Thomson Reserve review: ten days after launch, 90% sold, and what the last 121 units are worth
My verdict, as at 10 November 2026: the launch is over and the easy stacks are gone. The developers sold 1,143 of 1,268 homes over the launch weekend at about $2,900 psf; ten days later 121 are left, all two-bedroom bar one five-bedroom suite, from $1.643m. It still suits a buyer who wants Upper Thomson MRT at the door, is happy in a two-bedroom and can hold to TOP around 2030. It no longer suits a family buyer: every three- and four-bedroom type has sold, and Lentor, three stations north, has more for an Outside Central Region budget.
Where Thomson Reserve stands in its cycle
Thomson Reserve is ten days past its launch weekend: the price list is fixed, the choice is narrow, and the next event that changes anything is TOP.
- 2023, collective saleLand boughtFormer Thomson View, S$810m collective sale: about S$1,178 psf ppr with the lease top-up.Collective sale records; the project page
- Preview and ballot1,268 homes shown; ballot closed 27 Oct, e-ballot 29 Oct.Developers’ timeline
- Launch weekend1,143 of 1,268 sold (90%) at about $2,900 psf average.Developers via EdgeProp, 2 Nov 2026
- Today: 121 left30 two-bed from $1.643m, 90 two-bed premium from $1.819m, one suite at $5.079m. No 3- or 4-bed left.Project sales chart, 10 Nov 2026
- About 2030TOPKeys and the 25% payment stage; 2030 on the register, no developer date.PropNex register, 6 Nov 2026
- 2030 onwardResale and rental window1,268 keys at once, with Lentor’s five projects completing 2026 to 2029 three stations north.URA development pipeline, read 8 Nov 2026
Sources: Thomson View collective sale (land); the developers’ launch timeline and results as reported by EdgeProp and The Edge Singapore, 31 October to 2 November 2026; project sales chart, 10 November 2026 (units left and the lowest price in each type); PropNex register and unit list, 6 November 2026 (price ranges, TOP year). TOP is the register’s year and is not published by the developers.
What the developers paid, and why the price list starts where it does
UOL, CapitaLand and SingLand bought the former Thomson View estate for S$810 million through a collective sale. With the lease top-up to a fresh 99 years and the land betterment charge, the land works out to about S$1,178 psf ppr. On my usual stack for a Rest of Central Region project, S$600 psf of construction and 15% for financing, marketing and fees, breakeven sits near S$2,045 psf; the launch average of about $2,900 psf is a margin of roughly 40% on that, which is high for a mass-market site and tells you how much the Upper Thomson address and the station were worth to buyers on the weekend.
The point for a buyer today is that the price list is not going to soften. Ninety per cent sold in two days leaves the developers with 121 units and no reason to discount; what is left is priced from $1.643m for a 592 sq ft two-bedroom ($2,775 psf) to $2.217m for a high-floor two-bedroom premium ($3,270 psf), and the one five-bedroom suite at $5.079m ($2,809 psf).
What the launch weekend told us
The result is the review. 1,143 homes sold out of 1,268, with every three-bedroom, four-bedroom and two-bedroom-plus-study type gone, means the family buyer and the upgrader bought first and paid the most. The two-bedroom and two-bedroom premium types, the project’s investor stock, are what the developers held back or could not clear, which is the normal shape of a launch that sold on the strength of its location rather than its yield.
An average of about $2,900 psf makes Thomson Reserve the dearest launch in District 20 by a distance. AMO Residence and Lentor Modern, the two District 20 and 26 comparisons buyers used on the day, transacted their new sales at medians of about $2,100 psf; Lentor Gardens Residences launched in July 2026 at a $2,357 median. Thomson Reserve asked a premium of $500 to $800 psf for a Rest of Central Region address, six towers of facilities and a station within 100 metres, and 90% of its buyers paid it.
- 2-Bedroom · 30 of 100 left
- 2-Bedroom Premium · 90 of 416 left
- 5-Bedroom Suite · 1 of 28 left
- 2-Bedroom Premium + Study · 200 sold
- 3-Bedroom · 120 sold
- 3-Bedroom Premium · 170 sold
- 3-Bedroom Premium + Study · 60 sold
- 4-Bedroom · 90 sold
- 4-Bedroom Premium · 56 sold
- 4-Bedroom Premium + Study · 28 sold
Project sales chart, 10 November 2026. Type totals from the developer’s unit mix; sold figures are the totals less the units still open.
