Thomson Reserve: what the prices would mean, and how buyers at earlier launches nearby have done

Thomson Reserve is a condominium of 1,268 homes at Bright Hill Drive, in Bishan. The developers have announced starting prices, but the full price list is not out yet. This page gives a short overview of Realila's research so far and links to each note in full. New notes are added here as they are published.

What is on this page

• The project in brief: where it is, its size, tenure and completion dates
• What the prices would mean: the starting prices and the expected price, against nearby resale and against land cost
• How buyers at earlier launches nearby have done: what earlier launch buyers made, and whether the launch price mattered
• Could a buyer make money after 5 years?: the costs of buying and selling, and three cases from homes resold near here
• A 4-bedroom here: the 4-bedroom against resale nearby, then and now, and how 4-bedroom buyers did
• A 3-bedroom here: the 3-bedroom against resale nearby, then and now, and how 3-bedroom buyers did
• A 2-bedroom here: the same for the 2-bedroom
• Renting out a 2-bedroom here: rent, tenants and the yield against a resale 2-bedroom nearby
• The return on a 2-bedroom here: living in it or renting it out, sold after 5 years or after the keys
• Renting out a 3-bedroom here: rent, tenants and the yield against a resale 3-bedroom nearby
• The return on a 3-bedroom here: living in it or renting it out, sold after 5 years or after the keys
• Renting out a 4-bedroom here: how often 4-bedrooms are rented out, the rent, and the return
• What could go wrong here: price falls, interest rates, a high launch price, competing owners at TOP and falling rent
• Coming next in this series: the notes still to come
• The full research page: Realila's research page for Thomson Reserve, and the waitlist
• What this series does not tell you: what this research cannot answer

The project in brief

• Where: Bright Hill Drive, Bishan, District 20, in the Rest of Central Region (RCR).
• Size: 1,268 homes with 2 to 5 bedrooms, in six blocks of 21 to 30 storeys.
• Tenure: 99 years from 14 July 2026.
• Developers: UOL Group, Singapore Land Group and CapitaLand Development.
• Completion: expected vacant possession 28 February 2031; expected legal completion 28 February 2034.
• Nearest MRT: Upper Thomson (TE8), about 190 m to the nearest exit.

More on this: the project's unit types, floor plans, map, MRT stations, schools and amenities

What the prices would mean

The developers have announced starting prices, as EdgeProp reported on 15 Oct 2026: from $2,608 psf for a 2-bedroom home, $2,643 for a 3-bedroom and $2,737 for a 4-bedroom. A starting price is the price of the cheapest unit of each kind, and the average price isn't out yet. Before the announcement, buyers were discussing $2,700 to $3,300 psf.

Four completed condos within 1.2 km, Thomson Three, Thomson Impressions, Thomson Grand and Jadescape, resell at a median of $2,200 psf, or $2,331 adjusted for URA's newer floor-area rules. Homes in developments that applied for planning approval from June 2023 have a smaller stated floor area for the same space, mainly because air-conditioner ledges are left out, so their price per square foot is higher. The series raises older homes' psf by 6% to compare like with like. Earlier launches near here were priced at a middle value of 38% above nearby resale; applied to today's resale prices, that premium gives $3,212 psf. A second measure starts from what the developers paid for the land. At recent government land sale sites, launch prices were a multiple of the land cost; the middle multiple, applied to Thomson Reserve's land cost, gives $2,703 psf.

What it shows. The starting prices sit inside the land-cost range and below the usual premium of earlier launches. $2,700 sits at the middle of the land-cost measure and below the lower end of the earlier-launch bar. $3,000 and $3,300 sit above the land-cost range and inside the range of earlier launches. The two measures point to different prices because the developers' land cost is low compared with the area's resale prices.

The starting prices are 11.9% to 17.4% over nearby resale and 2.21 to 2.32 times land cost. If the average lands at $2,700, Thomson Reserve would be 15.8% over nearby resale and 2.29 times land cost. At $3,300, it would be 41.5% over nearby resale and 2.80 times land cost, above all 23 recent government land sales.

More on this: what each unit type would cost, and how the prices compare

How buyers at earlier launches nearby have done

We followed 2,070 sales by buyers who bought from the developer at 11 earlier launches near Bright Hill Drive and have since sold.

At every launch, at least 78% sold above their purchase price. The median gain ranged from $170,900 to $581,464. Their yearly price change mostly tracked URA's price index for private non-landed homes, within about 1 percentage point a year.

1. 1Centro Residences†
2. 2Thomson Grand
3. 3The Gardens at Bishan
4. 4Sky Habitat
5. 5Jadescape
6. 6Thomson Impressions
7. 7Sky Vue
8. 8Thomson Three
9. 9AMO Residence
10. 10Bishan Point†
11. 11Clover by the Park

How to read this chart. Each dot is one earlier launch. The further right a dot sits, the further above nearby resale that launch was priced. Above zero, its buyers' prices rose faster each year than URA's index for private non-landed homes; below zero, slower. The dashed line marks a third above resale.

What it shows. Right of the dashed line, five of the six launches sit below zero. Left of it, four of the five launches sit above zero. Clover by the Park, the only launch priced below nearby resale, sits highest. With only 11 launches, this pattern cannot be treated as a rule.

† Compared against one nearby condo only, so this premium is less certain.

The figures are before stamp duty, fees and loan interest.

More on this: how launch buyers near Thomson Reserve did, launch by launch

Could a buyer make money after 5 years?

