9 Transit Road, Singapore 778885
Roots @ Transit is a boutique 31-unit block on Transit Road, completed in 2019, and the honest headline is that the public resale record here is still too thin to price with confidence. What we can say is the single confirmed 2025-26 sale printed at $1,490 psf, and the estate’s small scale is the real story.
Rail arrived after the keys did. Springleaf MRT (TE4) sits within 1km of the estate, on the Thomson-East Coast Line, though it is not within 500m. That is a genuine convenience the estate’s original buyers did not have on day one.
One honest fact up front: no primary school falls within the 1km ballot radius. Peiying Primary School sits in the 1km to 2km ring instead. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide explains exactly how that works. Balloting families should weigh this before anything else on this page.
The mix is compact and skewed small: 12 one-bedders, 16 two-bedders and 2 three-bedders, in a single block. There is effectively one meaningful format band here, the 2-bedroom, and it is the one this page can price with any confidence.
On tenure: the 99-year lease runs from May 2014, leaving roughly 87 years as of 2026, a young clock for the district and one reason the letting numbers below hold up.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 441 - 517 | |||
| 2 Bedroom | 581 - 667 | |||
| 3 Bedroom | 1,324 | |||
| Overall | 31 | 441 - 1,324 |
Nee Soon subzone is small and thinly traded, and Roots @ Transit is the smallest project in it. What the data does show, reliably, is the rental side of the estate. The 4 sections below lay out what we know and what we honestly do not yet know.
The 2025-26 URA record for Roots @ Transit holds just 1 transaction: a 516.7 sqft unit at $770,000, or $1,490 psf, printed in April 2025. That is not enough sales to state a reliable price band, and we are not going to manufacture a percentile range from a single data point.
For context, the wider Nee Soon subzone shows more activity: The Essence, an 84-unit project (TOP 2023) with 8 transactions at a median $1,515 psf, close to Roots @ Transit’s single print. Forest Hills Condominium (TOP 2003, 128 units) traded at a median $1,102 psf across 4 transactions, the older comparable at the value end.
The honest takeaway: Roots @ Transit’s own record is too thin to call a trend, but its single confirmed print sits in line with the subzone’s newer stock rather than its older stock.
Eyeing this project or want us to pull whatever fresh transactions exist? We track this closely because the record is so thin. WhatsApp us
The confirmed size ladder, priced at the $1,490 psf single confirmed print, covers the 2-bedroom band: 581 to 667 sqft, running about $866,000 to $994,000.
The unit count tells us the block also holds 12 one-bedders and 2 three-bedders, but our floor plan records do not yet carry a verified size range for either band. Rather than reuse the old copy’s unverified 1-bedroom or 3-bedroom sizes, we are flagging that gap here. What is confirmed is a genuinely small-format block: no unit here is built for a large family.
Supply: the Nee Soon subzone holds 6 projects totalling about 1,806 units. The pipeline is active nearby, with the Upper Thomson Road Parcel A GLS site (595 units, expected 2030) and Springleaf Residence (941 units, expected 2029) both under construction. Roots @ Transit is the smallest and oldest of the modern stock in the subzone.
Demand: Yishun town holds about 44,423 four-room and larger HDB flats already past their Minimum Occupation Period, one of the largest upgrader pools of any town. The upgrade math: over the last 12 months the median Yishun 4-room resale sold for $555,000 and the median 5-room for $699,000, either of which comfortably covers a 2-bedder here at the confirmed price band.
Rental: the tenant record is thin but real, with 9 leases signed since January 2025. Median rents run 1-bedders at $2,600 and 2-bedders at $2,900. Against the 2-bedroom ladder price of $866,000 to $994,000, gross yields run about 3.5% to 4.0%, a strong number for the district, though built on a small sample.
The honest take: this is a micro-scale building, 31 units, with a genuinely thin public transaction and lease record. That thinness cuts both ways: it means less resale liquidity when you sell, but the yield numbers that do exist are strong. Our rental yield guide covers how we read letting math on small samples, and the URA Master Plan shows what is landing next door at Upper Thomson Road Parcel A.
Singles and couples who want Thomson-East Coast Line access at a small quantum, and small-scale landlords who are comfortable underwriting a thin-record asset on strong current yield rather than a long price history. The tiny scale suits owners who want a quiet, self-managing block over a full-facilities estate.
Families balloting for a nearby primary school, or buyers who need a track record of transactions before they commit, should look elsewhere in the district. For a station-served freehold alternative with a deeper record, ask us about The Calrose, or for space and scale in the same district, ask us about Meadows @ Peirce.
Thinking about Roots @ Transit?
Before you offer, speak to us. Given how thin the public record is here, we will pull whatever recent transactions and comparable data exist before you make a call. WhatsApp us
Roots @ Transit has 1 block of 5 storeys.
Roots @ Transit rises 5 storeys.
Roots @ Transit has 31 residential units.
Roots @ Transit offers 1 Bedroom (441 to 517 sqft), 2 Bedroom (581 to 667 sqft), 3 Bedroom (1,324 sqft).
The floor plans we hold for Roots @ Transit are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Roots @ Transit sits on a site of about 1,674 sqm (roughly 18,000 sqft).
Roots @ Transit is 99-year leasehold (lease from May 2014).
No, Roots @ Transit is a 99-year leasehold development (lease from May 2014).
Roots @ Transit is developed by Soonbee Investment Holdings.
Roots @ Transit is at 9 Transit Road, Singapore 778885 – about 750m from Springleaf MRT (TE4).
Roots @ Transit is in District 26 (Upper Thomson, Springleaf), in the Outside Central Region (OCR).
The nearest MRT is Springleaf (TE4), about 750m away.
There are no primary schools within 1km of Roots @ Transit. The nearest is Peiying Primary School at 1.99km.
Primary schools within 2km of Roots @ Transit: Peiying Primary School.
Yes – parks within about 2km of Roots @ Transit include Springside Park, Meng Suan Interim Park, SpringLeaf Nature Park, Thong Soon Green Playground and Brooks Park.
Based on recent transactions, All unit types units start from about $770,000.
Roots @ Transit has seen average rental yields of about 3.7% based on recent transactions, and the nearest MRT, Springleaf (TE4), is about 750m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Roots @ Transit suits professionals, couples and investors more than school-focused families – there are no primary schools within 1km (the nearest is Peiying Primary School at 1.99km).
Roots @ Transit is a 99-year leasehold condominium in District 26 developed by Soonbee Investment Holdings Pte Ltd, comprising 31 units across 1 block. It obtained TOP in 2019.
Roots @ Transit obtained TOP in 2019.
Roots @ Transit is fully completed – TOP was obtained in 2019. Units are now available on the resale market.
Yes. Foreigners can buy Roots @ Transit because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Roots @ Transit is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
Hi 
We offer private property consultations for readers. Interested?
