A 4-bedroom at Thomson Reserve from $3.388M: the gap over resale now and at earlier launches, and how 4-bedroom buyers nearby have done

New homes usually cost more than older homes nearby. This note asks how much more a 4-bedroom at Thomson Reserve would cost than the homes resold around it, and sets that against the earlier launches near here: how far their 4-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 4-bedroom price per square foot over the price per square foot of homes resold nearby in the same year, minus 1. 4-bedroom means a home recorded with 4 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.

What is in this note

• The short answer
• Today: the 4-bedroom against resale nearby
• At earlier launches: the 4-bedroom gap and price
• How 4-bedroom buyers at those launches did
• Did the gap or the price matter?
• Three cases for a 4-bedroom owner
• What the numbers cannot weigh

The short answer

• Today. The cheapest 4-bedroom, $3.388M for 1,238 sq ft, is $2,737 psf: 17.4% above what homes at four nearby condos resell for, once floor areas are measured the same way. If the average lands at $3,000 psf, the gap would be 28.7%; at $3,300, 41.5%.
• At earlier launches. At the 7 launches nearby with enough 4-bedroom sales and at least two nearby condos to compare with, 4-bedrooms were priced from 4.5% below to 60.1% above resale. The middle was 30.7%. The cheapest Thomson Reserve 4-bedroom is priced below that middle, and an average of $3,000 psf would still be just below it.
• The total price. At $3.388M, it costs more than 94% of the homes resold within 2.5 km in the past year. This is common for a 4-bedroom launch here. At 7 of the 8 earlier 4-bedroom launches, the 4-bedroom also cost more than about 88% of the homes resold near Thomson Reserve in its launch year.
• How 4-bedroom buyers did. At all 5 measured launches since 2011, 4-bedroom buyers who later sold saw a faster yearly rise than buyers of smaller homes at the same launch. At the 3 launches before that, their yearly rise was slower.
• What mattered. 4-bedroom launches priced further above resale tended to do worse against the market. The share of nearby resales that cost as much as the 4-bedroom showed no clear link to how its buyers did.
• Three cases. Among 4-bedrooms near here resold 4 to 6 years after being bought, the middle rose 6.20% a year. For a Singapore citizen buying a first home with a loan, that middle case would gain about 71% of the cash put in after 5 years; the low case would lose about a third.

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

Today: the 4-bedroom against resale nearby

Thomson Reserve has three 4-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.

4-bedroom type	Size	$2,700 psf	$3,000 psf	$3,300 psf
4-Bedroomfrom $3.388M ($2,737 psf)	1,238 sq ft	$3.34M	$3.71M	$4.09M
4-Bedroom Premium, private lift	1,367 sq ft	$3.69M	$4.10M	$4.51M
4-Bedroom Premium + Study, private lift	1,485 sq ft	$4.01M	$4.46M	$4.90M

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 4-bedroom at $2,737 psf is 17.4% 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, 6.0% sold for $3.388M or more. At $3,000 psf the smallest 4-bedroom would cost $3.71M, which only 3.0% of those resales reached; at $3,300 psf, $4.09M, only 1.1%.

Against the most similar homes

The closest like-for-like resales are Jadescape's 4-bedrooms of about the same size. In the past year, 5 of them, at about 1,259 sq ft, resold for a median of $3.2M, or $2,541 psf. Measured under the newer floor-area rules, that is about $2,693 psf, close to Thomson Reserve's $2,737. Five sales is a small sample, so this comparison is less certain.

	Thomson Reserve, cheapest 4-bedroom	Jadescape, similar-size 4-bedroom resales
Price	$3.388M	$3.2M (median of 5)
Size	1,238 sq ft	1,259 sq ft
Psf, newer floor-area rules	$2,737	$2,693
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 4-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.

Launch	4-bed psf	Above resale	4-bed price	At or above
The Gardens at Bishan2000	$552	30.7%	$0.98M	12.1%
Bishan Point*2002	$506	19.5%	$0.78M	43.9%
Clover by the Park2008	$757	−4.5%	$1.32M	6.6%
Centro Residences*‡2009	$1,160	70.1%	$1.49M	2.5%
Thomson Grand2011	$1,344	51.1%	$2.28M	1.1%
Sky Habitat†2012	$1,739	60.1%	$3.50M	none
Thomson Three2013	$1,342	24.3%	$2.00M	10.0%
Sky Vue‡2013	$1,562	43.7%	$3.37M	0.9%
Thomson Impressions‡2015	$1,281	25.7%	$2.71M	2.3%
Jadescape2018	$1,653	36.6%	$2.23M	7.7%
AMO Residence2022	$2,095	22.1%	$2.71M	3.9%
Thomson Reserve, cheapest2026	$2,737	17.4%	$3.39M	6.0%

At 6 of the 8 measured launches, the 4-bedroom gap is within a few points of the gap for the launch's homes of all sizes. The exceptions are The Gardens at Bishan, where 4-bedrooms were priced closer to resale than its smaller homes, and Sky Habitat, where they were priced further above.

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

How 4-bedroom buyers at those launches did

These are the people who bought a 4-bedroom from the developer at each launch and later sold it: their typical yearly price change, how that compared with the market over the same years, and how buyers of smaller homes at the same launch did.

