Unit A Illustration
- Launch price
- Similar to Unit B
- Facing
- Upper Thomson Road traffic
- Layout
- Most common type in the project
- At resale
- Dozens of identical units listed
✕ Priced like everyone else, sold like everyone else
Thomson Reserve Balloting & Buying GuideSame price today.
Very different price at TOP.
Thomson Reserve has 1,268 units in 6 towers. On balloting day, two units can sit at almost the same launch price, yet one resells easily in 2030 and the other waits months for a buyer. My guide shows you which is which, stack by stack, before you visit the showflat and register for the ballot by 27 October.
- The stacks I would shortlist at every budget, from 592 to 1,808 sqft
- The facings worth paying for, and the ones that face Upper Thomson Road
- The units I would avoid, and why they will be the hardest to resell
- Real URA resale records from Jadescape and AMO Residence, and what they mean for your pick
—Days
—Hours
—Mins
until ballot cut-off dayTue, 27 Oct 2026
Free · sent on WhatsApp
Get the guide and your 3 to 5 best stacks
Tell me your budget and unit type. I WhatsApp you the stack-by-stack guide and the 3 to 5 stacks I would shortlist for you, plus a showflat slot before registration closes on 27 Oct.
It's on the way.
I'll WhatsApp you the guide and your shortlist shortly, and hold a showflat slot before registration closes on 27 October. One more thing: which two stacks are you between? Tell me and I compare them for you.
Tell me on WhatsAppor
Get it on WhatsApp instead
I usually reply within the hour, 9am–9pm.
- 1,268units in six towers on ~5 hectares
- ~100 mto Upper Thomson MRT (TE8), per project materials
- 480–520 mto Ai Tong School from every block (OneMap)
- 3 developersUOL, CapitaLand and SingLand joint venture
Why the unit matters more than the project
At balloting, you choose a price. At TOP, the market chooses yours.
Launch prices are set by the developer, and they are set close together: a few hundred dollars per square foot separate stacks that will behave very differently later. When you sell in 2030 or beyond, buyers compare your unit to the ones around it, and the view, the noise and the competition decide the price.
Unit B Illustration
- Launch price
- Similar to Unit A
- Facing
- Unblocked greenery or pool
- Layout
- Efficient, few like it
- At resale
- Little direct competition
✓ The one buyers ask for by stack number
An illustration of the principle, not a forecast for any specific unit. The guide names the actual stacks.
416of 1,268 units are the same 678 sqft
A third of Thomson Reserve is one size: the 678 sqft 2-Bedroom Premium, spread over 11 layouts in all six towers. If you buy one, your resale price will be set by the other 415. Picking the right one of those 416 is the whole game.
2-Bed 592 sqft · 100
2-Bed Premium 678 sqft · 416
2-Bed + Study · 200
3-Bed · 350
4- & 5-Bed · 202
Proof from next door: Jadescape and AMO Residence
It has already happened twice in District 20
Official URA transaction records from two recent D20 condos, one launched in 2018 and one in 2022. Look at what buyers paid, then at what the same size on the same floors sold for later.
1. Similar money in, very different money out
Jadescape · 2-bedroom · 764 sqft · floors 16–20
Bought for $1.46M in Sep 2022
Paid$1.46M
Best resale, same size & floors$1.84M
Jadescape · 3-bedroom · 904 sqft · floors 21–25
Bought for $1.54M in Dec 2021
Paid$1.54M
Resale, same size & floors$2.30M
2. Same unit type, same floors, different outcomes at AMO Residence
AMO Residence launched in July 2022 at an average of about $2,108 psf, and its 2025–26 resales averaged about $2,520 psf. Inside that average, identical sizes on the same floors still spread out:
| Unit size & floors | Launch price (Jul 2022) | Resale price (2025–26) | Resale spread, same size & floors |
|---|---|---|---|
| 2-bed Premium · 743 sqft · floors 16–20 | $1.551M – $1.700M | $1.770M – $1.905M | $135,000 |
| 3-bed + Study · 1,044 sqft · floors 6–10 | $2.085M – $2.126M | $2.580M – $2.690M | $110,000 |
| 3-bed + Study · 1,044 sqft · floors 16–20 | $2.194M – $2.261M | $2.634M – $2.715M | $81,000 |
| 4-bed · 1,292 sqft · floors 6–10 | $2.582M – $2.632M | $3.200M – $3.280M | $80,000 |
Take the 743 sqft 2-bedroom on floors 16–20. The developer's own launch prices for that size differed by $149,000 depending on the stack, and resale prices differed by $135,000. At the cheapest launch price and the best resale, that's a gain of about $354,000. At the dearest launch price and the weakest resale, it's about $70,000. Where you land depends on the stack you pick on balloting day.
