Thomson Reserve: What It Means for Braddell View

Primary · Run my proceeds

Thinking of moving from the corridor to Thomson Reserve?

Tell me what you own and roughly what you paid. I'll work out your net proceeds and what that buys at Thomson Reserve.

Part 2 of 2 · Braddell View and Lakeview in 2026

1. The Estates 2. The Thomson Reserve Reset

Thomson Reserve did not just add 1,268 new units to District 20. It reset the price your future buyer will compare your 50-year lease against.

The short answer

With Thomson Reserve estimated at $2,400 to $2,800 psf against about $1,041 psf at Braddell View, the gap is structural, not cyclical. For owners, the question is less "when will prices catch up" and more "what does my unit look like to a buyer with a fresh 99-year lease next door".

Start with Part 1: the case for and against both estates if you have not read it.

Deep DiveBraddell View vs Lakeview: The Corridor Comparison+ Read →− Collapse

The Corridor at a Glance: How the PSF Stacks Up

Project	Status	Avg PSF	Gross Yield	Lease
Thomson Reserve	Preview Oct 2026	Est. $2,400 to $2,800	Est. 2.8 to 3.2%	Fresh 99yr
Upper Thomson Parcel A	~2027	Est. ~$2,250 to $2,400	Est. 3.0 to 3.2%	Fresh 99yr
Springleaf Residence	Launched Aug 2025	$2,175 (92% sold)	Est. 3.0 to 3.2%	99yr from 2025
JadeScape	Resale	~$2,296	3.2%	~97yr left
Bishan Park Condo	Resale	~$1,427	2.8%	~64yr left
Braddell View ★	Resale	~$1,041	Est. 3.5 to 4.0%	~54yr left
Lakeview Estate ★	Resale	~$1,068	Est. 3.5 to 4.0%	~50yr left

Sources: EdgeProp May 2026 · GuocoLand launch data Aug 2025 · URA GLS Programme 2025. Thomson Reserve PSF is market estimate ahead of October 2026 official pricing. Confirm at showflat preview.

The PSF gap between Braddell View ($1,041) and Thomson Reserve (est. $2,400 to $2,800) is structural, not cyclical. Every new launch at $2,000+ psf resets what your future buyer compares your estate against. And the question they ask themselves about your 50-year lease and 45-year-old infrastructure is the same one they were asking in 2019, just with a higher new-launch reference point alongside it.

A Corridor Decision in 2018: What the Numbers Look Like Eight Years Later

In 2018, a buyer in this corridor faced three options: JadeScape at launch ($1,700 psf, 1,044 sqft, ~$1.77M), Braddell View (~$650 psf, 1,400 sqft, ~$910K), or waiting. The Braddell View case was compelling: more space, less money, and en bloc talk was everywhere. JadeScape launched, 1,044 sqft for $1.77M. Braddell View, 1,400 sqft for $910K. Same corridor. Different asset profiles.

In 2026: JadeScape transacts at approximately $2,296 psf, or ~$2.4M for that same unit. A $630K gain on a 1,044 sqft unit over eight years. Braddell View's 1,400 sqft unit at ~$1,041 psf is approximately $1.46M. Up ~$550K from $910K in 2018. The absolute dollar gain is similar. The per-sqft trajectory is not: JadeScape appreciated from $1,700 to $2,296 psf (+35%). Braddell View from ~$650 to ~$1,041 psf (+60%). But from a much lower base, with 8 fewer years of lease, and against a backdrop of rising financing constraints for the next buyer.

The comparison is not about who made more money on paper. It is about what each asset looks like to the next buyer in 2026, 2030, and 2035. A JadeScape buyer in 2026 is selling into a market with clean 97-year lease, harmonised GFA, and a buyer pool that can use full CPF and secure 30-year loans. A Braddell View seller in 2026 is selling into a market where the buyer's CPF eligibility is entering the pro-ration zone, where Thomson Reserve has just launched 400 metres away at twice the PSF, and where a future seller in 2031 will face the ~46-year lease constraint. These are real differences that compound over time, and they are worth understanding before making the next decision.

Move 3: What the Corridor Looks Like From Here

The property-as-asset case for Braddell View and Lakeview is narrow in 2026. But the own-stay case is not zero. The distinction matters, and the market tends to conflate them.

✅ Entry makes sense if:

Primary 1 registration in the next 3 to 5 years at Ai Tong or Catholic High (Primary)
Long own-stay (15+ years) with no reliance on en bloc or capital appreciation
Large unit requirement that cannot be met at new launch prices in the same corridor
Zero reliance on bank financing for your future buyer (cash purchase exit plan)

❌ Entry is difficult to justify if:

Primary investment thesis relies on en bloc (same barriers as 2019)
10-year hold targeting capital appreciation: lease decay compounds
Comparison against Thomson Reserve or Parcel A on yield-adjusted total returns
Future buyer needs bank financing: tightening tenure constraints narrow pool

For existing owners: The decision is not automatically to sell before Thomson Reserve launches. Thomson Reserve's 3 to 4 year construction period means buying off-plan today and selling Braddell View during the construction window, rather than immediately, is a viable structure for owners who need transition time. What is worth doing now is running the CPF accrued interest calculation, confirming your ABSD position if you are selling your only property, and understanding your net proceeds so you enter the Thomson Reserve showflat with the numbers already done rather than discovering them there.

James's Note

The schools are real. The space is real. The lease-decay math is also real. The question is which of these you are actually buying for.