Launch	Owners who sold	Yearly change	Vs market	Smaller homes
The Gardens at Bishan2000	5686% at a profit	3.82%	−0.1 pts	5.08%
Bishan Point2002	1878% at a profit	3.12%	−1.4 pts	4.90%
Clover by the Park2008	74100% at a profit	7.25%	+4.3 pts	7.91%
Centro Residences2009	3too few to measure	–	–	–
Thomson Grand2011	2282% at a profit	1.49%	−0.5 pts	1.30%
Sky Habitat2012	978% at a profit	2.67%	−0.3 pts	1.41%
Thomson Three2013	8100% at a profit	3.20%	+1.2 pts	2.66%
Sky Vue2013	1too few to measure	–	–	–
Thomson Impressions2015	1too few to measure	–	–	–
Jadescape2018	38100% at a profit	7.21%	+0.9 pts	5.10%
AMO Residence2022	6100% at a profit	5.78%	+2.0 pts	5.37%

At the three launches up to 2008, 4-bedroom buyers saw a slower yearly rise than buyers of smaller homes at the same launch. At all five since 2011, they saw a faster yearly rise. Some of these groups are small: 6 owners at AMO Residence, 8 at Thomson Three and 9 at Sky Habitat.

Did the gap or the price matter?

Each dot is one earlier launch. Higher up means its 4-bedroom buyers' homes rose faster than the market over the same years; lower down, more slowly. Hollow dots are less certain: Bishan Point is compared with only one nearby condo, and Sky Habitat sold only 6 of its 4-bedroom homes in its launch year.

The gap over resale

1. 1The Gardens at Bishan
2. 2Bishan Point
3. 3Clover by the Park
4. 4Thomson Grand
5. 5Sky Habitat
6. 6Thomson Three
7. 7Jadescape
8. 8AMO Residence

Launches priced further above resale tended to do worse. All four launches whose 4-bedroom buyers beat the market were priced no more than 36.6% above resale. The two priced furthest above, Thomson Grand at 51.1% and Sky Habitat at 60.1%, both did worse than the market. Bishan Point, priced only 19.5% above, also did worse than the market. With only 8 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. 4Thomson Grand
5. 5Sky Habitat
6. 6Thomson Three
7. 7Jadescape
8. 8AMO Residence

The total price showed no clear link. Only 1.1% of nearby resales cost as much as Thomson Grand's 4-bedrooms, and their buyers did worse than the market. At Bishan Point, 43.9% of nearby resales cost as much, and its 4-bedroom buyers also did worse than the market. At Clover by the Park, only 6.6% cost as much, and its 4-bedroom buyers did best of all, 4.3 percentage points a year ahead of the market. Buyers at resale also come from landed homes, HDB flats and other districts, which these shares do not count.

Three cases for a 4-bedroom owner

Three price cases can be taken from homes near Thomson Reserve that were bought and resold 4 to 6 years later. Taking only the 4-bedrooms gives 81 owners at 15 condos: 1 in 10 saw prices fall 0.74% a year or more, the middle rose 6.20% and 1 in 10 rose 12.45% or more.

Applied to the cheapest 4-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−0.74% a year	−3.6%	−$422,000	−34.8%
Middle6.20% a year	35.1%	$862,000	71.1%
High12.45% a year	79.8%	$2,343,000	193.3%

The price would need to rise 9.1%, or 1.76% a year, to break even. 78% of those 4-bedroom owners saw at least that; 14% sold for less than they paid. For homes of all sizes near here, the three cases are 0.23%, 4.18% and 9.50% a year. The 4-bedroom middle case is higher, and its low and high cases are further apart, from fewer owners.

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 4-bedroom is priced 17.4% above resale nearby, below the middle of the earlier 4-bedroom launches here, and at a total price near the top of the local market, as most of them were. If the average 4-bedroom price lands near $3,000 psf, the gap would still be just below the middle; near $3,300, it would be above every launch whose 4-bedroom buyers beat the market. At earlier launches, the gap over resale mattered more than the share of nearby resales that cost as much. At all 5 measured launches since 2011, 4-bedroom buyers saw a faster yearly rise than buyers of smaller homes at the same launch.

What this does not tell you

• The average 4-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's first home and 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 4-bedroom is a sale whose unit is recorded with 4 bedrooms.

Launches and the gap. The launches and their resale comparison are the series' standard launches and comparison: 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 4-bedroom psf is the median 4-bedroom new sale that year; launches with fewer than 5 are shown, flagged, and left out of the ranges. So is Bishan Point, compared with only one nearby condo. The resale side counts homes of every size, because 4-bedroom resales alone number 0 to 13 per launch.

Today. Thomson Reserve's 4-bedroom starting price as EdgeProp reported it on 15 October 2026. The resale benchmark is the median psf of homes resold in the past year at the four comparison condos; older homes' psf is raised 6% to match the newer floor-area rules. Jadescape's similar homes are 4-bedrooms within 10% of 1,238 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 4-bedroom price.

Owners who sold. People who bought a 4-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. Smaller homes are the same launch's homes with fewer bedrooms.

Three cases. Homes within 2.5 km of Thomson Reserve, kept to 4-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 costs and loan above.

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: the three price levels and the resale benchmark · how launch buyers near Thomson Reserve did

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".

21 October 2026. This note said "7 of the 8 earlier 4-bedroom launches also cost more than about 88% of the resales near them in their launch year". That share was measured against homes resold near Thomson Reserve, not near each launch. It now says that at those launches the 4-bedroom "also cost more than about 88% of the homes resold near Thomson Reserve in its launch year".