3. The unit type that barely moved
Jadescape · 1-bedroom · 527 sqft · floors 16–20
Bought for $1.003M in Oct 2021
Paid$1.00M
Same size & floors, 2026$1.05M
Jadescape · 3-bedroom · 1,012 sqft · floors 6–10
Bought for $1.762M in Sep 2021
Paid$1.76M
Same size & floors, Dec 2025$2.65M
Source: URA Private Residential Property Transactions e-service, AMO Residence and Jadescape, caveats lodged Sep 2021 to Sep 2026, retrieved 24 Sep 2026. URA publishes each unit's size and a five-floor band, not its unit number, so "same unit" here means the same strata area on the same floors. Gains compare purchase and resale prices only; stamp duties, agent fees and interest are not deducted. Past performance does not guarantee future results, and nothing here is financial advice.
Which side of that gap will your unit be on?
Tell me your budget and unit type. I reply on WhatsApp with the guide and the 3 to 5 stacks I would shortlist at your price, with the ones to avoid named by block and stack. registration open.
Inside the guide
Five decisions that separate a good buy from an expensive lesson
I've mapped all 41 floor plans onto every floor of every tower. Here's what the guide walks you through, with the specific stacks I'd pick and skip.
Choosing the correct unit
Classic Collection (21 storeys) or Luxury Collection (30 storeys)? The same 678 sqft layout exists in both. I show you when nine extra floors are worth the premium and when they are just paying for a label.
In the guide
The best unit within your budget
Your budget buys a range of stacks, not one unit. I shortlist the strongest 3 to 5 at your price, so you have backups ready when your first choice is taken before your ballot number is called.
In the guide
Units that perform well after TOP
A similar price today can mean a very different price when you sell. I rank the stacks by what resale buyers pay up for: view, layout efficiency and how few identical units compete with yours.
In the guide
The units to avoid
Some stacks look fine on the floor plan and are hard to sell later: road-facing, blocked views, awkward layouts. The guide lists them by block and stack number, so you never pick one by accident on balloting day.
In the guide
The best facings
Upper Thomson Road runs along one edge, Singapore Island Country Club's greenery sits beside another. Which stacks get the green, which get the traffic, and which catch the afternoon sun.
In the guide
All five chapters, free, on WhatsApp.
Read it before you visit the showflat, then register for the ballot by 27 October with a shortlist instead of a brochure.
Unlock the guide →A preview of chapter 5
On a 5-hectare site, your facing is decided by which edge you're on
Three roads frame Thomson Reserve. The side your stack faces decides what you see, what you hear, and what the next buyer will pay for it.
Upper Thomson Rd
Bright Hill Dr
Sin Ming Ave
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G
Greenery side
The two 30-storey Luxury towers (Blocks 5 and 7) sit nearest Singapore Island Country Club. Height plus green is the combination resale buyers ask for by name.
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P
Inward, pool-facing
Over 80 facilities, two 50 m lap pools and three clubhouses fill the middle of the site. Inward stacks trade distance views for quiet.
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R
Road side
Upper Thomson Road runs along the south edge. Closest to the MRT, but also to the traffic. Which floors clear the noise is in the guide.
Watch first · 1 min 21 s
Pick your Thomson Reserve unit at home, not at the ballot table
A short walk through the 3D model of all 1,268 units, with the fengshui floor plans shown beside it. It pairs with the facing map above: see the stack, then decide.
Thomson Reserve 3D Model + Fengshui Floor Plans · Viona on YouTube
Why consult me for Thomson Reserve
The showflat sells you the dream. I help you pick the unit.
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Every stack already mapped
All 41 floor plans and 1,268 units charted floor by floor across the six towers, so we compare real options, not a brochure page.
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Price list broken down within 48 hours
The day prices are released, I rework the psf per stack against nearby resale and tell you where the value actually sits.
