Renting out a 3-bedroom at Thomson Reserve: rent, tenants, and the yield against a resale 3-bedroom nearby

A 3-bedroom bought at Thomson Reserve today earns no rent until the developers hand over the keys, expected on 28 February 2031. This note looks at what 3-bedrooms near here rent for, how many tenants they draw, what that rent would be as a yield on Thomson Reserve's prices against buying a 3-bedroom on resale nearby, and how 3-bedroom rents here have moved.

Rent in this note is the monthly rent in URA's records of private leases. Gross yield is a year's rent as a share of the price, before any cost.

What is in this note

• The short answer
• What 3-bedrooms near here rent for
• The yield: Thomson Reserve or a resale 3-bedroom
• Rent at handover
• Supply and demand
• What the numbers cannot weigh

The short answer

• Rent nearby. 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 Jadescape, the newest of the four condos, and at Thomson Grand, the median was $5,800.
• Tenants. For every 100 homes with 3 bedrooms at those condos, 9 new leases were signed in the year.
• Buying today. At $2.503M and today's rent, Thomson Reserve's cheapest 3-bedroom would yield 2.68%. A 3-bedroom bought on resale near here today yields 2.23% to 2.80%, so Thomson Reserve's figure is within that range. A resale buyer collects rent from the start; Thomson Reserve's buyer waits 4 years and 4 months for the keys, which is about $291,200 of rent at $5,600 a month.
• A range for Thomson Reserve. At rents of $5,000 to $5,800 and prices of $2,643 to $3,300 psf, the cheapest 3-bedroom would yield 1.92% to 2.78%.
• Earlier launch buyers. 3-bedroom launch buyers near here earned a gross yield of 2.37% to 5.24% on what they paid in the first year after completion. Today that yield is higher at every launch except Jadescape, where it is lower, and AMO Residence, whose first year is still running.
• At handover. In their first year of leases, a new condo's 3-bedrooms rented for more than 3-bedrooms at the other condos nearby at 6 of 9 launches, and for less at 3.
• Supply and demand. From 2014 to 2017, 1,275 homes with 3 bedrooms were completed nearby. 3-bedroom leases signed nearby rose from 480 to 653 a year, and the median 3-bedroom rent fell 13% near here against 17% across Singapore.

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

What 3-bedrooms near here rent for

Leases signed from October 2025 to September 2026.

Condo	Leases	Median rent	Leases per 100 homes
Thomson Three	18	$5,000	10
Thomson Impressions	9	$5,100	8
Thomson Grand	19	$5,800	10
Jadescape	19	$5,800	7
The four comparison condos	65	$5,600	9

Thomson Reserve's cheapest 3-bedroom, 947 sq ft, is smaller than almost every 3-bedroom leased at these condos: 61 of the 65 leases were for bigger homes. At the four comparison condos, the 30 leases of 3-bedrooms close to its size had a median rent of $5,550, so the smaller size makes little difference here.

The yield: Thomson Reserve or a resale 3-bedroom

Buying today

What a 3-bedroom bought today would yield at today's rent: on resale at the condos near here, or at Thomson Reserve.

3-bedroom	Price	Rent a month	Gross yield
Centro Residences, resale	$2.06M	$4,800	2.80%
Sky Habitat, resale	$2.80M	$6,500	2.79%
Thomson Grand, resale	$2.57M	$5,800	2.71%
The Gardens at Bishan, resale	$2.23M	$5,000	2.70%
Jadescape, resale	$2.75M	$5,800	2.54%
Clover by the Park, resale	$2.68M	$5,600	2.51%
Thomson Impressions, resale	$2.57M	$5,100	2.38%
Thomson Three, resale	$2.53M	$5,000	2.37%
AMO Residence, resale	$2.69M	$5,000	2.23%
Thomson Reserve, cheapestrent from 2031	$2.503M	$5,600	2.68%

At its starting price and today's rent, Thomson Reserve's cheapest 3-bedroom would yield about what a resale 3-bedroom near here yields, between 2.23% and 2.80%. At $3,300 psf and a $5,600 rent it would yield 2.15%, less than every resale 3-bedroom in the table. The main difference is when the rent starts. A resale buyer collects rent from the start; Thomson Reserve's buyer collects none for 4 years and 4 months, about $291,200 of rent at $5,600 a month.

