The consortium paid $810 million for the former Thomson View site, or $1,178 psf ppr on the headline. Add the premiums and the demolition and the real land cost is nearer $1,500 to $1,700.
Preview runs 16 to 27 October 2026 and the launch is 31 October 2026, and no price list has been published.
So the useful question right now is what the launch price has to be for the numbers to work, and what the launch price has to beat before a buyer picks a finished home instead.
This launch price read uses 4 nearby resale projects and 3 recent harmonised launches, all on recorded sales, not the estimate tables circulating in agent decks.
$1,178 psf ppr is what the joint venture of UOL Group, Singapore Land Group and CapitaLand Development paid for the former Thomson View, after 5 collective sale attempts.
Put it beside what has been paid for land since, and the shape of the launch price argument becomes clear.
| Site | Region | Land bid ($ psf ppr) |
| Bukit Timah Road (Newton) | CCR | 1,820 |
| Dunearn Road | CCR | 1,625 |
| Dover Drive | RCR | 1,556 |
| Kallang Close | RCR | 1,415 |
| Chuan Grove | OCR | 1,331 and 1,376 |
| Bedok Rise | OCR | 1,330 |
| Telok Blangah | RCR | 1,326 |
| Lentor Central | OCR | 1,278 |
| Hougang Central | OCR | 1,179 |
| Thomson Reserve | RCR | 1,178 |
On that table Thomson Reserve looks like a Rest of Central Region site bought at an Outer Central Region land cost. Every other RCR plot appears to have cost between $148 and $378 psf ppr more.
That comparison is the one every marketing deck is running, and it is the one doing most of the work on the launch price argument. It is also incomplete.
$1,178 psf ppr is what the consortium paid the owners of Thomson View. It is not what the site costs them, and the difference matters for the launch price. 4 things sit on top of it before a single unit is built.
Topping up the lease. The old site had a part-used 99-year lease. Bringing it back to a fresh 99 years is paid to the state, and on a site this size that is a large cheque.
Intensifying the site. The consortium is building more floor area and more height than the old Thomson View held. That extra plot ratio is also paid for.
The harmonisation premium. The scheme is being approved under the current floor area rules, and the differential premium is assessed on that basis.
Clearing the site. The old blocks had to come down before anything could go up, and demolition on a 5-hectare site is not a rounding error.
Put those together and the all-in land cost lands nearer $1,500 to $1,700 psf ppr. That is an estimate rather than a published number, because premiums are assessed privately and the consortium does not disclose them.
Read the table again on that basis and the picture behind the launch price flips. Against $1,556 at Dover Drive and $1,415 at Kallang Close, Thomson Reserve is not a cheap RCR site at all. It sits alongside them, and above every OCR plot on the list.
The same applies to the comparison with AMO Residence, where the same UOL-led group paid $1,118 psf ppr in May 2021. That was a government land sale with a fresh lease and a cleared site, so none of the 4 items above applied. Setting $1,178 against $1,118 and calling it 5% flatters this site.
None of this makes the project bad value. It means the floor under the launch price is a good deal higher than the headline suggests, and anyone planning around a bargain entry rate is planning around the wrong launch price.
The comparison set is 4 projects inside 1.4km of the site, all 99-year, all with a primary school inside 1km, all completed within the past 10 years.
| Project | Units | TOP | Distance from site | Walk to MRT |
| Thomson Three | 445 | 2016 | 90m | 5 min to Upper Thomson |
| Thomson Impressions | 288 | 2018 | 300m | 6 min to Bright Hill |
| JadeScape | 1,206 | 2022 | 1,180m | 6 min to Marymount |
| AMO Residence | 372 | 2025 | 1,330m | 7 min to Mayflower |
These are the homes a buyer can walk into today instead of waiting until 2030. That is why they set the ceiling on the launch price, not the floor.