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Your budget, done properly
Loan limit, stamp duty and cash needed on booking day worked out before you ballot. A second property at $2M carries $400,000 in ABSD, due within 14 days.
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Backup units ready on ballot day
Your first choice may be gone before your number is called. You'll walk in with ranked backups so you don't panic-buy the last unit on the board.
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Measured, not copied
Ai Tong School is 480–520 m from every block. I measured each of the six addresses on OneMap myself, because P1 priority depends on it.
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No pressure, ever
I won't tell you units are "almost gone". If Thomson Reserve doesn't fit your plans, I'll say so, including when resale makes more sense.
“Every big launch has a few stacks everyone wants and a lot of stacks that are just there. My job is to make sure yours is one of the first kind, at a price that still makes sense when you sell.” Law Viona · PropNex · CEA R055553GAsk me which unit
The Thomson Reserve ballot procedure
From showflat to signed Option: what happens on each date, and what to have ready
Six steps, five dates. The only one that closes quietly is the first: ballot registration ends on Tuesday 27 October 2026, and anyone not registered by then has no queue number on launch day.
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Now to Mon 26 Oct
Visit the showflat and register for the ballot
Book a showflat slot through me (by appointment only). At the showflat you register for the ballot: the developer takes your name, NRIC, contact and the unit types you want. Bring your NRIC. There is no payment at this stage, and registering does not commit you to buy. Bring my shortlist so you check the stack model and the actual finishes against the units you are considering, not the whole project.
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Tue 27 Oct · cut-off
Last day to submit your ballot registration
Nothing submitted after today goes into the draw. By now have an in-principle loan approval (IPA) from your bank, your cash and CPF split worked out, and your ABSD position clear (20% on a Singapore citizen’s second property). Confirm your 3 to 5 ranked stacks with me, in order, with a budget ceiling for each.
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Thu 29 Oct
E-balloting: the developer draws your queue number
The developer runs an electronic draw and every registered buyer gets a queue number. A low number means you choose early, a high number means you choose from what is left. If you registered through me, I tell you your number the moment it is released and what it means for your shortlist: a low number keeps your first choice, a high number means we move the backups up.
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Fri 30 Oct
Priority sale, in five batches
Before the public day, the developer books at the Thomson Reserve Sales Gallery in this order: the developer’s directors and staff, then ex-owners of Thomson View, then VIPs invited by the developer, then buyers of the 4-Bedroom Premium (PL), 4-Bedroom Premium + Study (PL) and 5-Bedroom Suite units, then bulk purchases of 2 or more units; single-unit purchases book at the public sales launch on Saturday 31 October. If you want one of those large units, Friday at 1.00pm is your slot, not Saturday; buying 2 or more units, Friday after Batch 4. Every unit booked on Friday comes off the board. That evening I check your shortlist against what is still open, so you walk in on Saturday knowing which of your stacks survived.
Batch Day and times 1 · Directors and staff of the developer Arrive 9.00am · check price 9.15am · book 9.30am–10.00am 2 · Ex-owners of Thomson View Arrive 10.00am · check price 10.15am · book 10.30am–11.00am 3 · VIPs invited by the developer Arrive 11.00am · check price 11.15am · book 11.30am–12.30pm 4 · Buyers of 4-Bedroom Premium (PL), 4-Bedroom Premium + Study (PL) and 5-Bedroom Suite units. A multiple-unit purchase that includes at least one of these, plus any other unit type, books before a single-unit purchase. Arrive 1.00pm · check price 1.15pm · book 1.30pm–3.30pm 5 · Bulk purchase (2 or more units) Fri 30 Oct, after Batch 4 · time to be confirmed by the developer Sat 31 Oct · Single-unit purchase (public sales launch) Time to be confirmed by the developer Booking sequence from the developer, dated Sun 25 Oct 2026. Venue: Thomson Reserve Sales Gallery. Subject to change without prior notice.
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Sat 31 Oct
Public sales launch: your number is called, you pick and pay
Saturday is for single-unit purchases; bulk purchases of 2 or more units book on Friday. Queue numbers are called in order. When yours comes up you pick from the units still available, pay the 5% booking fee (usually by cheque or cashier’s order) and receive the Option to Purchase. Units are usually released in phases, and a later phase can cost more for the same stack type, so a decision made in advance beats one made at the table.
