Thomson Reserve drew 11,800 visitors on the first weekend of its public preview from 17 October, a record for a project by UOL Group and CapitaLand Development and above the 10,000 who came to ParkTown Residence, which went on to sell more than 87 per cent of its units at launch, The Edge Singapore reported. Bookings open on 31 October.
The developers have now put prices on it. Two-bedroom units start from $1.544 million for 592 sq ft, three-bedders from $2.503 million for 947 sq ft, and four-bedders from $3.388 million for 1,238 sq ft. Before the preview we looked at what District 20 resale already costs; here is how the actual prices measure up in Roov's records.
The project
Thomson Reserve is a 99-year leasehold development of 1,268 homes on the five-hectare site of the former Thomson View condominium at Bright Hill Drive, linked to Upper Thomson MRT on the Thomson-East Coast Line by a sheltered walkway. It has four 21-storey towers, the Classic Collection of 740 units, and two 30-storey towers, the Luxury Collection of 528 units with higher specifications. More than 45 per cent of unit stacks face the Central Catchment Nature Reserve, and the towers cover only 12 per cent of the land. Vacant possession is expected by 28 February 2031.
The mix leans small. There are 716 two-bedroom units of 592 to 775 sq ft, 350 three-bedders of 947 to 1,152 sq ft, 174 four-bedders of 1,238 to 1,485 sq ft and 28 five-bedroom suites of 1,808 sq ft.
The prices against resale next door
Starting prices work out to about $2,608 psf for the smallest two-bedder, $2,643 psf for the three-bedder and $2,737 psf for the four-bedder. Set against the busiest resale projects nearby over the last 12 months, in Roov's records:
Jadescape: three-bedders of 904 to 1,141 sq ft resold at a median $2.68 million; four-bedders at $3.2 million AMO Residence: three-bedders at a median $2.69 million; four-bedders at $3.28 million District 20 as a whole: 451 condo resales at a median $1,991 psf
So the cheapest three-bedder at Thomson Reserve starts below what a three-bedder at Jadescape or AMO Residence has typically resold for, while the four-bedders start above. Two cautions. "From" prices are the smallest units on the lowest floors, so most units will cost more. And the psf figures are not like for like: Thomson Reserve is measured without air-conditioner ledges, Jadescape with them, so its psf reads higher for the same home. Our guide to floor-area harmonisation shows how to adjust, and comparing by bedroom count and total price, as above, avoids the problem.
The land behind the price
Thomson Reserve sits on an en bloc site bought for $810 million in late 2024. Land prices have climbed since, as our review of a decade of GLS land prices shows, which is one reason launches on later land will struggle to undercut it. October's other big launch, Lucerne Grand, sold about 61 per cent on its first weekend, and new sales have picked up after a quiet August.
Before you book
A new launch is paid in stages until 2031, while a resale home is paid in full at completion. Roov's progressive payment tool shows each stage against your cash and CPF, and the resale versus new launch comparison puts the two on the same footing over your holding period. If you are upgrading from an HDB flat in Bishan or Ang Mo Kio, the upgrade planner lays out whether to sell or buy first. Families should also read our note on primary school registration under the 2027 rules: Ai Tong School is about a kilometre away.
Deciding which stack and unit type gives the best value at Thomson Reserve, or whether resale nearby is the better buy? Roov's agent can walk you through the numbers. Get in touch.