A 3-bedroom at Thomson Reserve from $2.503M: the gap over resale now and at earlier launches, and how 3-bedroom buyers nearby have done

New homes usually cost more than older homes nearby. This note asks how much more a 3-bedroom at Thomson Reserve would cost than the homes resold around it, and sets that against the earlier launches near here: how far their 3-bedrooms were priced above resale, how many local buyers had paid that much, and how the people who bought them did when they sold.

The gap over resale in this note is a launch's 3-bedroom price per square foot over the price per square foot of homes resold nearby in the same year, minus 1. 3-bedroom means a home recorded with 3 bedrooms; some include a study. Beat the market means the owners' price rose faster each year than URA's index of private non-landed homes over the same years; trailed the market means it rose more slowly or fell.

More on this: the same questions for the 4-bedroom · the same questions for the 2-bedroom

What is in this note

• The short answer
• Today: the 3-bedroom against resale nearby
• At earlier launches: the 3-bedroom gap and price
• How 3-bedroom buyers at those launches did
• Did the gap or the price matter?
• Three cases for a 3-bedroom owner
• What the numbers cannot weigh

The short answer

• Today. The cheapest 3-bedroom, $2.503M for 947 sq ft, is $2,643 psf, 13.4% above what homes at four nearby condos resell for, once floor areas are measured the same way. If the average price across the launch lands at $3,000 psf, the gap would be 28.7%; at $3,300 psf, 41.5%.
• At earlier launches. At the 9 launches nearby with at least two nearby condos to compare with, 3-bedrooms were priced from 3.3% below to 58.8% above resale. The middle was 33.5%. Only Clover by the Park was priced closer to resale than Thomson Reserve's cheapest 3-bedroom, and an average of $3,000 psf would still sit below the middle.
• The total price. 30.6% of the homes resold within 2.5 km in the past year sold for $2.503M or more. At earlier 3-bedroom launches here, that share ranged from 10.0% to 69.1% in the launch year.
• How 3-bedroom buyers did. At all 7 launches since 2011, 3-bedroom buyers who later sold kept pace with the market or beat it. Before 2011 they did worse than the market at 3 of the 4 launches. At the fourth, Clover by the Park, they beat the market by more than at any other launch here.
• What mattered. 3-bedroom launches priced further above resale tended to do worse against the market. The share of nearby resales that cost as much as the 3-bedroom showed no clear link to how its buyers did.
• Three cases. Among 3-bedrooms near here resold 4 to 6 years after being bought, the middle rose 4.56% a year. For a first-home buyer with a loan, that middle case would gain about 45% of the cash they put in after 5 years. The low case would lose about a quarter of it, $239,000.

More on this: renting out a 3-bedroom here · what a 3-bedroom here could make, living in it or renting it out

Today: the 3-bedroom against resale nearby

Thomson Reserve has three 3-bedroom types. The developers have announced the starting price of the smallest; the others are shown at three possible average prices, $2,700, $3,000 and $3,300 psf, the range buyers discussed before the developers announced prices.

3-bedroom type	Size	$2,700 psf	$3,000 psf	$3,300 psf
3-Bedroomfrom $2.503M ($2,643 psf)	947 sq ft	$2.56M	$2.84M	$3.13M
3-Bedroom Premium	1,055 sq ft	$2.85M	$3.17M	$3.48M
3-Bedroom Premium + Study	1,152 sq ft	$3.11M	$3.46M	$3.80M

In price per square foot

Homes resold in the past year at the four condos this series compares with Thomson Reserve (Thomson Three, Thomson Impressions, Thomson Grand and Jadescape) went for a median of $2,199.5 psf, or $2,331 once their floor areas are measured under the newer rules Thomson Reserve follows. 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. This note raises older homes' psf by 6% to compare like with like. Against that, the cheapest 3-bedroom at $2,643 psf is 13.4% higher. If the average lands at $2,700 psf the gap is 15.8%; at $3,000, 28.7%; at $3,300, 41.5%.

In total price

When you sell, the total price limits who can afford to buy from you. Of the 369 homes resold within 2.5 km of Thomson Reserve in the past year, 30.6% sold for $2.503M or more. At $3,000 psf the smallest 3-bedroom would cost $2.84M, which 16.3% of those resales reached; at $3,300 psf, $3.13M, 9.8%.

Against the most similar homes

The closest like-for-like resales are Jadescape's 3-bedrooms of about the same size. In the past year, 5 of them, at about 904 sq ft, resold for a median of $2.45M, or $2,617 psf. Measured under the newer floor-area rules, that is about $2,774 psf, so Thomson Reserve's cheapest 3-bedroom, at $2,643, is 4.7% less per square foot, for a slightly bigger home at a slightly higher price. Five sales is a small sample, so this comparison is less certain.