The highest price paid in each format over the past 24 months:
| Project and format | Sold | Size | Price | PSF |
| AMO Residence 2-bedroom | Jul 2026 | 743 sqft | $1,905,000 | $2,565 |
| JadeScape 2-bedroom | Jul 2026 | 775 sqft | $1,900,000 | $2,452 |
| Thomson Three 2-bedroom | Jul 2025 | 732 sqft | $1,588,000 | $2,170 |
| JadeScape 3-bedroom | Jul 2026 | 1,152 sqft | $3,055,000 | $2,653 |
| AMO Residence 3-bedroom | Sep 2025 | 958 sqft | $2,500,000 | $2,610 |
| Thomson Three 3-bedroom | Nov 2024 | 1,033 sqft | $2,458,000 | $2,379 |
| Thomson Impressions 3-bedroom | Nov 2025 | 1,195 sqft | $2,630,000 | $2,201 |
A resale record cannot be set against a launch price as it stands. 2 things have to be corrected first.
Lease. Thomson Three started its 99 years in 2012 and has 85 left. A buyer at Thomson Reserve gets the full 99. That gap is worth real money.
Floor area harmonisation. Projects approved before the rule change counted balconies and ledges differently. A new launch under harmonised rules sells you a smaller measured area for the same home, which lifts the headline rate by roughly 7%.
Apply both, and each record becomes the rate that project would have to show if it were selling today on Thomson Reserve’s rulebook.
| Record | PSF as sold | Lease left | Adjusted to 99 years and harmonised |
| Thomson Three 2-bedroom | $2,170 | 85 | $2,704 |
| JadeScape 2-bedroom | $2,452 | 91 | $2,854 |
| AMO Residence 2-bedroom | $2,565 | 94 | $2,891 |
| Thomson Impressions 3-bedroom | $2,201 | 88 | $2,649 |
| Thomson Three 3-bedroom | $2,379 | 85 | $2,965 |
| AMO Residence 3-bedroom | $2,610 | 94 | $2,941 |
| JadeScape 3-bedroom | $2,653 | 91 | $3,088 |
The 2-bedroom records land between $2,704 and $2,891. The 3-bedroom records land between $2,649 and $3,088.
That is a tight cluster for 7 records across 4 projects and 2 formats, which is what you want from a benchmark. It says the finished-product ceiling the launch price has to work against sits in the high $2,000s.
Want the comparison workbook behind these tables? Message me on WhatsApp and I will send the full transaction list.
The second test is simpler. Thomson Reserve is a harmonised launch, so look at what other harmonised launches with the same attributes actually sold for.
| Launch | Units | Average PSF | Highest PSF |
| Penrith, Queenstown | 462 | $2,796 | $3,087 |
| The Orie, Toa Payoh | 777 | $2,730 | $3,064 |
| Emerald of Katong, Tanjong Katong | 846 | $2,640 | $2,983 |
Those are every recorded new sale at each project, not a sample. All 3 sit next to an MRT station with a primary school inside 1km, which is the closest thing to a like-for-like set.
The average launch price across the 3 runs $2,640 to $2,796, and the top of each book runs $2,983 to $3,087.
2 different methods, the adjusted resale records and the harmonised launch record, land on the same band. That is the useful result.
Developers do not set a launch price at the resale ceiling and they do not set it far below either. They price into it, because the buyer is choosing between a finished home today and keys in 2030.
Put the 2 tests together with an all-in land cost of $1,500 to $1,700, and a launch price in the $2,800 to $3,000 psf band is the realistic read for the bulk of the project, with the premium stacks in blocks 5 and 7 running above that. Much below $2,800 and the margin stops making sense against what the site actually cost. Above roughly $3,100 the buyer is paying more than any home in the pocket has ever fetched, before it exists.