What is left today, stack by stack
The 121 open units sit in a narrow band. The 30 two-bedrooms (592 sq ft) are on floors 13 to 21 of Blocks 1, 3 and 11, the Classic towers, from $1.643m to $1.723m. The 90 two-bedroom premiums (678 sq ft) run from floor 1 to floor 30 across Blocks 5, 7, 9 and 11, from $1.819m to $2.217m, so this is the one type where you still choose between a low-floor Classic unit and a high-floor Luxury-tower unit facing the country club. The one five-bedroom suite, #03-19 in Block 5 at 1,808 sq ft, is $5.079m.
| Type | Size | Left / total | Floors | Blocks | Price range | Psf |
|---|---|---|---|---|---|---|
| 2-Bedroom | 592 sq ft | 30 / 100 | 13 to 21 | 1, 3, 11 | $1,643,000 to $1,723,000 | $2,775 to $2,911 |
| 2-Bedroom Premium | 678 sq ft | 90 / 416 | 1 to 30 | 5, 7, 9, 11 | $1,819,000 to $2,217,000 | $2,683 to $3,270 |
| 5-Bedroom Suite (private lift) | 1,808 sq ft | 1 / 28 | 3 | 5 | $5,079,000 | $2,809 |
Swipe to see the full table →
Units open and the lowest price in each type from the project sales chart, 10 November 2026. The top of each price range is the developer’s net price on the PropNex register unit list of 6 November 2026, for units still open on 10 November. Prices move without notice.
On a five-hectare site the facing is decided by which edge you are on. The two 30-storey Luxury towers, Blocks 5 and 7, sit nearest the Singapore Island Country Club: height plus greenery is the combination resale buyers ask for by name, and it is where the dearest two-bedroom premiums are. Inward stacks face the two 50 m pools and the three clubhouses and trade a distant view for quiet. The south edge runs along Upper Thomson Road, closest to the MRT and to the traffic; which floors clear the noise is the question to ask before you pick a low-floor unit there. The stack-by-stack guide goes through all of it.
TOP, the payment schedule and what you need in cash
The register carries 2030 as the expected TOP and the developers have not published a date, so plan on 2030 and treat an earlier year as a bonus. Buying now means the standard progressive payment scheme: 5% on booking, 15% on exercising the option within about three weeks of the sale and purchase agreement, buyer’s stamp duty within 14 days of exercise, then 10%, 10%, 5%, 5%, 5% and 5% as the foundation, structure, walls, roof, fittings and roads complete, 25% at TOP and 15% at the certificate of statutory completion.
On the cheapest unit, $1,643,000: the option is $82,150, the exercise payment $246,450 and BSD $51,750, so about $380,000 of cash or CPF before the first construction stage, with a 75% loan of about $1.23m needing a gross household income near $10,700 a month at the 4% stress rate over 30 years under the 55% total debt servicing ratio. Second-property buyers add 20% ABSD as citizens or 30% as permanent residents, and that is cash. My affordability calculator and ABSD calculator run your own numbers.
The resale and rental window, honestly
The case for a two-bedroom here as an investment is simple: 100 metres from Upper Thomson MRT on the Thomson-East Coast Line, in a precinct with no other new supply of this scale, in a project with more than 80 facilities. Two-bedrooms beside a station let fastest, and the Luxury-tower units facing the country club will always have a story to tell a tenant or a buyer.
The case against is timing. All 1,268 keys arrive at once around 2030, so the first two years of leasing and the first wave of resales compete with your own neighbours. Three stations north, Lentor’s five projects complete between 2026 and 2029 with several thousand homes at lower entry prices. And a buyer who exercises in November 2026 is inside the four-year seller’s stamp duty window (for purchases from 4 July 2025) until November 2030, roughly when the keys arrive, so the earliest clean exit is a resale into a market that already knows the project’s price. None of that argues against buying; it argues for buying the right stack at a price you would be content to hold for a decade.
Who Thomson Reserve suits now, and who should look elsewhere
It suits you if
- you want Upper Thomson MRT and the Thomson-East Coast Line at the door, and a Rest of Central Region address, more than you want space;
- a two-bedroom (592 or 678 sq ft) is the right size for you or your tenant, and you would rather choose from 122 of them than wait for a project that has not launched;
- you can hold to TOP around 2030 and through the first leasing cycle without needing to sell into it;
- you want the one five-bedroom suite and a private lift, and $5.079m is within reach.
