Our take: Thomson Reserve is a 1,268-unit, 99-year condo by CapitaLand Development, UOL and SingLand on the former Thomson View site, next to Upper Thomson MRT. It paid S$1,178 psf ppr for the land, about 30% more than Springleaf Residence. It suits own-stay families who want TEL access and Ai Tong School nearby. The big unknown is price.
Updated 27 September 2026. Prices have not been released. The developers are targeting a launch in 4Q2026; we will add the price list and our analysis here when the preview opens.
Thomson Reserve at a glance
| Developer | Tamarind Development Pte. Ltd., a joint venture of CapitaLand Development (50%), UOL Group (40%) and Singapore Land Group (10%) |
| Address | 1, 3, 5, 7, 9 & 11 Bright Hill Drive, opposite Thomson Plaza, District 20 |
| Tenure | 99-year leasehold from 14 July 2026 (a fresh lease after the lease top-up) |
| Units | 1,268, from 2-bedroom to 5-bedroom |
| Towers | Six: four 21-storey and two 30-storey |
| Architect | P&T Consultants |
| Site area | 51,567 sq m per UOL (August 2026); the original Thomson View site was 46,852.9 sq m (EdgeProp) |
| Land price | S$810M en bloc price; about S$1,247.6M including lease top-up premium and land betterment charge, or S$1,178 psf ppr (EdgeProp; DBS Research puts it at S$1,172) |
| Nearest MRT | Upper Thomson (TE8), Thomson-East Coast Line; the developers describe the site as "next to" the station |
| Expected vacant possession | 28 February 2031 |
| Expected legal completion | 28 February 2034 |
| Target launch | 4Q2026 |
| Prices | Not yet released |
Sources: official project site (developer entity, tenure, vacant possession and legal completion dates), CapitaLand (address, towers, architect), UOL 1H2026 results presentation (stakes, units, site area, 4Q2026 launch target), EdgeProp (land cost). The developers have not published an expected TOP date, so we do not quote one. The dates above are the expected vacant possession and legal completion dates in the official legal particulars.
How much will Thomson Reserve cost?
No prices have been released. The official site, CapitaLand's listing and UOL's August 2026 results briefing give no price list, and preview dates have not been officially announced. Until then, the best guides are the land cost and one named analyst estimate.
Land cost. The joint venture bought Thomson View for S$810M. With the lease top-up premium and land betterment charge, EdgeProp puts the total land cost at about S$1,247.6M. That makes the premiums about S$437.6M (S$1,247.6M minus S$810M, our calculation). EdgeProp works this out to S$1,178 psf ppr; DBS Research gives S$1,172 psf ppr for the same deal.
The psf ppr figure uses a gross floor area of 98,391.1 sq m (a plot ratio of 2.1 on the original 46,852.9 sq m site). UOL now reports a larger site of 51,567 sq m, and the final gross floor area on that basis has not been published. The land cost per square foot could change once it is.
Analyst estimates. DBS Research (analyst Tabitha Foo, 28 October 2024) wrote about the Thomson View en bloc site when the deal was struck:
| DBS Research estimate (October 2024) | Figure |
|---|---|
| Land cost | S$1,172 psf ppr |
| Developer break-even | about S$2,100–2,200 psf |
| Expected launch price | "in the north of SGD 2.5k psf" (above S$2,500 psf) |
| Units assumed | close to 1,200, averaging 850 sq ft |
These are analyst estimates made two years ago, not developer prices. DBS assumed about 1,200 units; the current plan is 1,268. Costs may have changed since then.
DBS's figures imply about S$930–1,030 psf of non-land costs (S$2,100 minus S$1,172, and S$2,200 minus S$1,172, rounded; our calculation). On DBS's numbers, a S$2,500 psf launch price would be about 14% to 19% above break-even.
What that could mean in dollars. The table below only shows the arithmetic. It is not a price list, and the unit sizes are round examples, not published Thomson Reserve layouts.
| Illustrative unit size | At S$2,200 psf (top of DBS break-even range) | At S$2,500 psf (DBS launch expectation) |
|---|---|---|
| 700 sq ft | about S$1.54M | about S$1.75M |
| 1,000 sq ft | about S$2.20M | about S$2.50M |
| 1,300 sq ft | about S$2.86M | about S$3.25M |
Illustration only: size × psf. Actual prices depend on the developer's price list, floor and stack.
A note on price forecasts online. Several agent sites quote Knight Frank and PropNex forecasts as if they were about Thomson Reserve. In EdgeProp's report (23 October 2025), those forecasts were about the Upper Thomson Road (Parcel A) government land sale site, not Thomson Reserve. The only named, reputable estimate for Thomson Reserve that we found is the DBS one above.