Thomson Reserve at different prices and rents

No one knows what a Thomson Reserve 3-bedroom will rent for in 2031, or what the average price will be. Three rents from the condos near here set a range: $5,000, the median at Thomson Three, the lowest median of the four comparison condos; $5,600, the four comparison condos' median; and $5,800, the median at Jadescape, the newest of the four condos, the same as at Thomson Grand.

Price per sq ft	Price, 947 sq ft	At $5,000	At $5,600	At $5,800
$2,643, starting price	$2.503M	2.40%	2.68%	2.78%
$2,700	$2.56M	2.35%	2.63%	2.72%
$2,800	$2.65M	2.26%	2.53%	2.62%
$2,900	$2.75M	2.18%	2.45%	2.53%
$3,000	$2.84M	2.11%	2.37%	2.45%
$3,100	$2.94M	2.04%	2.29%	2.37%
$3,200	$3.03M	1.98%	2.22%	2.30%
$3,300	$3.13M	1.92%	2.15%	2.23%

For 3-bedrooms near here, the newer condos have tended to rent for more. At 6 of 9 earlier launches, a new condo's 3-bedrooms rented for more than 3-bedrooms at the other condos nearby in their first year (Rent at handover), and at Jadescape the lead held into its second year. That is a pattern across 9 launches. It does not show that being new caused it: the newer condos also differ in facilities and unit sizes. Being near the MRT has not, on its own, lifted rent. Thomson Three is 230 m from the same Upper Thomson MRT exit as Thomson Reserve, and its 3-bedroom median is the lowest of the four comparison condos.

How earlier launch buyers' yields turned out

A buyer at Thomson Reserve is a launch buyer. These are the 3-bedroom launch buyers at earlier launches near here: what they paid, and the yield on that price when their condo was completed and today.

Launch	Launch buyers paid	First year after completion	Today
The Gardens at Bishan2000	$0.82M	–	$5,000 a month7.29%
Clover by the Park2008	$1.03M	$4,500 a month5.24%	$5,600 a month6.52%
Centro Residences2009	$1.17M	$3,800 a month3.90%	$4,800 a month4.92%
Thomson Grand2011	$1.72M	$3,400 a month2.38%	$5,800 a month4.05%
Sky Habitat2012	$1.88M	$4,294 a month2.74%	$6,500 a month4.15%
Thomson Three2013	$1.52M	$3,000 a month2.37%	$5,000 a month3.96%
Sky Vue2013	$1.57M	$3,600 a month2.75%	$6,000 a month4.58%
Thomson Impressions2015	$1.54M	$3,600 a month2.80%	$5,100 a month3.96%
Jadescape2018	$1.68M	$6,350 a month4.53%	$5,800 a month4.14%
AMO Residence2022	$2.10M	$5,000 a month2.85%	$5,000 a month2.85%

On what they paid, launch buyers' 3-bedrooms yielded 2.37% to 5.24% in the first year after completion. The two highest were Clover by the Park and Jadescape. At every launch except Jadescape and AMO Residence, the yield on what buyers paid is higher today, because rents have risen since. Jadescape's first-year rent, $6,350, was higher than its rent today, $5,800. A Thomson Reserve buyer's yield will depend on the rent from 2031, which is not known today.

Rent at handover

A launch's median 3-bedroom rent in its first year after handover, against 3-bedrooms at every other condo within 2.5 km of Thomson Reserve in the same months.

