Thomson Reserve: Prices, Floor Plans and an Honest Read
The former Thomson View, redeveloped into 1,268 units beside Upper Thomson MRT. Prices are not out yet. Here is what is confirmed, and what is not.
Coming soon — preview expected H2 2026
Source: developer project materials & URA records, Jul 2026 · Updated 17 Jul 2026
| Address | 7 Bright Hill Drive, Upper Thomson, D20 |
|---|---|
| Tenure | 99-year leasehold (former Thomson View collective sale site) |
| Total units | 1,268 |
| Developer | UOL, CapitaLand and SingLand joint venture |
| Est. TOP | |
| Indicative pricing | Not yet released — my pricing notes in section 2 |
Swipe to see the full table →
Artist's impression
My take
The honest read
Thomson Reserve is the biggest thing to hit Upper Thomson in years. 1,268 units on the old Thomson View site, roughly 100 metres from Upper Thomson MRT on the Thomson-East Coast Line. The TEL runs you direct to Orchard and Marina Bay. That part of the story is simple and strong.
The part worth thinking about is the scale. A 1,240-unit launch means deep facilities and a proper site, but it also means that when you sell one day, you are competing with hundreds of your own neighbours. Price discipline at launch matters more on mega projects, not less.
This project suits you if you want an MRT at the doorstep in a mature Thomson estate, you are buying for own stay, and you plan to hold past 2030. Ai Tong School sits within 1km according to project materials, which will matter at P1 registration.
Skip it if you need keys before 2030. Skip it too if you are an investor buying a second property on a tight yield target. At 20% ABSD and north-of-$2,000 psf launch pricing typical for this corridor, the rental numbers need honest stress-testing before you fall for the showflat.
Pricing
Indicative pricing and the breakeven maths
The developer hasn't released prices. What follows is an estimate from the land cost, not a price list. The moment official prices drop, I update this section within 48 hours and leave my old estimate visible so you can see how close I was.
Source: URA records & project materials, Jul 2026 · Figures marked est. are my estimates
| Figureand its status | |
|---|---|
| Land cost (Thomson View collective sale) | |
| Breakeven (land + construction + financing + margin) | [est. — pending land-cost verification] |
| Indicative launch average | [est. — pending land-cost verification] |
| Benchmark: Lentor Gardens Residences (new, D26) | ~$2,369 psf average asking, 99.co listing data, Jul 2026 |
| Benchmark: older Thomson condos (resale) | ~$1,200–1,700 psf, average project age ~26 years — area agent commentary, Apr 2025 |
Swipe to see the full table →
One honest note on that resale gap. If Thomson Reserve launches near the $2,300 psf Lentor Gardens is asking, you are paying roughly a 40–60% premium over older resale condos a few bus stops away. Some of that premium is real: new lease, new facilities, MRT doorstep. Some of it is launch marketing. Which is which is exactly what I will break down when the price list lands.
The number that matters more: what you can actually borrow. Run your own ceiling before the preview, so you walk into the showflat knowing your limit in dollars.
Site & units
Site plan and unit mix
Unit Mix
| Bedroom Type | No. of Units | % |
|---|---|---|
| 2-Bedroom | 1,066 | 84% |
| 2-Bedroom Premium | ||
| 2-Bedroom Premium + Study | ||
| 3-Bedroom | ||
| 3-Bedroom Premium | ||
| 3-Bedroom Premium + Study | ||
| 4-Bedroom | 202 | 16% |
| 4-Bedroom Premium (with Private Lift) | ||
| 4-Bedroom Premium + Study (with Private Lift) | ||
| 5-Bedroom Suite (with Private Lift) | ||
| 1,268 | 100% |
Blocks and storeys: .
Facilities: .
Floor plans and the full e-brochure sit behind the form below the moment they are public. Leave your details once and you get everything the same day it drops.
Location
MRT, amenities, schools
Getting around. Upper Thomson MRT (TE8) is about 100 metres from the site according to project materials, with Bright Hill (TE7) one stop north. The Thomson-East Coast Line runs through Orchard and Marina Bay. [Walking minutes to verify on foot before publish.]
Daily life. Upper Thomson Road's eateries and Thomson Plaza cover the everyday stuff. For weekends, MacRitchie Reservoir and Lower Peirce are the real draw — actual nature, not brochure greenery.
Open the location in Google Maps
Primary schools (1km / 2km bands). P1 registration priority is distance-tiered: within 1km ballots ahead of 1–2km in the hot phases, and distance is measured by the official school-home distance query, not a ruler on a map. I have not verified these bands on OneMap yet, so treat this table as a to-do list, not a fact sheet.
Distances to be checked on OneMap before publish — do not rely on this table yet
| School | Within 1km | Within 2km | Checked |
|---|---|---|---|
| Ai Tong School | Likely — per project materials | July 2026 | |
| CHIJ St. Nicholas Girls' School | July 2026 | ||
| Anderson Primary School | July 2026 | ||
| Mayflower Primary School | July 2026 |
Swipe to see the full table →
More on the area: the new launch hub tracks every 2026 project, and the 2026 pipeline shows what else is coming near the TEL corridor.
