Overview & Key Facts
THE SPRINGS is a freehold condominium at MOULMEIN RISE in District 11 (CCR), developed by LAND RESOURCES HOLDINGS PTE LTD, comprising 62 units, completed in 2003.
Location & Connectivity
THE SPRINGS is approximately 340m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 340m |
| Newton | North-South Line | 1.1 km |
| Farrer Park | North-East Line | 1.1 km |
| Newton | Downtown Line | 1.1 km |
| Little India | North-East Line | 1.4 km |
| Little India | Downtown Line | 1.4 km |
Schools & Education
19 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 260m |
| St. Margaret's Secondary School | Secondary | 710m |
| St. Margaret's Primary School | Primary | 750m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.2 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Beatty Secondary School | Secondary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,883 psf | $1,929,600 |
| 4 BR | 2 | $1,842 psf | $2,550,000 |
Market Position
THE SPRINGS has recorded 7 sales at an average price of $2,106,857.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,682 psf | — |
| 2022 | 1 | $1,626 psf | ↓ 3.4% |
| 2025 | 4 | $2,027 psf | ↑ 24.7% |
| 2026 | 1 | $1,682 psf | ↓ 17.0% |
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From the 2025 high, THE SPRINGS prices have given back 17.0% — still 0.1% below the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% 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 |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 62-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 families with young children, mrt-walkable commuters, p1 school balloting families and long-term hold (10+ yr) best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
THE SPRINGS is a freehold development in District 11 (CCR), with 62 units, offering a gross yield of 2.5%.
At ~$1,958 psf, it reflects its premium CCR positioning.
Explore the full THE SPRINGS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE SPRINGS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (360m away), an upgrader gap of about $1,200,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $1,200,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,000,000
FAQ
What is the average PSF for THE SPRINGS?
Is THE SPRINGS freehold?
What is the rental yield for THE SPRINGS?
Which MRT is nearest to THE SPRINGS?
Sources & Next Steps
- THE SPRINGS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 7 transactions
- Rental data: 96 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 7 records analysed · Source: URA private-sale caveats