Thomson Reserve vs Springleaf Residence
Springleaf Residence, by GuocoLand and Hong Leong Holdings, is a large, recent launch on the same Thomson-East Coast Line corridor, four stops north of Thomson Plaza (GuocoLand), which makes it the most useful benchmark.
| Thomson Reserve | Springleaf Residence | |
|---|---|---|
| Developer | CapitaLand Development, UOL Group, Singapore Land Group | GuocoLand with Hong Leong Holdings |
| Location | Bright Hill Drive, District 20 | 811–821 Upper Thomson Road, District 26 (Yishun planning area) |
| Land source | En bloc of Thomson View, S$810M (2024) | URA government land sale, Upper Thomson Road (Parcel B), S$779.6M, sole bid (April 2024) |
| Land rate | S$1,178 psf ppr | S$905 psf ppr |
| Tenure | 99 years from 14 July 2026 | 99 years from 15 July 2024 |
| Units | 1,268 | 941 |
| Towers | Four 21-storey and two 30-storey | Five 25-storey towers, plus 32 units in the conserved former Upper Thomson Secondary School |
| Unit types | 2- to 5-bedroom | 1- to 5-bedroom (1-bedders only in the conserved block) |
| Nearest MRT | Upper Thomson (TE8), "next to" the site (developers) | Springleaf (TEL), under 2 minutes' sheltered walk (GuocoLand) |
| School within 1 km named by developer | Ai Tong School | None |
| Launch | Target 4Q2026 | Booking weekend 15–16 August 2025 |
| Price | Not released; DBS Research expected above S$2,500 psf (Oct 2024) | From S$1,995 psf; launch-weekend average S$2,175 psf |
| Launch take-up | Not launched | 870 of 941 units (92%) on launch weekend; about 95% by October 2025 at an average S$2,177 psf, based on caveats (EdgeProp) |
| Completion | Expected vacant possession 28 February 2031 | Estimated TOP 2H2029 |
| Architect | P&T Consultants | ADDP Architects |
Sources: GuocoLand, 29 July 2025, GuocoLand, 17 August 2025, URA, EdgeProp, and the Thomson Reserve sources above.
What the differences mean:
- Land cost. Thomson Reserve's land cost is S$273 psf ppr (about 30%) higher than Springleaf Residence's. That gap is the main reason to expect higher prices.
- Springleaf's price falls inside Thomson Reserve's estimated break-even. Springleaf's launch-weekend average of S$2,175 psf is within DBS's S$2,100–2,200 psf break-even range for Thomson Reserve. On those estimates, Thomson Reserve could not price at Springleaf's level and keep a normal margin. DBS's expected launch price of above S$2,500 psf is about 15% above Springleaf's average.
- District. Thomson Reserve is in District 20, opposite Thomson Plaza. Springleaf Residence is in District 26, further north; GuocoLand says Thomson Plaza is four MRT stops from Springleaf.
- Scale. Thomson Reserve has 327 more units (about 35% more). Springleaf sold 92% on its launch weekend, but it launched from S$1,995 psf. A larger project at a higher price needs deeper demand.
- Lease and timing. Thomson Reserve's lease starts about two years later, so buyers get a fresher 99-year lease. But Springleaf is expected to be finished sooner (estimated TOP 2H2029, against Thomson Reserve's expected vacant possession in February 2031).
- MRT. Both are on the Thomson-East Coast Line. Thomson Reserve is also one stop from Bright Hill, a future Cross Island Line interchange (see below).
How do other nearby launches and land sales compare?
| Project or site | Location | Units | Key figure (what it measures) | Date | Source |
|---|---|---|---|---|---|
| Chuan Park (en bloc redevelopment, 99-year) | Lorong Chuan, D19 | 916 | S$2,579 psf average on launch weekend; 696 units (76%) sold. En bloc price S$890M (July 2022) | 10 Nov 2024 | EdgeProp |
| Lentor Central Residences | Lentor, D26 | 477 | S$2,200 psf average at launch; 445 units (93%) sold | 8–9 Mar 2025 | EdgeProp |
| Lentor Gardens Residences | Lentor, D26 | 499 | S$2,350 psf average on launch day; 270 units (54%) sold. Land S$920 psf ppr | 18 Jul 2026 | EdgeProp |
| Artisan 8 (freehold, boutique) | 8 Sin Ming Road, D20 | 34 | S$2,388 psf average selling price (Stacked); URA-recorded sales in the past 12 months S$2,328–2,456 psf (EdgeProp) | Launched Aug 2025 | EdgeProp, Stacked |
| Upper Thomson Road (Parcel A), land only | Next to Springleaf Residence | About 595, plus commercial | Land S$1,062 psf ppr (S$613.94M, 5 bids), awarded to Wee Hur Property and GSC Holdings. Launch expected around 2027 (EdgeProp) | Awarded 31 Oct 2025 | URA, EdgeProp |
| Lorong Puntong / Sin Ming Avenue, land only | Less than 500 m from Thomson Reserve (Stacked) | About 140 | Land S$1,612 psf ppr (S$208.1M, top of 7 bids), awarded to Eco World Development | Tender closed 15 Sep 2026; awarded 18 Sep 2026 | URA, EdgeProp via Yahoo, Stacked |
Chuan Park is the closest match in type: a large en bloc redevelopment in District 19, which averaged S$2,579 psf at launch in November 2024, close to DBS's expectation for Thomson Reserve. The two Lentor launches averaged S$2,200–2,350 psf; Lentor Gardens Residences' land cost was S$920 psf ppr, well below Thomson Reserve's. Artisan 8 is a 34-unit freehold project, so it is a weak comparison.