	Thomson Reserve, cheapest 3-bedroom	Jadescape, similar-size 3-bedroom resales
Price	$2.503M	$2.45M (median of 5)
Size	947 sq ft	904 sq ft
Psf, newer floor-area rules	$2,643	$2,774
Lease left	99 years	about 91 years
Completion	2031	2022

Jadescape has about 91 years of lease left; Thomson Reserve will have 99. By SLA's leasehold table, 99 years left is worth about 1% more than 91, so at these ages the lease makes little difference to this comparison.

At earlier launches: the 3-bedroom gap and price

The same two measures, at the earlier launches near here, in the first year each launch sold at least 20 new homes. The resale side is the homes resold that year at condos within 1.2 km of each launch, completed in the 15 years before it. This is the same comparison the series uses for all the homes at these launches.

Launch	3-bed psf	Above resale	3-bed price	Resales at/above
The Gardens at Bishan†2000	$671	58.8%	$0.82M	28.2%
Bishan Point*2002	$499	17.8%	$0.61M	69.1%
Clover by the Park2008	$766	−3.3%	$1.03M	19.8%
Centro Residences*2009	$1,229	80.1%	$1.17M	17.6%
Thomson Grand2011	$1,252	40.8%	$1.72M	10.0%
Sky Habitat2012	$1,537	41.5%	$1.88M	12.1%
Thomson Three2013	$1,332	23.4%	$1.52M	40.0%
Sky Vue2013	$1,378	26.8%	$1.57M	36.4%
Thomson Impressions2015	$1,360	33.5%	$1.54M	28.0%
Jadescape2018	$1,659	37.1%	$1.68M	42.4%
AMO Residence2022	$2,086	21.6%	$2.10M	18.5%
Thomson Reserve, cheapest2026	$2,643	13.4%	$2.50M	30.6%

Among the 11 launches, the 3-bedroom gap is within 5 percentage points of the gap for all the launch's homes, except at The Gardens at Bishan and Centro Residences, where 3-bedrooms were priced further above resale than their homes overall, and Thomson Grand, where they were priced closer.

More on this: how buyers of all sizes did at these launches

How 3-bedroom buyers at those launches did

These are the people who bought a 3-bedroom from the developer at each launch and later sold it: their typical yearly price change, and how that compared with the market over the same years.

Launch	Owners who sold	Yearly change	Vs market
The Gardens at Bishan2000	22295% at a profit	4.75%	−0.1 pts
Bishan Point2002	7194% at a profit	4.74%	−1.0 pts
Clover by the Park2008	179100% at a profit	7.91%	+3.9 pts
Centro Residences2009	6170% at a profit	0.59%	−0.9 pts
Thomson Grand2011	9779% at a profit	1.58%	0.0 pts
Sky Habitat2012	4185% at a profit	2.18%	+0.2 pts
Thomson Three2013	66100% at a profit	3.17%	+1.5 pts
Sky Vue2013	39100% at a profit	3.16%	+1.0 pts
Thomson Impressions2015	29100% at a profit	5.18%	+0.2 pts
Jadescape2018	67100% at a profit	6.51%	+0.5 pts
AMO Residence2022	25100% at a profit	5.84%	+1.8 pts

Since 2011, 3-bedroom buyers at every launch here kept pace with the market or beat it: six beat it, and Thomson Grand's matched it. Before 2011, buyers at The Gardens at Bishan, Bishan Point and Centro Residences trailed it, while Clover by the Park's beat it by more than any other launch here. Matching the market does not mean a large gain. At Thomson Grand, where 3-bedroom buyers matched the market, 79% sold at a profit, at a typical 1.58% a year.

Did the gap or the price matter?

Each dot is one earlier launch. Higher up means its 3-bedroom buyers' homes rose faster than the market over the same years; lower down, more slowly. Hollow dots are less certain: Bishan Point and Centro Residences are compared with only one nearby condo, and The Gardens at Bishan sold only 7 of its 3-bedroom homes in its launch year.

The gap over resale

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

Launches priced further above resale tended to do worse. All eight launches whose 3-bedroom buyers kept pace with or beat the market were priced no more than 41.5% above resale. The two priced more than 50% above, Centro Residences and The Gardens at Bishan, both trailed it, though both are less certain. Bishan Point, priced only 17.8% above, also did worse than the market. With only 11 launches, this pattern cannot be treated as a rule.

The total price

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

The total price showed no clear link. Only 10.0% of nearby resales cost as much as Thomson Grand's 3-bedrooms, and its buyers matched the market. 69.1% cost as much as Bishan Point's, and its buyers did worse than the market. At Clover by the Park the share was 19.8%, and its buyers did the best of all. Buyers at resale also come from landed homes, HDB flats and other districts, which these shares do not count.

Three cases for a 3-bedroom owner

The three cases come from homes near Thomson Reserve that were resold 4 to 6 years after being bought. Taking only the 3-bedrooms gives 496 owners at 31 condos: 1 in 10 saw prices fall 0.21% a year or more, the middle rose 4.56% and 1 in 10 rose 10.49% or more.

