Castle Green Review — Upper Thomson / Springleaf · D26
HuatScore: 81/100 — Solid Choice!
Is Castle Green a good buy?
HuatScore rates Castle Green 81/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.1% yield. Strongest card: Both anchors locked in. Main watch-out: 6 new launches competing in D26 · Upper Thomson / Springleaf. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,375 psf
- Price from: S$1.25M
Live market data
- Resale transactions (12mo): 18
- Recent resale PSF: ~$1,350 psf
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 183m to ANDERSON PRIMARY SCHOOL and 484m (~6-min walk) to Lentor MRT (Exit 3). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +11% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- 6 new launches competing in D26 · Upper Thomson / Springleaf: 6 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Castle Green suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.1% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
80% capital gain since 2021, now ~$1,375 psf. Lease 66 years left — financing starts to pinch.