The two land sites show where Thomson Reserve's land cost sits. Parcel A was bought at about 10% less per ppr than Thomson Reserve. The Lorong Puntong winning bid was about 37% more, and analysts expect homes there to launch at around S$3,000 psf or more. In EdgeProp's report (15 September 2026), Newmark's Wong Shanting said from S$3,000 psf and PropNex's Wong Siew Ying said possibly above S$3,000 psf; Mogul.sg's Nicholas Mak told Stacked (15 September 2026) S$3,000–3,100 psf. Land prices set in different years are not directly comparable, and Lorong Puntong is a much smaller project.
Location: Upper Thomson MRT, the Cross Island Line and schools
- Upper Thomson MRT (TE8): on the Thomson-East Coast Line. The developers describe the site as "next to" the station. They have not published a walking time, so check the site plan for the exit and linkway.
- Bright Hill MRT (TE7): the next station north on the Thomson-East Coast Line, towards Woodlands North. LTA says Bright Hill will become an interchange with the Cross Island Line (CR13) when Cross Island Line Phase 1 opens, expected by 2030 (LTA).
- Schools: the developers say Ai Tong School is within 1 km. Primary 1 priority is based on the home-school distance measured by OneMap, so check it with the OneMap school query before relying on it. The developers also name other schools as nearby, but we have not checked those distances, so we do not list them.
- Daily needs and green space: Thomson Plaza is across the road, with cafés along Upper Thomson Road. The developers also name MacRitchie Reservoir Park, Upper and Lower Peirce Reservoir Parks, Thomson Nature Park, Windsor Nature Park and Bishan-Ang Mo Kio Park as nearby.
What was here before? The Thomson View en bloc
Thomson Reserve replaces Thomson View Condominium, a 255-unit development completed in 1987. The collective sale took about a year:
- Feb 2024: relaunched for collective sale at a reserve price of S$918M, later cut to S$808M.
- 26 Oct 2024: UOL, Singapore Land Group and CapitaLand Development announced a put-and-call option at S$810M, 11.8% below the original reserve price.
- 25 Nov 2024: the call option was exercised. Owners received about S$2.22M to S$4.94M gross per unit, depending on size (EdgeProp).
- 1 Jul 2025: the High Court granted the order of sale (SGX).
- Oct 2025: the acquisition was completed (UOL).
EdgeProp called it the biggest en bloc deal of 2024 when it was announced (26 October 2024). Its later report (25 November 2024) ranked it second in 2024, after HPL's S$821M Concorde deal, and the largest residential en bloc since Chuan Park in July 2022.
Risks to weigh
- Supply. At 1,268 units, Thomson Reserve is about 35% larger than Springleaf Residence (941). The Upper Thomson Road (Parcel A) site (about 595 units) and the Lorong Puntong site (about 140 units) are still to launch. Huttons Asia CEO Mark Yip told EdgeProp (15 September 2026) he expects the Lorong Puntong project to face competition from Thomson Reserve. Competition also works the other way: buyers will have alternatives.
- Unknown pricing. The only named analyst estimate is from October 2024, before the unit count went from about 1,200 to 1,268 and the site area grew. Treat it as a starting point, not a forecast.
- Land cost. At S$1,178 psf ppr, the land cost is higher than Springleaf Residence's (S$905) and Upper Thomson Road Parcel A's (S$1,062). That leaves less room for low prices than those projects have.
- Recent take-up. Lentor Gardens Residences sold 54% on launch day in July 2026 at S$2,350 psf, a weaker start than Springleaf's 92% or Lentor Central Residences' 93%.
- Completion date. The developers give an expected vacant possession date of 28 February 2031, and no TOP date. If you need to time the sale of an HDB flat or a move, plan around that date and confirm it in the sales documents.
- Unofficial websites. Many agent sites use names close to the project's, and some publish preview dates, unit mixes and TOP dates that the developers have not confirmed. The developer's site is thomsonreserve.com.sg.
Who might Thomson Reserve suit?
