Thomson Reserve is set to bring 1,268 new homes to Upper Thomson – an established neighbourhood that has seen very few major private housing launches in the past decade.
The development at Bright Hill Drive, by CapitaLand Development, UOL Group and Singapore Land, opened for preview on 17 October 2026. Its sales launch is scheduled for 31 October.
The project is about 470m from Upper Thomson MRT (TE8) in a straight line, with a sheltered walkway connecting it to the station. It is also south-east of the Central Catchment Nature Reserve.
At first glance, Thomson Reserve’s appeal is straightforward: it is a large new development near an MRT station, in an area with limited upcoming supply.
But buyers will also need to consider the project’s smaller unit sizes, relatively high starting psf and long wait for completion.
Why Thomson Reserve stands out
Upper Thomson is an established neighbourhood, but new private homes have been uncommon.
The last three major neighbourhood launches were Thomson Grand, Thomson Three and Thomson Impressions. Together, they had 1,094 homes. Thomson Reserve, with 1,268 units, is larger than all three combined.
Thomson Impressions was the most recent of the three and launched in 2015. Since then, the only new project nearby has been Artisan 8, a 34-unit boutique development on Sin Ming Road that debuted in August 2025.
Thomson Reserve also has a direct link to the area’s recent housing history. Two of its developers, UOL and Singapore Land, built Thomson Three next door in 2013. Thomson Reserve is almost three times the size of that project.
That makes the project more than just another new launch. It is a major addition to a neighbourhood that has had very little new private housing for years.
Thomson Grand
361
Jul 2011
Cheung Kong Group
Thomson Three
445
Sep 2013
UOL + SingLand – same partners, next door
Thomson Impressions
288
Oct 2015
Nanshan Group, Lorong Puntong
Artisan 8
34
2025–26
Boutique freehold, Sin Ming Road
Thomson Reserve
1,268
Oct 2026
CapitaLand, UOL, SingLand
A large project in a small pipeline
The lack of recent launches is also reflected in the area’s future supply.
About 1,440 new private homes are planned within roughly 1km of Thomson Reserve over the next five years. Thomson Reserve accounts for about 88% of those homes.
The other sizeable site is a government land sale plot at Lorong Puntong/Sin Ming Avenue. The tender closed in September 2026, with a project of about 140 homes planned. Its launch date has not been announced.
The site is under 500m from Thomson Reserve. When it is eventually developed, it could give buyers more choice – but it could also create more competition among new and resale homes in the area.
Thomson Reserve attracted strong online interest before its show flat opened. From 5 to 11 October 2026, the project drew 6,226 unique visitors on PropertyGuru – the second-highest figure among new launches.
These figures measure browsing interest, not confirmed buyers or sales commitments. The 31 October launch will show how much of that interest converts.
The location brings the project into a wider MRT pricing pattern
Supply is only one part of the project’s appeal. Its other major selling point is its location.
Thomson Reserve is about 470m from Upper Thomson MRT (TE8), measured in a straight line. A sheltered walkway connects the development to the station. Additionally, Bright Hill MRT, around 870m away, is targeted to become a Cross Island Line interchange in 2030, which could further strengthen the area’s transport connections.
PropertyGuru’s District 20 data suggests that homes within about 800m of an MRT station generally command higher asking prices, although the relationship is not completely linear.
Under 300m
SGD 2,186
94
+6%
300–500m (Thomson Reserve)
SGD 2,291
238
+11%
500–800m
SGD 2,420
179
+17%
800m–1.2km
SGD 2,064
43
—
Among 554 condo listings completed from 2010 onwards, homes 300–500m from a station had a median asking price of SGD 2,291 psf. This was about 10% higher than the SGD 2,064 psf median for homes 800m to 1.2km away.
Homes 500–800m from a station had the highest median asking price, while those under 300m had the lowest. The under-300m group was weighted towards older and smaller projects, which helps explain the result.
The figures are based on straight-line distances, not walking routes, and do not adjust for unit size, floor or tenure. The 800m-and-beyond category also contains only 43 listings, so the price difference should be treated as a broad guide rather than a precise MRT premium.
