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Thomson Reserve

Upper Thomson / Bright Hill, D20 · CapitaLand Development 50%, UOL 40%, Singapore Land 10%

Overall score 8.4 out of 10. Strong project, but most of the good-value units are gone. It scores highest in this batch because the MRT, mall, school and parks are all at the doorstep, and 90% sold on launch shows real demand. The catch is what is left: 125 units, and the developers have not published which types. Expect mostly bigger or higher-floor units that cost well above the starting prices.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

• Sales so far: 1,143 of 1,268 (90%) at launch; 125 left
• Price: $2,900 psf (average of units sold, developers' statement)
• Land cost: $1,178 psf of buildable floor area (agency figure, includes lease top-up)
• Completion: 2H 2030 (developers); one site says 2029
• Lease: 99 years from 14 Jul 2026
• MRT: Next to Upper Thomson MRT by sheltered walkway, about 2 minutes to Exit 2
• Food and shops: Thomson Plaza across the road by the MRT underpass; cafes and eateries along Upper Thomson Road. No hawker centre named in sources.
• Primary schools: Ai Tong School about 0.5 km

Scores

• Location: 9/10. City fringe (6) + mall across the road (+1) + reservoir and nature parks beside (+1) + primary school within 1 km (+1)
• Entry price: 7/10. Average $2,900 psf is about 39% above the nearest 99-year resale condo, Thomson Three (about $2,080 psf)
• Exit plan: 8/10. Start 5; +1 over 60% sold; +1 big project with 2 to 5 bedrooms; +1 MRT within 500 m; +1 primary school within 1 km; -1 two more launches nearby (Upper Thomson Parcel A about 595 homes, Lorong Puntong about 140)
• Nearby food: 8/10. Mall with supermarket and food across the road, plus the Upper Thomson food stretch
• MRT closeness: 10/10. Sheltered link to an open MRT station, about 2 minutes

Pros

• Sheltered 2-minute walk to Upper Thomson MRT; Bright Hill becomes a Cross Island Line interchange (expected by 2030)
• Ai Tong School within 1 km
• Thomson Plaza across the road
• 90% sold at launch, the top-selling 2026 launch by units
• Towers cover only 12% of the 5-hectare site

Cons

• Only 125 units left; no full price list published
• 56% of all units are 2-bedroom, so future resale competition among 2-bedders will be heavy
• Starting prices were 11-21% above resale at JadeScape and Thomson Three
• Keys only around 2H 2030 to Feb 2031
• Two more new projects coming within about 500 m to 1 km

Sources: SG Properties review · Stacked Homes · SG Property Index