Roots@Transit 根
D26 - Mandai / Upper Thomson
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Why Roots@Transit 根
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Springleaf MRT 712m away
Springleaf station on the Thomson-East Coast Line is about 712m from the development. That line runs direct to Orchard, Marina Bay and on to the east coast, which is a genuinely different level of connectivity from what this stretch of Upper Thomson had before it opened.
Upper Thomson and the Central Catchment on the doorstep
The site sits on Transit Road, off Upper Thomson Road, with the Central Catchment Nature Reserve, MacRitchie Reservoir and the Upper Peirce and Lower Peirce reservoirs all within a short drive. This is one of the few parts of Singapore where the surrounding greenery is a national reserve rather than a park.
Thirty-one units in one five-storey block
Roots@Transit is a single block of five storeys containing 31 units. At that size the building runs on a small owner community and low shared overheads, and it is the kind of stock that rarely becomes available in the Upper Thomson corridor.
Layouts from one to three bedrooms
The unit mix runs from one-bedroom apartments of 445 to 520 sqft, through two-bedrooms of 583 to 734 sqft, to a three-bedroom format of 1,326 sqft. It is a compact, efficient mix aimed at singles, couples and small families rather than large households.
A compact but complete facility set
The development provides a swimming pool, pool deck, jacuzzi area, viewing deck, fitness corner, playground, green corner and secure entrance with intercom, plus surface car parking. For 31 units, that is a reasonable programme.
Upper Thomson Road's food and cafe strip
Upper Thomson Road is one of Singapore's better-known informal eating corridors, with a long run of cafes, restaurants and old-school eating houses along the stretch towards Thomson Plaza and Casuarina. Much of it is within walking distance of Transit Road.
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Roots@Transit 根
D26 - Mandai / Upper Thomson
Roots@Transit is a 31-unit residential development at 9 Transit Road, District 26, off Upper Thomson Road. It consists of a single block of five storeys on 99-year leasehold land, developed by Soonbee Investment Holdings Pte Ltd, and it obtained its Temporary Occupation Permit in May 2019.
The unit mix is compact and efficient: one-bedroom apartments of 445 to 520 sqft, two-bedroom apartments of 583 to 734 sqft, and a three-bedroom format of 1,326 sqft. The facilities include a swimming pool, pool deck, jacuzzi area, viewing deck, fitness corner, playground, green corner and secure entrance with intercom, with surface car parking rather than a basement deck.
Location is the project's argument. Springleaf MRT station on the Thomson-East Coast Line is about 712m away, which gives a direct ride to Orchard, Marina Bay and onwards to the east coast - a material change from what Upper Thomson offered before the line opened. The surrounding area is also unusually green for a location this close to the city: the Central Catchment Nature Reserve, MacRitchie Reservoir, and the Upper and Lower Peirce reservoirs are all within a short drive, and Upper Thomson Road itself carries one of Singapore's better-known cafe and eating strips.
The trade-off is amenity depth. There is no primary or secondary school within a kilometre, no shopping mall within a kilometre, and no supermarket within a kilometre. Everyday provisioning means a drive or a bus ride to Thomson Plaza, the Casuarina area or the shops along Upper Thomson Road, and families with school-age children should check the primary-school geography carefully against their plans.
The Developer
Backed by Soonbee Investment Holdings Pte Ltd.
Soonbee Investment Holdings Pte Ltd
Roots@Transit was developed by Soonbee Investment Holdings Pte Ltd, a company with a history of around forty years whose principal activity has been bank and financial holding. It is a single-project development vehicle rather than an established residential developer with an ongoing pipeline.
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Why Roots@Transit 根 Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Transit Road sits on the northern edge of Upper Thomson, where the city begins to give way to the Central Catchment Nature Reserve. The most important change to the location in recent years is the opening of the Thomson-East Coast Line: Springleaf station is about 712m away, which places Orchard, Marina Bay and the east coast corridor on a single direct line. Before that line, Upper Thomson was car-dependent for anything beyond the immediate neighbourhood, and the opening of the station is what materially re-rated the address. The other advantage is environmental rather than infrastructural - MacRitchie Reservoir, the Upper and Lower Peirce reservoirs and the Central Catchment are all within a short drive, and the surrounding low-density landed and semi-rural character is unlikely to be built over. Upper Thomson Road's cafe and restaurant strip is within walking distance, and the Central Business District and Orchard are both reachable by car via the Central Expressway or the Pan-Island Expressway.
Amenities & Lifestyle
Amenity is the weak point and should be stated plainly. Within a kilometre there is no primary school, no secondary school, no shopping mall and no supermarket. The nearest provisioning is along Upper Thomson Road and at Thomson Plaza, which is a drive or a bus ride rather than a walk. Upper Thomson Road itself carries a strong informal food culture - cafes, restaurants and long-established eating houses - which is a real quality-of-life asset, but it is not the same as having a supermarket at the foot of the building. Within the development, the facility programme is compact and appropriate: a swimming pool, pool deck, jacuzzi area, viewing deck, fitness corner, playground, green corner and secure entrance with intercom, with surface car parking rather than a basement deck.
Rental & Investment
The tenant pool here is narrower than in a town-centre location. The realistic base is singles and couples who want greenery and a short commute into Orchard or the Central Business District via the Thomson-East Coast Line, plus a smaller group of expatriates who value the nature-reserve setting and are willing to trade amenity for it. The absence of schools, malls and supermarkets within walking distance removes the family-tenant segment almost entirely, and that is a structural limitation rather than a temporary one. On the other side, the unit count of 31 means very little internal competition - an owner is not competing against fifty identical two-bedroom units in the same building - and the limited supply of comparable stock in the Upper Thomson corridor supports scarcity value. Yields on one- and two-bedroom units in this kind of location are typically reasonable, but the tenant search can take longer than in a town centre.
Area Transformation
The transformation of Upper Thomson has been delivered rather than promised. The Thomson-East Coast Line, which opened in stages from 2020 through 2024, added Springleaf, Bright Hill, Upper Thomson and Caldecott stations along this corridor, converting a bus-served stretch of the island into a rail-connected one. That is the single largest change to the area's fundamentals in decades, and it is why a project completed in 2019 looks considerably better placed now than it did at launch. Caldecott is also an interchange with the Circle Line, which extends the reach further. Looking forward, the more consequential changes in the wider area are the continued build-out of the Lentor and Bright Hill residential nodes along the same line corridor, and the longer-term development of the Greater Northern region including the Woodlands Regional Centre. Closer to home, the surrounding land is constrained by the nature reserve and by low-density zoning, so the sensible expectation is stability in the immediate environment alongside gradual improvement in connectivity - a rarity in a market where most locations are being densified.
Roots@Transit 根 — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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