Upper Thomson Road Parcel A: Price, Site and Launch Guide
595 units on the Springleaf stretch of Upper Thomson Road, bought at $1,062 psf ppr — 17% cheaper land than Lentor Central, on the same Thomson–East Coast Line.
Upcoming launch — estimated Q1 2027
In short: Upper Thomson Road Parcel A is a 99-year leasehold condominium of 595 units in District 26, near Springleaf MRT. Wee Hur Holdings and GSC Holdings won the 262,875 sq ft site for $613.9 million, or $1,062 per square foot per plot ratio, awarded 23 October 2025. Launch is expected around Q1 2027; my land-cost model points to a launch average near $2,040–$2,220 psf.
Upper Thomson Road (Parcel A) at a glance
Sources: URA Government Land Sales tender record, awarded 23 October 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Upper Thomson Road, District 26 — Upper Thomson, Springleaf, Lentor, Mandai · Outside Central Region |
|---|---|
| Developer | Wee Hur Holdings and GSC Holdings |
| Tenure | 99-year leasehold |
| Site area | 262,875 sq ft |
| Gross floor area | 578,060 sq ft · plot ratio ≈ 2.20 |
| Land price | $613.9 million · $1,062 psf ppr |
| Total units | 595 |
| Average unit size | ≈ 972 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Springleaf (Thomson–East Coast Line (TE4)) · Lentor (Thomson–East Coast Line (TE5)) · Woodlands South (Thomson–East Coast Line (TE3)) |
| Expected launch | Estimated Q1 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,040–$2,220 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Upper Thomson Road Parcel A
This is the value position on the Thomson–East Coast Line. At $1,062 psf ppr the land costs 17% less than Lentor Central one stop south, on the same line, with a comparable unit count. Whether that discount is justified is the whole question for this project.
The case for the discount: Springleaf is one stop further out, and the Lentor precinct has retail, a GuocoLand track record and several completed projects that Springleaf does not. The case against it: one stop on a fast line is four minutes, and the Springleaf stretch of Upper Thomson has something Lentor does not — the old Thomson village food strip, the Central Catchment nature reserve, and a genuine sense of place that predates the MRT.
The site is large. 262,875 sq ft is one of the bigger parcels in this pipeline, carrying 595 units at a plot ratio of only 2.20 — meaningfully lower density than the Lentor projects. Averaging about 972 sq ft per home, this is a family-weighted project with room to breathe.
The developers are the least familiar names on this list to most buyers. Wee Hur Holdings is a listed Singapore group best known as a construction contractor and as an operator of purpose-built worker accommodation, with a smaller residential development record — Parc Centros and Harvest @ Woodlands among it. GSC Holdings joins as partner.
I would treat that as a genuine unknown rather than a red flag. A contractor-led developer usually builds soundly and markets conservatively. What you should not expect is the polish of a GuocoLand launch next door, and you should look hard at the show unit's finishes rather than assuming parity.
This suits you if you want the Thomson–East Coast Line at the pipeline's best land cost on that line, you prefer lower density and a larger site, and the Springleaf and Upper Thomson character — food strip, nature reserve, old shophouses — is something you actively want.
Skip it if you want a developer whose completed work you can walk through nearby. Lentor Central gives you that and Springleaf does not. Skip it too if the extra stop and the thinner local retail would grate on you daily.
Pricing
Upper Thomson Road price: the value slot on the TEL
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Wee Hur and GSC paid $613.9 million, or $1,062 psf ppr, awarded 23 October 2025 — 17% below the Lentor Central parcel one stop south and 8% above Chencharu Close on the North–South Line.
Less familiar developers, particularly contractor-led ones, have historically priced launches conservatively rather than testing the top of the market. That points to the lower half of the range below rather than the upper.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,062 | Confirmed — URA GLS tender, awarded 23 October 2025 |
| Construction | $520 | My assumption for a Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $1,819 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,040–$2,220 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When Wee Hur and GSC releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 595 units at a plot ratio of only 2.20
The parcel is 262,875 sq ft with an implied gross floor area of about 578,060 sq ft — a plot ratio of roughly 2.20. Across 595 units that averages about 972 sq ft per home.
A plot ratio of 2.20 is low for a project of this size, and it is the most interesting number on this page. It means mid-rise blocks spread across a large site rather than towers on a podium — more ground plane, more landscaping, more distance between neighbours. Very few Outside Central Region launches offer that.