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Next 3 weeks
Exercise the Option and pay stamp duty
The Sale and Purchase Agreement follows within about two weeks. You then have three weeks to exercise the Option by paying the balance to 20% (cash or CPF), with Buyer’s Stamp Duty due within 14 days of exercising. If you change your mind and do not exercise, the developer keeps 25% of the booking fee and refunds the rest, so the real decision is made on 31 October, not later.
Preview and sale dates from the developer, as at Tue 20 Oct 2026, confirmed 22 Oct; the 30 Oct booking sequence is dated 25 Oct and subject to change. Exact times for 31 Oct and the booking-fee method come from the developer closer to the date; I WhatsApp registered buyers as soon as they are out. Option and stamp-duty timings are the standard new-launch terms and are confirmed in your Sale and Purchase Agreement.
Not registered yet? Tell me your budget and I send the guide plus the 3 to 5 stacks I would shortlist for you, before the 27 Oct cut-off.
Send my shortlist →Buying guide
Classic or Luxury Collection: what you're actually choosing between
Thomson Reserve's 1,268 units sit in six towers on the former Thomson View site at Bright Hill Drive. The developer splits them into two collections, and the split matters more than the names suggest.
| Classic Collection | Luxury Collection | |
|---|---|---|
| Towers | Blocks 1, 3, 9 and 11 | Blocks 5 and 7 |
| Height | 21 storeys, homes from level 2 | 30 storeys, homes from level 1 |
| Units | 740 | 528 |
| Sizes | 592 to 1,238 sqft, 2- to 4-bedroom | 678 to 1,808 sqft, 2-bedroom to 5-bedroom suite |
| Private lift | None | 112 units, levels 3 to 30 |
Source: developer unit mix and floor plans, September 2026. Full floor plans, stack charts and the Thomson Reserve price list are on the project page.
Five checks before you put a stack on your shortlist
Which edge does it face?
Upper Thomson Road, Bright Hill Drive, Sin Ming Avenue, the pools, or the Singapore Island Country Club greenery. Facing sets the view, the noise and the next buyer's first impression.
How many identical units compete with it?
416 units share the 678 sqft 2-Bedroom Premium size. A rarer layout faces far less direct competition when you sell. That's the lesson from Jadescape's 764 sqft, below.
Is the floor high enough to clear what's outside?
Low floors on the road side hear the traffic. Low floors facing inward look at landscaping. The same floor number can be a strength or a weakness, depending on the stack.
Is the layout efficient?
Count the corridor and the odd corners. Resale buyers pay for usable rooms, not strata area, and family buyers pay most for a sensible 3-bedroom.
What's the price gap to the stack next door?
Launch prices step between stacks. Ask what the premium buys you: height, a better facing, or just the Luxury label on the same layout.
Quick answers
Thomson Reserve balloting and buying: common questions
How do I register for the Thomson Reserve ballot?
Register at the showflat during the preview, which runs from Saturday 17 to Monday 26 October 2026 by appointment. The developer records your name, NRIC, contact details and the unit types you want; there is no payment and no obligation at this stage. Submissions close on Tuesday 27 October 2026, and only registered buyers get a queue number in the e-ballot on 29 October.
What happens on Thomson Reserve e-balloting day?
On Thursday 29 October 2026 the developer draws queue numbers electronically for every registered buyer. A low number means you choose early on launch day; a high number means you choose from what is left. Buyers who registered through me get their number and a revised shortlist the moment it is released.
What is the Thomson Reserve priority sale on 30 October?
On Friday 30 October 2026, at the Thomson Reserve Sales Gallery, the developer books in five batches before the public: the developer’s directors and staff, then ex-owners of Thomson View, then VIPs invited by the developer, then buyers of the 4-Bedroom Premium (PL), 4-Bedroom Premium + Study (PL) and 5-Bedroom Suite units, then bulk purchases of 2 or more units; single-unit purchases book at the public sales launch on Saturday 31 October. Batch 4 arrives at 1.00pm and books from 1.30pm to 3.30pm, and a multiple-unit purchase that includes one of those unit types goes before a single-unit purchase. Units booked on 30 October are no longer available on Saturday 31 October, which is why your ranked backups matter. The sequence is the developer’s as at 25 October and subject to change.
Can I still buy Thomson Reserve after the ballot?