Applied to the cheapest 3-bedroom, for a Singapore citizen buying a first home who borrows 75% of the price over 25 years at 2% a year, and sells after 5 years:

Case	Price after 5 years	Gain or loss after all costs	On the cash put in
Low−0.21% a year	−1.0%	−$239,000	−26.9%
Middle4.56% a year	25.0%	$398,000	45.0%
High10.49% a year	64.7%	$1,370,000	154.8%

The price would need to rise 8.7%, or 1.69% a year, to break even. 79% of those 3-bedroom owners saw at least that; 11% sold for less than they paid. For homes of every size near here, the three cases are 0.23%, 4.18% and 9.50% a year. The 3-bedroom middle was a little higher, and the spread a little wider both ways.

More on this: the costs of buying and selling here

What the numbers cannot weigh

Some things a buyer weighs cannot be priced from sales records. These are the facts for Thomson Reserve and the four condos its resale comparison uses. Distances are straight-line.

Condo	Completed	MRT exit	Primary school	Raffles Place
Thomson Reserve	2031 (expected)	190 mUpper Thomson	490 mAi Tong	8.5 km
Thomson Three	2016	230 mUpper Thomson	450 mAi Tong	8.5 km
Thomson Impressions	2018	350 mBright Hill	340 mAi Tong	8.8 km
Thomson Grand	2015	380 mBright Hill	680 mAi Tong	9.4 km
Jadescape	2022	370 mMarymount	690 mCatholic High (Primary)	7.8 km

What this tells you

Thomson Reserve's cheapest 3-bedroom is priced 13.4% above resale nearby, closer to resale than any earlier 3-bedroom launch here except Clover by the Park, at a total price that 30.6% of local resales reached. If the average 3-bedroom price lands near $3,000 psf, the gap would still be below the middle of the earlier launches; near $3,300, it would match Sky Habitat's, the highest of the launches whose 3-bedroom buyers kept pace with the market. At earlier launches, the gap over resale mattered more than the total price. Since 2011, 3-bedroom buyers at every launch here have kept pace with the market or beaten it.

What this does not tell you

• The average 3-bedroom price. Only the cheapest has been announced. This note will be updated with the actual launch prices once sales are recorded.
• The price of a particular unit. Floor, facing and stack change it.
• Whether prices will rise. Every figure here is from past markets. The three cases are not a forecast.
• Your costs. The three cases assume a Singapore citizen buying a first home with a 75% loan at 2%. Your stamp duty, loan and holding period may differ.

Method and data notes

Sales. URA caveat records of condominium and apartment sales held by Realila, single-unit sales only, collective sales excluded, to 11 October 2026. A 3-bedroom is a sale whose unit is recorded with 3 bedrooms.

Launches and the gap. The launches and their resale comparison are the same as the series uses for all homes at these launches: each launch's first year with at least 20 new sales, and homes resold that year at condos within 1.2 km, completed in the 15 years before. The 3-bedroom psf is the median 3-bedroom new sale that year; launches with fewer than 5 would be shown, flagged, and left out of the ranges. Bishan Point and Centro Residences, each compared with only one nearby condo, are left out of the ranges. The resale side counts homes of every size, as in the series' 4-bedroom note, so each launch is compared with the same resale homes whatever the size of the new home.

Today. Thomson Reserve's 3-bedroom starting price as EdgeProp reported it on 15 October 2026. The resale benchmark and the 6% floor-area allowance are the same as the series uses for Thomson Reserve's price levels. Jadescape's similar homes are 3-bedrooms within 10% of 947 sq ft resold in the past year.

Total price. The share of all homes resold within 2.5 km of Thomson Reserve in the year whose price was at least the 3-bedroom price.

Owners who sold. People who bought a 3-bedroom from the developer and whose unit next sold, with the market comparison against URA's private non-landed price index over each sale's own quarters. Holds under a year count in the totals but not in the yearly change. A result that rounds to 0.0 percentage points is shown as level with the market.

Three cases. Homes within 2.5 km of Thomson Reserve, kept to 3-bedrooms, bought 2000 to 2020 and sold again 4 to 6 years later. The 10th, 50th and 90th percentiles of their yearly change, applied for 5 years with the loan and costs described above: buyer's stamp duty, legal fees, mortgage duty, loan interest, and commission with GST and legal fees on the sale.

Places. Straight-line distance from each condo's point to the nearest MRT exit (LTA), primary school (MOE) and Raffles Place MRT exit. Lease left is shown, not adjusted for; the comparison of 99 and 91 years uses SLA's leasehold table (Bala's table). In tables, totals are rounded to $0.01M, distances to 10 m under 1 km and percentages to one decimal place.

More on this: how buyers of all sizes did at these launches · Thomson Reserve's price levels · the 4-bedroom

Corrections

19 October 2026. This note said its comparison condos were "the four condos nearest Thomson Reserve". They are not the four nearest; they are the four condos this series compares with Thomson Reserve. It now says "the four condos this series compares with Thomson Reserve".