Overview & Key Facts
SPRINGVALE is a freehold condominium at EAST COAST ROAD in District 15 (OCR), developed by , comprising 36 units, completed in 1996.
Location & Connectivity
SPRINGVALE is approximately 180m from Siglap MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Siglap | Thomson-East Coast Line | 180m |
| Bedok | East-West Line | 1.4 km |
| Marine Terrace | Thomson-East Coast Line | 1.4 km |
Schools & Education
11 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| East Coast Primary School | Primary | 100m |
| Global Indian International School (GIIS East Coast) | International | 100m |
| Chung Cheng High School (Main) | Secondary | 280m |
| Temasek Junior College | Jc | 1.2 km |
| Telok Kurau Primary School | Primary | 1.3 km |
| Victoria School | Secondary | 1.3 km |
| Victoria Junior College | Jc | 1.3 km |
| Temasek Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,490 psf | $1,370,000 |
| 3 BR | 4 | $1,460 psf | $1,574,500 |
Market Position
SPRINGVALE has recorded 6 sales at an average price of $1,506,333.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SPRINGVALE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,236/mo | $1,370,000 | 2.83% |
| 3 BR | $3,545/mo | $1,574,500 | 2.70% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,283 psf | — |
| 2022 | 1 | $1,335 psf | ↑ 4.0% |
| 2023 | 1 | $1,450 psf | ↑ 8.6% |
| 2025 | 1 | $1,672 psf | ↑ 15.3% |
| 2026 | 1 | $1,795 psf | ↑ 7.3% |
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SPRINGVALE prices sit at a fresh series high after a 7.3% gain on the prior period, now 39.9% above the 2021 starting level.
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
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 36 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. MRT proximity is the standout commute feature for daily transit users.
For international school families, en-bloc speculators and heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
SPRINGVALE is a freehold development in District 15 (OCR), with 36 units, offering a gross yield of 2.7%.
At ~$1,734 psf, it represents a competitive entry point in the OCR segment.
Explore the full SPRINGVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SPRINGVALE against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (950m away), an upgrader gap of about $750,000
- Marine Parade — 4-room average $648,065 (1.1 km away), an upgrader gap of about $850,000
- Bedok — 4-room average $659,895 (1.2 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for SPRINGVALE?
Is SPRINGVALE freehold?
What is the rental yield for SPRINGVALE?
Which MRT is nearest to SPRINGVALE?
Sources & Next Steps
- SPRINGVALE 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: 6 transactions
- Rental data: 52 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 6 records analysed · Source: URA private-sale caveats