4 real sizes are now published in the Thomson Reserve floor plans breakdown, so the band turns into actual price tags rather than assumptions:
| Type | Size | At $2,800 | At $2,900 | At $3,000 |
| BPS1, 2-Bedroom Premium + Study | 732 sqft | $2.05m | $2.12m | $2.20m |
| CP1, 3-Bedroom Premium | 1,055 sqft | $2.95m | $3.06m | $3.17m |
| DP1, 4-Bedroom Premium | 1,367 sqft | $3.83m | $3.96m | $4.10m |
| E1, 5-Bedroom Suite | 1,808 sqft | $5.06m | $5.24m | $5.42m |
Those 4 are the show unit types, which sit at the larger end of each band. The unreleased base 2-Bedroom and base 3-Bedroom will be smaller, and that is where the project’s entry price will actually be set.
The stack plan also tells you where the spread inside the launch price will come from. 55 stacks across 6 blocks, and the gaps between them run from 28m at the closest facing pair to 240m at the widest. A low floor on the 28m pinch and a high floor in block 5 are not the same product, and the price list will say so.
3 things would move the launch price out of that band, and they are worth naming rather than pretending the read is certain.
Smaller base types than expected. If the plain 2-Bedroom comes in near 570 sqft, the developer can hold a higher rate while keeping the entry price near $1.7m. Compression is how a launch price protects the entry point, and 6 of the 10 layouts are still unsized.
A stronger market by the end of October. The comparison set is priced on sales up to August 2026. Another quarter of strong absorption at nearby launches lifts the whole launch price band.
The scale discount. 1,268 units is a lot to sell. Large projects usually open a little softer than their small neighbours to build momentum, then raise on later releases. The first release may well print a launch price below the band above; that is a sequencing decision, not a valuation.
For the wider picture, the District 20 property market piece covers the run-up and the Bishan condo guide sets the full price range across 34 projects.
At $2,800 to $3,000 psf this is not an entry-level purchase, and it is not meant to be. There is no 1-bedroom in the project.
It suits the Bishan and Ang Mo Kio upgrader who wants to stay in the area and can carry a 2-bedroom around $2.1m or a 3-bedroom around $3m with a 2030 completion. The Thomson Reserve review covers why that demand pool keeps turning up here.
It does not suit a buyer who needs the keys inside 3 years. At that point the adjusted records above are pointing you at the resale market instead, and JadeScape is the more sensible conversation.
It also does not suit anyone buying purely for yield. This pocket has been a capital growth story, not a rental one, and a 2030 completion means 4 years of holding cost before the first tenant.
No. Preview runs 16 to 27 October 2026 and the launch is 31 October 2026. Prices normally land with the preview material.
$810 million for the former Thomson View, which is $1,178 psf ppr on the headline. That is the payment to the previous owners only.
On the headline number it looks that way. Add the lease top-up, the premium to intensify the site, the harmonisation premium and the cost of demolishing the old blocks, and the all-in figure is nearer $1,500 to $1,700 psf ppr, which puts it alongside Dover Drive and Kallang Close rather than below Lentor Central.
$2,800 to $3,000 psf for the bulk of the project, with the high floors in blocks 5 and 7 above that. Treat it as a planning band, not a quoted figure.
Because the neighbours have 85 to 94 years of lease left against a fresh 99, and they were approved under the older floor area rules. Correcting for both puts every record on the same basis as a 2026 launch price.
Penrith averaged $2,796 and The Orie $2,730 across their full sales books, both next to an MRT station with schools inside 1km. $2,800 would put Thomson Reserve in line with them. $3,000 asks for a premium over both, though the top of each of those books already reached $3,087 and $3,064.
The size and price grids circulating in agent decks carry their own disclaimer, saying the sizes are placeholders and the rates are scenarios. 4 real sizes are now published, so those grids are already out of date.
Source for the land sale and transaction records: Urban Redevelopment Authority. A land bid tells you what a developer must charge; the neighbours tell you what a buyer will actually pay. I will send you the real Thomson Reserve price list the day it is out, with every number checked against recorded sales rather than a brochure — message me on WhatsApp.
Hi 
We offer private property consultations for readers. Interested?
