The Calrose Review — Upper Thomson / Springleaf · D26
HuatScore: 77/100 — Solid Choice!
Is The Calrose a good buy?
HuatScore rates The Calrose 77/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: Freehold
- Avg PSF: ~$2,027 psf
- Price from: S$2.05M
Live market data
- Resale transactions (12mo): 11
- Recent resale PSF: ~$2,000 psf
- Gross rental yield: 2.2%
What works in its favour
- Both anchors locked in: 513m to ANDERSON PRIMARY SCHOOL and 89m (~1-min walk) to Lentor MRT (Exit 4). 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.
- 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
- Thin transaction volume: Only 11 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- 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 The Calrose suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- 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
2021 buyers sitting on 75% — late but not too late. At ~$2,027 psf, price is full — must negotiate.