Launch	First-year rent	Against other condos
Clover by the Park2011	$4,500	+19.2%
Centro Residences2014	$3,800	+2.3%
Sky Habitat2015	$4,294	+22.7%
Thomson Grand2015	$3,400	−2.9%
Thomson Three2016	$3,000	−11.8%
Sky Vue2016	$3,600	+9.1%
Thomson Impressions2018	$3,600	+9.1%
Jadescape2022	$6,350	+27.0%
AMO Residence2026	$5,000	−2.0%

In their first year, a new condo's 3-bedrooms rented above the other condos nearby at 6 of 9 launches and below them at 3. The leads were largest at Jadescape, 27.0%, Sky Habitat, 22.7%, and Clover by the Park, 19.2%. Jadescape's 3-bedroom rent was $6,350 in its first year and $6,200 in its second, while 3-bedrooms at the other three comparison condos rented for $5,475 and then $5,200.

Supply and demand

Every private condo within 2.5 km of Thomson Reserve: the 3-bedroom homes completed each year, the 3-bedroom leases signed, and the median 3-bedroom rent against all of Singapore.

• 3-bedrooms completed
• 3-bedroom leases signed

As more 3-bedrooms were completed nearby, more 3-bedroom leases were signed. From 2014 to 2017, 1,275 homes with 3 bedrooms were completed within 2.5 km, and 3-bedroom leases signed rose from 480 a year to 653.

• Within 2.5 km of Thomson Reserve
• All of Singapore

Rent near here moved with rent across Singapore, not with the number of homes added nearby. While those homes were completed, from 2014 to 2017, the median 3-bedroom rent near here fell 13%, from $3,800 to $3,300; across Singapore it fell 17%. When rents rose from 2021 to 2023, the median 3-bedroom rent rose 47% near here and 45% across Singapore, even though Jadescape's 265 homes with 3 bedrooms were completed in 2022, in the middle of that rise. In every year, the median near here was $200 to $450 below the Singapore median. Over 5-year spans since 2012, 1 in 10 spans saw 3-bedroom rent near here fall 4.34% a year or more, the typical span saw it rise 1.72% a year, and 1 in 10 saw it rise 10.67% a year or more. About 4 in 10 spans saw rent fall.

More on this: what a 3 bedroom condo rents for and yields across Singapore

What the numbers cannot weigh

What a tenant pays for depends on the unit: its floor, view, furnishing and how it is kept. Rents here are medians across all of those. Comparing condos within 2.5 km of each other holds the wider location roughly fixed, so this note cannot say what this area is worth against another. A new condo's rent above or below its neighbours mixes several things: being new, its facilities, its unit sizes, the walk to the MRT and the project's own appeal. Rent figures alone cannot separate them.

What this tells you

At its starting price, Thomson Reserve's cheapest 3-bedroom would yield about what a resale 3-bedroom nearby yields today, around 2.7% before costs, but only from 2031, after about 4 years without rent. At the four comparison condos, 9 new leases a year were signed for every 100 of their 3-bedrooms. 3-bedroom rent here has moved with rent across Singapore rather than with new supply nearby. At 6 of 9 earlier launches, a new condo's 3-bedrooms rented for more than those nearby in their first year.

More on this: the 3-bedroom against resale, and how 3-bedroom buyers nearby did · renting out a 2-bedroom here

What this does not tell you

• The rent for a particular unit. Floor, facing, furnishing and condition change it.
• Your net rent. Costs, property tax among them, are not deducted here.
• The rents in 2031. Every rent here is from past leases. None of it is a forecast.

Method and data notes

Rents. URA's records of private leases held by Realila, lease months to September 2026. A lease's bedroom count is URA's; leases without one are left out.

Close to its size. A lease whose recorded floor-area band overlaps 947 sq ft give or take 10%.

Homes. 3-bedroom homes at each condo from the developers' unit records; completed by URA's completion year.

Yields. Launch prices: the median 3-bedroom new sale in each launch's first year with at least 20 new sales. Handover: the month of each condo's first recorded lease, which falls in URA's completion year at 10 of 11 launches. Resale prices: the median 3-bedroom sub-sale or resale in the past year, to 11 October 2026.

Places. Within 2.5 km means a condo's point within 2.5 km of Thomson Reserve's, in a straight line.