Yes. Balloting only sets the order of choice on launch day, Saturday 31 October 2026. Units not taken on launch day stay on sale afterwards, usually released in phases, and a later phase can cost more for the same stack type. You can still book a unit after 31 October, but the best-priced stacks tend to go first.
How does balloting work at Thomson Reserve?
For a large launch, buyers usually register their interest before booking day, and the developer runs a ballot to set the order in which buyers choose units. When your number is called, you pick from whatever is still available. That is why you should arrive with three to five ranked backups, not one dream unit. At Thomson Reserve, ballot registration runs with the showflat preview from Saturday 17 to Monday 26 October 2026, submissions close on Tuesday 27 October, e-balloting is on Thursday 29 October, the priority sale is on Friday 30 October (the developer's directors and staff, then ex-owners of Thomson View, then invited VIPs, then buyers of the 4-Bedroom Premium (PL), 4-Bedroom Premium + Study (PL) and 5-Bedroom Suite units, then bulk purchases of 2 or more units; single-unit purchases book at the public sales launch on Saturday 31 October; subject to change) and the public sales launch is on Saturday 31 October 2026. Registration terms are set by the developer; I send them to registered buyers the day they are released.
When is the Thomson Reserve showflat preview and balloting?
The showflat preview runs from Saturday 17 to Monday 26 October 2026, by appointment, and that is also when you register for the ballot. Ballot submissions close on Tuesday 27 October, e-balloting is on Thursday 29 October, the priority sale is on Friday 30 October and the public sales launch is on Saturday 31 October 2026.
What do I need on booking day?
An in-principle loan approval from your bank, and a cheque for the 5% booking fee. Also work out your stamp duty in advance: Buyer's Stamp Duty is due within 14 days of signing, and ABSD adds 20% of the price for a Singapore citizen's second property.
Should I buy in the Classic or the Luxury Collection?
The Classic Collection is Blocks 1, 3, 9 and 11 (21 storeys, 740 units). The Luxury Collection is Blocks 5 and 7 (30 storeys, 528 units), nearest Singapore Island Country Club, and holds all 112 private-lift units. The same 678 sqft 2-Bedroom Premium exists in both, so for that type the Luxury label mostly buys height. Compare the price gap for the same layout before paying for the label.
Which Thomson Reserve units will be hardest to resell?
Generally, the ones with the most identical competition and the weakest view. 416 of the 1,268 units are the same 678 sqft 2-Bedroom Premium, so any one of them is priced against the other 415 at resale. Road-facing stacks and blocked low floors in that type are the ones I would think hardest about. The stack-by-stack guide names them.
Is there a primary school within 1km of Thomson Reserve?
Yes. Ai Tong School is about 480 to 520 metres from every Thomson Reserve block, measured straight-line on SLA OneMap. MOE assigns the official distance category from your registered address, so confirm your exact unit address on OneMap.
Is the guide really free?
Yes, with no obligation. If you choose to buy through me, the developer pays the agent's commission on new launches, so there is no extra cost to you.
What are Thomson Reserve's prices?
Indicative prices (15 Oct 2026, subject to change) start from $1.544m for a 2-Bedroom ($2,608 psf) and go to $3.388m for a 4-Bedroom ($2,737 psf). See the Thomson Reserve price table by bedroom type. Registered buyers get the official price list the day it is out, with my stack-by-stack breakdown within 48 hours.
Is Thomson Reserve freehold or leasehold, and when is TOP?
99-year leasehold, on the former Thomson View site. TOP is not published yet; a project of this size typically completes around 2030, so treat that as an estimate.
Can foreigners or second-property buyers buy?
Yes, it is a fully private condo. ABSD applies: 20% for a Singapore citizen's second property and 60% for foreigners at 2026 rates.
Ballot registration closes · Tuesday 27 October 2026
Walk in with a shortlist, not a brochure.
Get the Balloting & Buying Guide and your 3 to 5 stacks today, plus a showflat slot before registration closes. Preview slots before 27 October fill first.
—Days
—Hours
—Mins
Free · no obligation
Send me my shortlist
Takes 20 seconds. The guide plus your 3 to 5 stacks, on WhatsApp.
It's on the way.
I'll WhatsApp you the guide and your shortlist shortly, and hold a showflat slot before registration closes on 27 October. One more thing: which two stacks are you between? Tell me and I compare them for you.
Tell me on WhatsAppor
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