Developer
Developer track record
A UOL, CapitaLand and SingLand joint venture. Three of Singapore's biggest developers on one site. That cuts construction risk about as low as new launches get. [Notable past projects from each to verify and list here — 2–4 with launch and resale performance.]
One thing worth understanding: this is a collective sale redevelopment, not a Government Land Sale. The JV bought Thomson View from its owners, so the land cost was set by negotiation, not an open tender. There is no public bid table to read conviction from. What we know instead is that three large developers looked at the same numbers and all stayed in.
The flip side: developers this size rarely need to discount. Expect polished marketing and firm opening pricing, and judge the value with the breakeven maths in section 2 rather than the showflat lighting.
Payment
Payment and stamp duty
Thomson Reserve is a private condo, so anyone can buy. The normal progressive payment scheme applies.
Standard progressive payment scheme for uncompleted private condos · BSD/ABSD due within 14 days of signing
| Stage | % of price | When |
|---|---|---|
| Booking fee (cash) | 5% | On the Option to Purchase |
| Downpayment balance (cash/CPF) | 15% | On signing the Sale & Purchase, within 8 weeks |
| Construction stages | 40% | Foundation, framework, walls, roofing, fittings, roads and drains |
| On TOP (keys) | 25% | When the project tops out and is habitable |
| On legal completion (CSC) | 15% | Final stage |
Swipe to see the full table →
Most buyers fund everything after the first 20% with the bank loan. The cost people forget is stamp duty. Buyer's Stamp Duty is due on every purchase, and if this is your second property, ABSD adds 20% on top for citizens. On a $2M unit, that is $400,000 — due in cash within 14 days. Run it before booking day, not after.
Comparison
How it compares
Compare a launch against other launches and you have already been framed by developer pricing. I include a resale row on purpose.
Source: URA records, 99.co listing data & press reports, Jul 2026 · Updated 17 Jul 2026
| Thomson Reserve1,268 units | Lentor Gardens Residences499 units | Older Thomson resaleavg age ~26 yrs | |
|---|---|---|---|
| Tenure | 99-yr | 99-yr | Mixed, mostly 99-yr |
| Developer | UOL–CapitaLand–SingLand | Kingsford Huray | — |
| Pricing | Not released | ~$2,369 psf avg asking | ~$1,200–1,700 psf |
| MRT | better optionUpper Thomson (TE8), ~100m | Lentor (TE5), ~7 min walk | Varies; many need a bus |
| Move-in | est. ~2030 | Now | |
| Verdict | Pick Thomson Reserve if the TEL doorstep and a full-scale new project are worth the wait and the premium; pick resale if you need keys this year or the psf gap breaks your maths. | ||
Swipe to see all options →
Also on my radar: Lentor Gardens Residences (bookings opened 18 Jul 2026) and Pinery Residences in Tampines. Weighing new against resale in general? My new launch vs resale guide walks the full maths.
Timeline
Launch timeline and how the mechanics actually work
All dates are expected, not confirmed · Updated 17 Jul 2026
| Milestone | Date | Status |
|---|---|---|
| Preview / showflat opening | Second half of 2026 | Expected |
| Booking day | Expected | |
| TOP | ~2030 | Expected |
Swipe to see the full table →
How it works, in plain terms. Registering for the preview costs nothing and commits you to nothing. On booking day you need a cheque for the 5% booking fee and an in-principle loan approval from your bank. Units at big launches are usually released in phases, so a later phase can cost more than an earlier one for the same stack type.
What I won't do is tell you units are "almost gone" or that prices will definitely rise. What I will tell you: the registration window is the only part of this process that closes quietly, and it costs you five minutes to be on the right side of it.
FAQ
Common questions
99-year leasehold. The site is the former Thomson View estate at 7 Bright Hill Drive, sold by collective sale and redeveloped with a fresh 99-year lease.
The preview is expected in the second half of 2026, but no date is confirmed yet. TOP is not yet published; a project of this scale typically completes around 2030. Treat both as estimates until the developer confirms.
Yes. It is a fully private condo, so there is no eligibility bar. Foreign buyers pay 60% ABSD at 2026 rates, which changes the maths badly. Most foreign buyers at this price point wait or look at other options.
1,268 units. That makes it one of the largest launches in the north. Scale means full facilities and a big future resale and rental pool inside the project itself.
Upper Thomson MRT (TE8) on the Thomson-East Coast Line, about 100 metres from the site according to project materials. I will verify the actual walking minutes on foot before the preview.
Not released yet. Any number you see now is an estimate. I publish my breakeven maths from the land cost once the figures are confirmed, and I update the page within 48 hours of the official price list.
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