The location has performed steadily, but not dramatically differently from the district
The MRT data shows a location premium. But has the surrounding area outperformed the wider district?
PropertyGuru’s listing data suggests the answer is no – at least over the past five years.
Across eight existing condos within 1.5km of Thomson Reserve, the median increase in asking prices at the development level was 17% between October 2021 and October 2026.
Across 15 matched developments in the wider district, the increase was 18%.
In simple terms, a 17% increase would take a home listed at SGD 1.5 million in 2021 to about SGD 1.75 million in 2026.
*Disclaimers for this section:
- Individual homes may have performed better or worse.
- These figures are based on asking prices for homes completed in 2021 or earlier. They show that the area has moved broadly in line with District 20.
- They do not predict what Thomson Reserve will be worth when it completes.
- That distinction matters because buyers are comparing an under-construction project with completed homes that can be occupied today.
The lower entry price comes with less space
Thomson Reserve’s two-bedroom units start at $1.544 million for 592 sq ft, or $2,608 psf.
By comparison, the median two-bedroom asking price for District 20 condos completed from 2023 onwards is $1.77 million for 743 sq ft. Thomson Reserve therefore has a lower entry price, but also a smaller starting unit.
Its starting psf is about 8% above the $2,406 median asking price across all unit types in those District 20 condos. This is not a like-for-like comparison, as smaller units typically command a higher psf.
Buyers who are comfortable with a compact layout may see the lower total price as a more accessible entry point, with two- and three-bedroom units accounting for 84% of the development.
Two-bedroom price
SGD 1.544M
SGD 1.77M
Two-bedroom size
592 sq ft
743 sq ft
Price per sq ft
From SGD 2,608
SGD 2,406 (all unit types)
What buyers need to decide
The numbers point to a clear set of trade-offs.
The project offers a rare amount of new supply in Upper Thomson, proximity to Upper Thomson MRT and a lower total entry price for smaller units.
But buyers must also be comfortable with the following:
- Waiting time: Expected TOP is in 2H2030, with vacant possession estimated by February 2031.
- Space: Two-bedroom units range from 592 to 775 sq ft. The most common, at 678 sq ft, is about 9% smaller than the recent District 20 median.
- Price per square foot: The starting psf is about 8% above the median asking price across all unit types in recently completed D20 condos.
- Future supply: The Lorong Puntong/Sin Ming Avenue site, under 500m away, could eventually add about 140 homes to the market.
- Tenure: Thomson Reserve is a 99-year leasehold development from July 2026.
Thomson Reserve at a glance
Project details and starting prices are from the developers’ launch announcement. District 20 comparisons use PropertyGuru agent asking prices as at 12 October 2026, not transacted prices. Past price changes are not a forecast.
| Item | Detail |
| Location | Bright Hill Drive, District 20; ~470m to Upper Thomson MRT (TE8), linked by sheltered walkway |
| Developer | Tamarind Development, a joint venture of CapitaLand Development, UOL Group and Singapore Land |
| Size and tenure | 1,268 units in six towers; 99-year leasehold |
| Unit types | 2 to 5 bedrooms, 592 to 1,808 sq ft |
| Starting prices | 2BR from SGD 1.544M; 3BR from SGD 2.503M; 4BR from SGD 3.388M |
| Key dates | Preview 17 Oct 2026; sales launch 31 Oct 2026; expected TOP 2H2030 |
The bottom line
Thomson Reserve is arriving at a time when Upper Thomson has had very little new private housing.
Its strongest advantages are its location near Upper Thomson MRT, the area’s limited development pipeline and the lower total entry price available for smaller units.
Its main compromises are the long wait for completion, compact layouts and relatively high starting psf.
PropertyGuru’s data suggests that MRT access and limited supply are likely to support buyer interest. But it also shows that location alone does not determine value, and that the area has broadly tracked the wider District 20 market over the past five years.
For buyers, the decision comes down to whether the location and scarcity justify paying for a smaller home today – and waiting several years before they can move in.
Disclaimer: The information is provided for general information only. PropertyGuru Pte Ltd makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.