Existing condo
Thomson Grove
Yio Chu Kang Road · Ang Mo Kio · District 26
: Freehold · Completed 1984 (EdgeProp) · 116 homes
- Recent sales, median
- S$1,444
- 3 sales in 12 months
- Sales in 12 months
- 3
PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.
Is it worth buying?
PropGPT financial score
63out of 100
Fair case on the numbers
Confidence: medium, some figures missing (56% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearbynot countedNot known yet. | Not known | Not known yet. |
| Rental yield vs typical30% of the scoreRent of about 2.8% of the price a year; typical is 3.2%. | 16 | Rent of about 2.8% of the price a year; typical is 3.2%. |
| Price vs other condos in the townnot countedNot known yet. | Not known | Not known yet. |
| Value lost to the lease in the next 10 years20% of the scoreFreehold or 999-year: no lease running down. | 100 | Freehold or 999-year: no lease running down. |
| Nearby homes that beat the market20% of the score5 of 7 nearby projects beat the market. | 86 | 5 of 7 nearby projects beat the market. |
| This condo's own prices vs the marketnot countedNot known yet. | Not known | Not known yet. |
| Distance to the MRT20% of the score122 m to the nearest station. | 100 | 122 m to the nearest station. |
| Competing homes finishing nearby10% of the score1,751 competing homes finishing nearby around the same time. | 12 | 1,751 competing homes finishing nearby around the same time. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 3Neutral 0Watch out 2Not known yet 3
Am I paying a fair price?
Price vs similar resale homes nearby · Not known yet
Not known yet
Fewer than 10 similar resale condos sold within 1.5 km in the last 12 months, or no price is known yet.
Show the calculationHide the calculation
What it compares
This condo's median price per sq ft (its own 3 resales in the last 12 months) against resale condos and apartments within 1.5 km, sold in the last 12 months, any size. Each resale price is scaled to this condo's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.Price vs other existing condos in Ang Mo Kio · Not known yet
Not known yet
Fewer than 5 others to compare with.
Show the calculationHide the calculation
What it compares
This condo's median price per sq ft (its own 3 resales in the last 12 months) against other existing condos in the same town (URA planning area) with resales in the same period, each scaled to this condo's lease.
Can it earn or hold its value?
Rental yield · Watch out
About 2.8% of the price a year in rent, before costs
Less than the typical 3.2% for existing condos, so rent would cover less of your costs.
- This condo
- 2.8%
- Typical for existing condos
- 3.2%
Based on 132 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.The figures
- Nearby rent: S$3.40 per sq ft a month, median of 132 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$3.40 × 12 ÷ S$1,444 psf = 2.8%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
Lease · In your favour
Freehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
Show the calculationHide the calculation
What it compares
The title's tenure, as recorded by URA.How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How nearby homes' prices moved · In your favour
5 of 7 nearby projects rose faster than the whole market
Homes around here have done better than the market in recent years. Past results do not guarantee future ones.
Based on 7 nearby projects, sales from Oct 2021 · a rough guide only
Show the calculationHide the calculation
What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.The figures
- LENTOR MODERN (196 m): +14% from 2022-Q3 to 2026-Q2; market +16%
- THE CALROSE (248 m): +33% from 2022-Q1 to 2026-Q2; market +25%
- SEASONS PARK (399 m): +30% from 2022-Q2 to 2026-Q2; market +21%
- CASTLE GREEN (550 m): +32% from 2022-Q2 to 2026-Q1; market +21%
- BULLION PARK (890 m): +16% from 2022-Q1 to 2026-Q1; market +26%
- MEADOWS @ PEIRCE (984 m): +22% from 2022-Q2 to 2026-Q2; market +21%
- In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.What this check cannot see
- PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
- A project's early sales may be small units and later ones large, or the other way round.
- Past price moves do not predict future ones.
How this condo's prices moved · Not known yet
Not known yet
Fewer than 5 sales early and 5 sales recently, at least 2 years apart.