The 972 sq ft average is above the pipeline norm and points to a family-weighted mix. The developer has not published it, and I will replace this reasoning with the real mix when the e-brochure lands.
Location
Where Upper Thomson Road Parcel A actually is
The site is on Upper Thomson Road in District 26, on the Springleaf stretch north of Lentor, between the Central Catchment nature reserve and the Seletar corridor.
Springleaf on the Thomson–East Coast Line serves it, with Lentor one stop south and Woodlands South one stop north. The TEL runs from here to Orchard, Marina Bay and Gardens by the Bay on a single line, which is the single strongest thing about this address.
Upper Thomson's old food strip — the shophouse row around Thomson Village — is one of the better-loved eating corridors in Singapore, and it is a genuine amenity rather than a marketing line. The Central Catchment nature reserve, MacRitchie and the Springleaf nature park are the green edge. Thomson Plaza is the nearest mall, south toward Upper Thomson station.
| Station | Line | Note |
|---|---|---|
| Springleaf | Thomson–East Coast Line (TE4) | The station this stretch is priced against |
| Lentor | Thomson–East Coast Line (TE5) | One stop south, with Lentor Modern's retail |
| Woodlands South | Thomson–East Coast Line (TE3) | One stop north, toward Woodlands |
Swipe to see the full table →
Site coordinates for this parcel are 1.39746060, 103.81756863 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Wee Hur and GSC Holdings
Wee Hur Holdings is a listed Singapore group whose main businesses are construction contracting and purpose-built worker accommodation. Its residential development record is smaller — Parc Centros in Punggol and Harvest @ Woodlands among it — and it is not a name most private buyers will recognise.
GSC Holdings joins as the partner on the site.
How I would read that: a contractor-led developer generally builds soundly, because building is the core competence, and markets conservatively, because marketing is not. Neither is a criticism. What it does mean is that you cannot walk a recent comparable project by this developer nearby the way you can with GuocoLand at Lentor, so spend longer in the show unit and ask specific questions about the specification schedule.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Upper Thomson Parcel A vs the other northern pipeline sites
Four northern sites across two rail lines, spread across a wide band of land cost. This one sits in the middle.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Lentor Central GLS | D26 Lentor · OCR | 580 | $1,278 | Est. 3Q 2027 | 20% dearer land one stop south, by the developer that built the whole Lentor precinct |
| Chencharu Close GLS | D27 Yishun · OCR | 875 | $980 | Est. Q1 2027 | 8% cheaper land in a brand-new precinct on the North–South Line |
| Miltonia Close EC | D27 Yishun · EC | Not published | $732 | Est. 3Q 2027 | The executive condominium option nearby — far cheaper land, with eligibility rules attached |
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Lentor Central is the comparison that matters. One stop on the same line for 20% more land cost, in exchange for a proven precinct and a developer whose earlier projects you can walk into today. If that premium is worth it to you, buy Lentor. If it is not, this is the better-value site on the same rail line.
Timeline
When Upper Thomson Road (Parcel A) launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 23 October 2025 | Confirmed |
| Showflat preview | Estimated Q1 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Upper Thomson Road (Parcel A): questions people actually ask
No price list exists. From the confirmed $1,062 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $1,819 psf, pointing to a launch average of roughly $2,040–$2,220 psf. A less familiar developer usually prices conservatively, so I would lean to the lower half of that range.
595 units on a 262,875 sq ft site, implying a plot ratio of only 2.20 and an average of about 972 sq ft per home — lower density and larger units than most Outside Central Region launches.
Springleaf on the Thomson–East Coast Line (TE4), with Lentor (TE5) one stop south and Woodlands South (TE3) one stop north. The TEL runs to Orchard, Marina Bay and Gardens by the Bay on a single line.
Same rail line, one stop further out, and 17% cheaper land — $1,062 psf ppr against $1,278. Lentor gives you a proven precinct with retail and a developer whose earlier projects you can walk into today. Springleaf gives you lower density, a larger site and the Upper Thomson food strip. The gap in land cost is the price of that choice.
Wee Hur Holdings and GSC Holdings. Wee Hur is a listed Singapore group best known for construction contracting and worker accommodation, with a smaller residential record including Parc Centros and Harvest @ Woodlands.
The Thomson–East Coast Line is the strongest thing about it — a single seat to Orchard, Marina Bay and the east coast. The Upper Thomson food strip and the Central Catchment nature reserve are genuine amenities rather than marketing lines. The weakness is thinner local retail than Lentor and a developer without nearby completed work to inspect.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against