Overview & Key Facts
ESPIRA SPRING is a freehold condominium at LORONG G TELOK KURAU in District 15 (OCR), developed by WORLD CLASS LAND PTE LTD, comprising 30 units, completed in 2010.
Location & Connectivity
ESPIRA SPRING is approximately 480m from Kembangan MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 480m |
| Eunos | East-West Line | 860m |
| Marine Terrace | Thomson-East Coast Line | 1.2 km |
Schools & Education
13 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 610m |
| Canossa Catholic Primary School | Primary | 980m |
| Chung Cheng High School (Main) | Secondary | 1.4 km |
| Tanjong Katong Girls' School | Secondary | 1.4 km |
| Canadian International School (Tanjong Katong) | International | 1.5 km |
| Broadrick Secondary School | Secondary | 1.5 km |
| EtonHouse International School (Broadrick) | International | 1.5 km |
| East Coast Primary School | Primary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,464 psf | $1,300,000 |
| 3 BR | 2 | $1,255 psf | $1,512,500 |
| 4 BR | 1 | $1,036 psf | $1,930,000 |
| 5+ BR | 4 | $1,088 psf | $2,269,722 |
Market Position
ESPIRA SPRING has recorded 9 sales at an average price of $1,848,210.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ESPIRA SPRING typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,747/mo | $1,300,000 | 3.46% |
| 3 BR | $3,990/mo | $1,512,500 | 3.17% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $887 psf | — |
| 2022 | 2 | $1,335 psf | ↑ 50.5% |
| 2024 | 2 | $1,383 psf | ↑ 3.6% |
| 2026 | 3 | $1,205 psf | ↓ 12.9% |
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From the 2024 high, ESPIRA SPRING prices have given back 12.9% — still 35.9% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 30-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits empty nesters / downsizers, mrt-walkable commuters, quiet sanctuary seekers and long-term hold (10+ yr) best. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
It is a weaker fit for families with young children and resort facilities — other options likely serve them better. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
Verdict
ESPIRA SPRING is a freehold development in District 15 (OCR), with 30 units, offering a gross yield of 2.5%.
At ~$1,205 psf, it represents a competitive entry point in the OCR segment.
Explore the full ESPIRA SPRING dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ESPIRA SPRING against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (620m away), an upgrader gap of about $1,200,000
- Geylang — 4-room average $761,443 (760m away), an upgrader gap of about $1,100,000
- Marine Parade — 4-room average $648,065 (1.3 km away), an upgrader gap of about $1,200,000
FAQ
What is the average PSF for ESPIRA SPRING?
Is ESPIRA SPRING freehold?
What is the rental yield for ESPIRA SPRING?
Which MRT is nearest to ESPIRA SPRING?
Sources & Next Steps
- ESPIRA SPRING Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 23 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 9 records analysed · Source: URA private-sale caveats