Show the calculationHide the calculation
What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.MRT · In your favour
122 m to Lentor MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
Show the calculationHide the calculation
What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Teck Ghee (planned), 2,243 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · Watch out
1,751 homes in 4 other projects within 1.5 km due 2026–2030
Many owners nearby may try to rent out or sell at the same time, which can hold prices and rents down.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
Show the calculationHide the calculation
What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Cost to buy, hold and sell · Fact
S$89,600 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
Show the calculationHide the calculation
What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$2.40M: S$89,600 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales in the last 12 months · Fact
3 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
1984
Older buildings need more upkeep; very old ones may be en bloc candidates.
Show the calculationHide the calculation
The figures
- From EdgeProp, checked 2026-10-22.
PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What it costs
Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.
| Size (bedrooms, a guess) | Typical size | Median price | Range | Sales |
|---|---|---|---|---|
| 4-bedroom 1,400–1,899 sq ft | 1,485 sq ft | S$2.47M | S$2.08M to S$2.68M | 7 in 24 months |
| 5+-bedroom 1,900 sq ft or more | 2,895 sq ft | S$4.16M | S$4.14M to S$4.18M | 2 in 12 months |
Asking prices now
- 3-bedroomS$2.78M S$1,872 psf
- 4-bedroomS$3.50M S$1,634 psf
- 6-bedroomS$2.40M S$1,559 psf
A sample of listings on EdgeProp, checked 2026-10-22. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.
See current listings on EdgeProp, 99.co or PropertyGuru.
Stamp duty on S$2,400,000: S$89,600 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.
Recent sales
Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.
| Month | Size | Floor | Price | PSF |
|---|---|---|---|---|
| May 2026 | 2,895 sq ft | 06-10 | S$4,138,000 | S$1,429 |
| Feb 2026 | 2,895 sq ft | 06-10 | S$4,180,000 | S$1,444 |
| Dec 2025 | 1,485 sq ft | 01-05 | S$2,683,000 | S$1,807 |
| Nov 2025 | 1,485 sq ft | 01-05 | S$2,080,000 | S$1,401 |
| Aug 2025 | 1,485 sq ft | 01-05 | S$2,600,000 | S$1,751 |
| Jun 2025 | 1,485 sq ft | 06-10 | S$2,600,000 | S$1,751 |
| Apr 2025 | 1,485 sq ft | 01-05 | S$2,460,000 | S$1,657 |
| Apr 2025 | 1,485 sq ft | 06-10 | S$2,470,000 | S$1,663 |
| Feb 2025 | 1,485 sq ft | 01-05 | S$2,358,888 | S$1,588 |
| Nov 2024 | 1,485 sq ft | 01-05 | S$2,355,000 | S$1,586 |
| Mar 2024 | 1,485 sq ft | 06-10 | S$2,350,000 | S$1,582 |
| Mar 2024 | 1,485 sq ft | 01-05 | S$2,320,000 | S$1,562 |
| Mar 2024 | 1,485 sq ft | 01-05 | S$2,400,000 | S$1,616 |
| Feb 2024 | 1,485 sq ft | 06-10 | S$2,312,000 | S$1,557 |
| Jan 2024 | 1,485 sq ft | 01-05 | S$2,260,000 | S$1,522 |
| Jan 2024 | 1,485 sq ft | 06-10 | S$2,250,000 | S$1,515 |
| Jan 2024 | 1,485 sq ft | 06-10 | S$2,480,000 | S$1,670 |
| Jan 2024 | 2,153 sq ft | 01-05 | S$2,910,000 | S$1,352 |
| Oct 2023 | 1,485 sq ft | 01-05 | S$2,220,000 | S$1,495 |
| Jul 2023 | 1,485 sq ft | 01-05 | S$2,300,000 | S$1,549 |
Location
- Nearest mrt station
- Lentor MRT Station
- 122 m · ~2 min walk
- Nearest school
- Anderson Primary School
- 628 m · ~8 min walk
- Nearest park
- Lentor Green Pg
- 177 m · ~3 min walk
- Nearest supermarket
- Cold Storage Singapore (1983) Pte Ltd
- 1.2 km · ~16 min walk
URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Compare Thomson Grove with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.