Look elsewhere if
- you need three or four bedrooms: every type has sold. Lentor Signature (three- and four-bedroom only, preview targeted Q1 2027) and the 165 units left at Lentor Gardens Residences are the live alternatives on the same line;
- your budget wants Outside Central Region pricing: Lentor Gardens starts at $1,594,900 for a larger two-bedroom at $2,326 psf against $2,775 here, three stations north;
- you want keys before 2030: Lentoria completes in 2027 with 13 units left;
- you are counting on a discount. At 90% sold there is none; the lever is the stack you accept, not the number.
Thomson Reserve review: the questions buyers ask
For a two-bedroom buyer who wants Upper Thomson MRT and can hold to 2030, yes, provided the stack is right: the 121 units left are priced where they were at launch and the developers have no reason to move. For a family buyer, no, because every three- and four-bedroom type sold on the launch weekend. For a budget that wants Outside Central Region pricing, Lentor Gardens Residences and the coming Lentor Signature are the better fit three stations north.
The developers reported 1,143 of 1,268 homes sold over the launch weekend of 30 and 31 October 2026, about 90%, at an average of about $2,900 psf (as reported by EdgeProp and The Edge Singapore). The project sales chart on 10 November 2026 showed 121 of the 1,268 units still available.
As at 10 November 2026: 30 two-bedroom units of 592 sq ft on floors 13 to 21 of Blocks 1, 3 and 11, from $1,643,000; 90 two-bedroom premium units of 678 sq ft from floor 1 to 30 across Blocks 5, 7, 9 and 11, from $1,819,000 to $2,217,000; and one five-bedroom suite, #03-19 in Block 5, at $5,079,000. All other types have sold.
It is the dearest launch District 20 has seen, roughly $500 to $800 psf above what AMO Residence, Lentor Modern and Lentor Gardens Residences transacted at, and about 40% above my modelled breakeven. Ninety per cent of its buyers paid it in two days, which is the market’s answer. Whether it is overpriced for you depends on how much the station, the Rest of Central Region address and the facilities are worth against a Lentor alternative at $2,300 to $2,500 psf.
The two 30-storey Luxury towers, Blocks 5 and 7, sit nearest the Singapore Island Country Club and carry the view resale buyers ask for; inward stacks face the pools and clubhouses and are the quiet choice; the south edge along Upper Thomson Road is closest to the MRT and the traffic, so the low floors there need a noise check. The stack-by-stack guide on this site goes through every facing.
The register carries 2030 and the developers have not published a date. Under the progressive payment scheme 25% of the price is due at TOP and the final 15% at the certificate of statutory completion; the earlier stages add up to 60% including the 5% option and 15% on exercise.
The location argues yes: a two-bedroom 100 metres from an MRT station on the Thomson-East Coast Line, with more than 80 facilities, lets quickly. The timing argues caution: 1,268 keys arrive together around 2030, and several thousand Lentor homes complete between 2026 and 2029 three stations away at lower entry prices, so the first leasing cycle will be competitive. Buy the stack a tenant would choose, not the cheapest one.
If the address and the station are the point, buy now while there is still a choice of two-bedroom stacks. If the home is the point, wait: Lentor Signature is three- and four-bedroom only, targets a Q1 2027 preview, and my model puts its launch average at about $2,320 to $2,520 psf, roughly $380 to $580 psf below Thomson Reserve’s launch average on the same line.
Get the balance chart the day it moves
121 units left as at 10 November 2026, and the count moves daily. Tell me your budget and the unit type you want. I send you the live balance chart with the price of each open stack, check which of your preferred stacks are still open today, and book your showflat slot. Free, and it commits you to nothing.
You are on the list.
The balance chart goes to your inbox the day it moves. Want a stack shortlist as well? Tell me your budget on WhatsApp.
Tell me on WhatsAppKeep reading
- The Thomson Reserve project page — every floor plan, the live balance chart, the site plan and the payment schedule
- Thomson Reserve balloting and buying guide — how the ballot ran, and the stack-by-stack facings
- Lentor Signature vs Thomson Reserve — the same line, three stations and roughly $400 to $600 psf apart
- Lentor Signature vs the other Lentor Hills launches — the alternative three stations north, project by project
- Condos by TOP year, 2026 to 2032 — who hands over keys when