,190,000 $2,211 psf 1
16 to 20 $2,550,000 $1,842 psf 2
The Springs Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
The Springs shows a latest 12-month median monthly rent of $4,350 across 14 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,350
Rentals in period 14
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at The Springs show a median price of $2,064,000 and $1,979 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,064,000
Latest 12M median PSF $1,979 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. The Springs has 7 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $14.7M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run The Springs numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,350/mo Test gross and net yield against typical rent. Buy vs rent $2.1M Compare ownership cost against renting. Mortgage $2.1M Estimate monthly payment from the sale price. Stamp duty $1,979 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare The Springs against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
The Springs FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Springs?
The Springs has a latest 12-month median monthly rent of $4,350 across 14 rentals in that period.
What is the typical sale price at The Springs?
The latest 12-month median sale price for The Springs is $2,064,000, based on 4 sales in that period.
What is the median sale PSF at The Springs?
The latest 12-month median sale price per square foot for The Springs is $1,979 psf. The average for the same period is $1,963 psf.
Is The Springs freehold or leasehold?
The Springs is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Springs located?
The Springs is located at 3 Moulmein Rise the Springs Singapore 308144 in D11 / Watten Estate, Novena, Thomson.
How current is the The Springs transaction data?
The project 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.