For a Singapore citizen buying a first home with a 75% loan at 2% and selling after 5 years, the price would need to rise about 8.1% for the cheapest 2-bedroom, 8.7% for the 3-bedroom and 9.1% for the 4-bedroom to cover stamp duty, fees and interest. Among homes near Thomson Reserve that were resold 4 to 6 years after being bought, about 8 in 10 rose at least that much. In the low case, a rise of 0.23% a year, which 1 in 10 of those homes matched or fell short of, the buyer would lose about a fifth of the cash they put in; in the middle case, 4.18% a year, the buyer would gain about two-fifths.

More on this: the costs of buying and selling, and the three cases in full

A 4-bedroom here: the gap over resale, then and now

The cheapest 4-bedroom, $3.388M for 1,238 sq ft, is 17.4% above what homes nearby resell for. At the 7 earlier launches near here with enough 4-bedroom sales to measure and at least two nearby condos to compare with, 4-bedrooms were priced from 4.5% below to 60.1% above resale, with the middle at 30.7%. Launches priced further above resale tended to see their 4-bedroom buyers do worse against the market. The share of nearby resales that cost as much as the launch's 4-bedrooms showed no clear link to how its buyers did.

More on this: the 4-bedroom against resale, and how 4-bedroom buyers nearby did

A 3-bedroom here: the gap over resale, then and now

The cheapest 3-bedroom, $2.503M for 947 sq ft, is 13.4% above what homes nearby resell for. At the 9 earlier launches near here with at least two nearby condos to compare with, 3-bedrooms were priced from 3.3% below to 58.8% above resale, with the middle at 33.5%. Launches priced further above resale tended to see their 3-bedroom buyers do worse against the market. The share of nearby resales that cost as much as the launch's 3-bedrooms showed no clear link to how its buyers did.

More on this: the 3-bedroom against resale, and how 3-bedroom buyers nearby did

A 2-bedroom here: the gap over resale, then and now

The cheapest 2-bedroom, $1.544M for 592 sq ft, is 11.9% above what homes nearby resell for. At the 8 earlier launches near here with 2-bedroom sales and at least two nearby condos to compare with, 2-bedrooms were priced from 24.1% to 56.2% above resale, with the middle at 38.6%. For 2-bedrooms, the total price mattered more than the gap over resale. Launches whose 2-bedrooms cost less than most of the homes resold nearby tended to do better against the market.

More on this: the 2-bedroom against resale, and how 2-bedroom buyers nearby did

Renting out a 2-bedroom here

Over the past year, 2-bedrooms at the four condos this series compares with Thomson Reserve (Thomson Three, Thomson Impressions, Thomson Grand and Jadescape) rented for a median of $4,000 a month. At its starting price, Thomson Reserve's cheapest 2-bedroom would yield 3.11% a year at that rent, before costs, about what a resale 2-bedroom nearby yields today (2.34% to 3.28%), but only from 2031, after about 4 years without rent.

More on this: rent and yield for a 2-bedroom here

The return on a 2-bedroom here

For a Singapore citizen buying a first home with a loan, the cheapest 2-bedroom sold 5 years after the keys would gain about 38% of the cash put in living in it, or 60% renting it out, in the middle of three cases from 2-bedrooms resold nearby. Price growth moves the return far more than the rent does.

More on this: the return on a 2-bedroom, living in it or renting it out

Renting out a 3-bedroom here

Over the past year, 3-bedrooms at the four condos this series compares with Thomson Reserve (Thomson Three, Thomson Impressions, Thomson Grand and Jadescape) rented for a median of $5,600 a month. At its starting price, Thomson Reserve's cheapest 3-bedroom would yield 2.68% at that rent, about what a resale 3-bedroom nearby yields today (2.23% to 2.80%), but only from 2031, after about 4 years without rent.

More on this: rent and yield for a 3-bedroom here

The return on a 3-bedroom here

Thomson Reserve's cheapest 3-bedroom, bought at its starting price of $2.503M by a Singapore citizen with a 75% loan and sold 5 years after the keys, would return 76.9% of the cash put in renting it out and 58.4% living in it, in the middle case. In the low case, renting it out ends 1.3% up and living in it loses 17.2%. Price growth moves the return far more than the rent does.

More on this: the return on a 3-bedroom, living in it or renting it out

Renting out a 4-bedroom here

Few 4-bedrooms near Thomson Reserve are rented out: about 5 in every 100 a year at the four condos this series compares with it, against about 9 for 3-bedrooms and 21 for 2-bedrooms. Over the past 2 years they rented for a median of $8,100 a month. At that rent, Thomson Reserve's cheapest 4-bedroom would yield 2.87% at its starting price of $3.388M, from 2031. Sold 5 years after the keys, it would return 63.3% of the cash put in renting it out and 44.2% living in it, in the middle case.

More on this: renting out a 4-bedroom and the return on it

What could go wrong here

Resale prices near Thomson Reserve fell 21.0% in 2008 and 2009 and 10.7% from 2013 to 2015. At a 4% loan rate instead of 2%, the middle return on the cheapest 3-bedroom, sold 5 years after TOP by an owner living in it, falls from 58.4% to 39.0% of the cash put in. At earlier launches nearby, many owners looking for tenants or buyers at TOP did not push rents or prices below the market.

More on this: what could go wrong for a Thomson Reserve buyer

Coming next in this series

• How prices and rents near here have grown against their region and Singapore.
• Who buys here, and how Thomson Reserve's prices compare with what nearby HDB owners sell their flats for.

The full research page

Realila's research page for Thomson Reserve will show its live figures and work through them for your own situation. It is not open yet. Join the waitlist below and we will tell you when it opens.

What this series does not tell you

• The average price, or the price of any particular unit.
• Whether Thomson Reserve suits you, or whether to buy.
• How Thomson Reserve's prices will move. These are past results, not a forecast.

Method and data notes

Every figure on this page comes from a note in this series and is the same figure, not a new calculation. Each note's Method sets out its sources.