- Own-stay families in Bishan, Thomson and Ang Mo Kio who want a new condo next to a TEL station, with Ai Tong School within 1 km (per the developers) and the reservoir parks nearby.
- Buyers who want a fresh lease. The 99-year lease started on 14 July 2026, about two years after Springleaf Residence's.
- Buyers looking ahead to the Cross Island Line, with Bright Hill one stop away.
- Less suited to buyers who want the lowest psf on the Upper Thomson stretch (Springleaf Residence launched at an average S$2,175 psf), buyers who need to move in before 2031, and short-term investors, given the project's size and nearby supply.
FAQ
When will Thomson Reserve launch?
UOL is targeting a launch in 4Q2026. The developers have not officially announced preview or booking dates. Dates on agent websites are unconfirmed.
What is the expected Thomson Reserve price psf?
Prices have not been released. In October 2024, DBS Research (Tabitha Foo) estimated break-even at about S$2,100–2,200 psf and expected a launch price "in the north of SGD 2.5k psf", that is, above S$2,500 psf. These are analyst estimates, not developer prices.
Is Thomson Reserve freehold?
No. It is a 99-year leasehold starting 14 July 2026, granted after the lease top-up of the former Thomson View site.
Who is the developer of Thomson Reserve?
Tamarind Development Pte. Ltd., a joint venture of CapitaLand Development (50%), UOL Group (40%) and Singapore Land Group (10%).
Is Thomson Reserve more expensive than Springleaf Residence?
Its prices are not out yet, but its land cost is higher: S$1,178 psf ppr against S$905 psf ppr for Springleaf Residence. Springleaf averaged S$2,175 psf on its launch weekend in August 2025, which is within DBS's break-even range for Thomson Reserve.
When will Thomson Reserve be completed?
The developers' legal particulars give an expected vacant possession date of 28 February 2031 and an expected legal completion date of 28 February 2034. No official TOP date has been published.
Sources
- Thomson Reserve official site (Tamarind Development Pte. Ltd.), accessed 26 September 2026: thomsonreserve.com.sg
- CapitaLand, Thomson Reserve residential listing, accessed 26 September 2026: capitaland.com
- CapitaLand, "CLD and UOL Group advance with the collective acquisition of Thomson View Condominium", 1 July 2025: capitaland.com
- Singapore Land Group, SGX announcement on the order of sale for Thomson View Condominium, 1 July 2025: sgx.com
- UOL Group, 1H2026 Results Presentation, 12 August 2026: sgx.com
- URA, tender award for Lorong Puntong / Sin Ming Avenue, 18 September 2026: ura.gov.sg
- LTA, Cross Island Line: lta.gov.sg
- GuocoLand, "GuocoLand unveils the first high-rise condominium in Springleaf", 29 July 2025: guocoland.com.sg
- GuocoLand, "Springleaf Residence sold 92% at launch", 17 August 2025: guocoland.com.sg
- URA, tender award for Upper Thomson Road (Parcel B), 16 April 2024: ura.gov.sg
- URA, tender award for Upper Thomson Road (Parcel A), 31 October 2025: ura.gov.sg
- DBS Research (Tabitha Foo), note on UOL Group and the Thomson View collective sale, 28 October 2024: dbs.com.sg
- EdgeProp, "UOL and CapitaLand to acquire Thomson View Condo for $810 mil", 26 October 2024: edgeprop.sg
- EdgeProp, "UOL-CapitaLand JV exercises call option to purchase Thomson View en bloc for $810 mil", 25 November 2024: edgeprop.sg
- EdgeProp, Thomson View Condominium land-sale record, accessed 26 September 2026: edgeprop.sg
- EdgeProp, "UOL readies mega Thomson Reserve condo launch in 4Q2026", 12 August 2026: edgeprop.sg
- EdgeProp, "GuocoLand sells 92% of units at Springleaf Residence, with an average price of $2,175 psf", 17 August 2025: edgeprop.sg
- EdgeProp, "Wee Hur Holdings leads five-way tussle for Upper Thomson GLS site", 23 October 2025: edgeprop.sg
- EdgeProp via Yahoo, "Malaysian developer Eco World tops seven bids for Lorong Puntong GLS site at $1,612 psf ppr", 15 September 2026: sg.news.yahoo.com
- Stacked Homes, Sin Ming (Lorong Puntong) GLS record bid, 15 September 2026: stackedhomes.com
- EdgeProp, comparable launch results for Chuan Park, Lentor Central Residences, Lentor Gardens Residences and Artisan 8 (linked in the table above)
SG Properties is an independent research site and is not the developer's official website. Thomson Reserve prices had not been released on the date above: the psf figures on this page are land costs, analyst estimates, illustrations and other projects' results, not developer prices. Project details are as published by the developers on that date and may change; check the official price list and sales documents once they are released, before committing.
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