Thomson Reserve
, Bishan, Central · 99-year leasehold · Upcoming
Thomson Reserve is a 1,268-unit development of four 21-storey and two 30-storey towers at Bright Hill Drive, on the former Thomson View site, next to Upper Thomson MRT station. It is jointly developed by CapitaLand Development, UOL Group and Singapore Land Group, with two- to five-bedroom homes.
- From
- S$1.54M
- Lowest
- S$2,608calculated
Exterior: Residential towers, artist's impression. CapitaLand Development: Thomson Reserve project page
Images from the developer, usually artist's impressions. The finished project may differ.
Upcoming: not selling yet. The facts here come from URA's development pipeline and the developer's announcements. Prices and unit details appear when they are published.
Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.
- Ready ()
- 2030
- Nearest MRT or LRT
- 92 m · ~2 min walkcalculated
- so far
- 0 of 1,268 (0%)
- Recent sales, median
- Not available
- , median
- S$1,954 psfcalculated
- 99-year leasehold
- Developer
- Tamarind Development Pte Ltd
- Launched
- Not available
Nearest station in service: Upper Thomson MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
Not enough data to score: fewer than 4 in 10 of the figures are known.
Confidence: low, many figures missing (33% 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 typicalnot countedNot known yet. | Not known | Not known yet. |
| Price vs other new launches nearbynot countedNot known yet. | Not known | Not known yet. |
| Price vs launches in the regionnot countedNot known yet. | Not known | Not known yet. |
| Price vs the developer's likely breakevennot countedNot known yet. | Not known | Not known yet. |
| Value lost to the lease in the next 10 years29% of the scoreAbout 99 years left: the lease takes about 1.8% off its value in the next 10 years. | 82 | About 99 years left: the lease takes about 1.8% off its value in the next 10 years. |
| Nearby homes that beat the market29% of the score7 of 11 nearby projects beat the market. | 73 | 7 of 11 nearby projects beat the market. |
| Distance to the MRT29% of the score92 m to the nearest station. | 100 | 92 m to the nearest station. |
| Competing homes finishing nearby14% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track recordnot countedNot known yet. | Not known | Not known yet. |
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 1Watch out 0Not known yet 6
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.
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What it compares
This project's median price per sq ft (its own sales) against resale condos and apartments within 1.5 km, sold in the last 12 months, any size. Each resale price is scaled to this project's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (any size).Price vs launches in this region · Not known yet
Not known yet
Fewer than 5 others to compare with.
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What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).Land cost vs launch price · Not known yet
Not known yet
No price per square foot is known for this project yet.
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
Can it earn or hold its value?
Rental yield · Not known yet
Not known yet
Fewer than 10 rental contracts for similar homes within 1.5 km in the last year.
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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 project's price per sq ft.Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.The figures
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · In your favour
7 of 11 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 11 nearby projects, sales from Oct 2021 · a rough guide only
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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
- THOMSON THREE (123 m): +24% from 2022-Q1 to 2026-Q2; market +25%
- THREE 11 (281 m): +11% from 2022-Q2 to 2026-Q3; market +21%
- BISHAN POINT (405 m): +45% from 2022-Q2 to 2026-Q2; market +21%
- THOMSON IMPRESSIONS (481 m): +21% from 2022-Q2 to 2026-Q2; market +21%
- LAKEVIEW ESTATE (851 m): +4% from 2022-Q2 to 2026-Q1; market +21%
- JADESCAPE (931 m): +25% 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.
MRT · In your favour
92 m to Upper Thomson 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 2 Nov 2026
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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), 1,756 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 · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 2 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).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.
Developer's track record · Not known yet
Not known yet
PropGPT has not checked the developer's record yet: projects completed, delays and disputes reported.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).Cost to buy, hold and sell · Fact
S$46,800 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$1.54M: S$46,800 (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.
- Interest is paid only on the loan drawn so far; payments rise as the building goes up.
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 so far · Fact
0% sold
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
1,268 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
1 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
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The figures
- Bright Hill MRT station, one stop from Upper Thomson, will be an interchange with the Cross Island Line
Sources
The Business Times: UOL and CapitaLand to launch Thomson Reserve from S$2,608 psf, retrieved 2026-10-22Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.
PropGPT calculations from URA and data.gov.sg, updated 2 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 you would pay
For the cheapest 2BR at S$1,544,000. Estimates, not financial advice.
- Monthly loan payment
- S$4,882
- Cash and CPF needed upfront
- S$435,800at least S$77,200 of it in cash
- S$46,800
- S$0
PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.
Unit types and prices
As published by the developer or reported in the press. Availability changes daily; confirm with the developer.
2BRfrom S$1,544,000
592 to 775 sq ftS$2,608 psf
3BRfrom S$2,503,000
947 to 1,152 sq ftS$2,643 psf
4BRfrom S$3,388,000
1,238 to 1,485 sq ftS$2,737 psf
5BR suitenot published
1,808 sq ftnot published psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 2BR | 592 to 775 | from S$1,544,000 | S$2,608 |
| 3BR | 947 to 1,152 | from S$2,503,000 | S$2,643 |
| 4BR | 1,238 to 1,485 | from S$3,388,000 | S$2,737 |
| 5BR suite | 1,808 | Not published | Not published |
Nearby homes and what they sold for
Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.
10 nearby projects, median from S$1,120 to S$2,360. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| THOMSON THREE | 123 m | 99-year from 2012 | S$2,158 | 1,044 sq ft | 21 |
| THREE 11 | 281 m | Freehold | S$2,158 | 936 sq ft | 5 |
| BISHAN POINT | 405 m | 99-year from 1997 | S$1,857 | 936 sq ft | 5 |
| COUNTRY ESQUIRE | 413 m | Freehold | S$1,857 | 1,469 sq ft | 2 |
| THE WINDSOR | 422 m | Freehold | S$1,677 | 1,658 sq ft | 3 |
| COUNTRY GRANDEUR | 472 m | Freehold | S$2,219 | 1,442 sq ft | 1 |
| THOMSON IMPRESSIONS | 481 m | 99-year from 2015 | S$2,095 | 732 sq ft | 16 |
| FLAME TREE PARK | 578 m | Freehold | S$2,043 | 1,814 sq ft | 4 |
| THOMSON V ONE | 593 m | 99-year from 2001 | S$1,120 | 893 sq ft | 1 |
| ARTISAN 8 | 614 m | Freehold | S$2,360 | 786 sq ft | 3 |
Location
- Nearest MRT station
- Upper Thomson MRT Station
- 92 m · ~2 min walk
- Nearest school
- Ai Tong School
- 514 m · ~7 min walk
- Nearest park
- Soo Chow Walk Pg
- 309 m · ~4 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd (Thomson Plaza)
- 186 m · ~3 min walk
Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Add Thomson Reserve to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.