In my years as a Managing Agent I sat across the table from owners in exactly this position. Good entry decisions on paper, ageing infrastructure they had not paid attention to, and a lease clock running in the background that nobody in the transaction had flagged clearly. The special levies were not surprises to the MCST. They were surprises to the owners, because nobody explained what a 45-year-old building's maintenance trajectory looks like in practice. I am not telling Braddell View or Lakeview owners to do anything specific. That depends entirely on their own timeline, CPF position, and family situation. I am saying that the calculation is worth doing properly, with accurate numbers, before October 2026. After that, the corridor has a new reference point, and every conversation will happen against that backdrop.

Secondary · Book a review

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Thomson View Sellers: Net Proceeds Analysis

Thomson View's 255 units sold for $810M in the July 2025 High Court-approved en bloc. Average gross proceeds per unit were approximately $3.18M. But the number that matters for reinvestment is what lands in your account after deductions. For a typical Thomson View owner who purchased in the late 1990s or early 2000s:

Item	Est. Amount
Gross en bloc proceeds (avg, 255 units) $810M ÷ 255 units	~$3,176,000
Less: Legal fees (conveyancing, en bloc solicitor) Approx $5,000 to $12,000 per unit	−~$8,000
Less: CPF OA refund + accrued interest ⚠️ CPF withdrawn × 2.5%/yr compounded from date of first use. Example: $500K of CPF used in 2000 → about $425K of accrued interest over 25 years → a total CPF refund of about $925K. This goes back to your OA and can be used for the next purchase.	−$TBC (individual)
Less: Outstanding mortgage (if any) Fully paid for most long-term owners	−$0 (assumed cleared)
Estimated net cash in hand (excl. CPF refund to OA)	~$1.5M to $2.5M
⚠️ CPF accrued interest is the number most Thomson View sellers underestimate. The refund goes back to your OA and can be used for the next purchase, so it isn't lost. But the cash in hand after the CPF refund is very different from the gross sale price. James can model your CPF position before you commit to your next home.

For Thomson View sellers considering Thomson Reserve: The CPF OA refund from the en bloc, accrued interest included, can be used for the next property purchase. A seller who refunds about $925K to the OA can use it for the 20% of the downpayment that CPF may cover, and towards the monthly loan. The 5% that must be paid in cash works out to roughly $130,000 to $175,000 for a Thomson Reserve 3BR at an estimated $2,400 to $2,800 psf. Most Thomson View sellers, having held for 20+ years, should be in a strong position to reinvest, as long as they've modelled their CPF position properly.

Why a collective sale is still unlikely at Braddell View is covered in the Braddell View en bloc analysis.

FAQ: Thomson Reserve and the D20 Corridor

What did Thomson View sellers actually receive after the en bloc?+ Read →− Hide

Thomson View's 255 units sold collectively for $810M in the en bloc approved by the High Court in July 2025, about $3.18M gross per unit on average. Actual proceeds vary by unit size and floor. From the gross amount, take off legal fees (about $8,000 to $12,000), any outstanding mortgage, and the CPF OA refund with accrued interest at 2.5% a year compounded from the date of withdrawal. For a long-term owner who used $500K of CPF in 2000, 25 years of accrued interest comes to roughly $425K, making the total CPF refund about $925K. That goes back to the OA and can be used for the next purchase. How much cash you actually walk away with depends heavily on your own CPF history.

What is Thomson Reserve's expected launch price?+ Read →− Hide

Thomson Reserve (1,268 units, UOL, CapitaLand and SingLand) is targeting an October 2026 showflat preview, with official prices at launch. Market estimates based on the $810M land cost ($1,178 psf ppr) and recent launches, such as Springleaf Residence at $2,175 psf (92% sold) and Upper Thomson Parcel A at an estimated $2,250 to $2,400 psf, point to roughly $2,400 to $2,800 psf depending on unit type and floor. Confirm at the preview. Prices quoted here are analyst estimates, not developer pricing.

Should I sell before Thomson Reserve launches or wait?+ Read →− Hide

It depends on your finances, not the launch date. Sell before Thomson Reserve previews in October 2026 and you avoid buyers comparing your unit with a fresh 99-year launch 400 metres away. Buy Thomson Reserve off-plan and the 3 to 4 year build gives you time to sell Braddell View later. What's hard to justify is not running the numbers at all: with about 54 years left and a new benchmark launching nearby, the gap between Braddell View and newer homes is more likely to widen than narrow. Start with a personal model covering CPF accrued interest, ABSD and TDSR for the next purchase. Speak to a licensed financial adviser alongside your property review.

Will Thomson Reserve push up Braddell View prices?+ Read →− Hide

Not directly. A new launch raises the corridor's top end, but buyers of a 50-year lease are pricing lease decay and financing limits, not the new launch's psf. Expect the gap to stay wide rather than close.

Can I use CPF from my sale for Thomson Reserve?+ Read →− Hide

Yes. When you sell, the CPF you used plus accrued interest goes back to your Ordinary Account, and you can use it for your next purchase within the usual limits. Speak to a licensed financial adviser for advice specific to your situation.

Part 2 of 2 · Braddell View and Lakeview in 2026

1. The Estates 2. The Thomson Reserve Reset

Sources+ Show →− Hide

EdgeProp Singapore: Braddell View avg $1,041 psf, range $1,001 to $1,108 psf · May 2026
EdgeProp Singapore: Lakeview Estate avg $1,068 psf, range $991 to $1,164 psf · May 2026
EdgeProp Singapore: JadeScape average $2,296 psf, yield 3.2% · Bishan Park Condo $1,427 psf, yield 2.8% · May 2026
GuocoLand and Hong Leong: Springleaf Residence 870 of 941 units (92%) sold at an average $2,175 psf, land cost $905 psf ppr · August 2025
URA: Thomson View Condominium en bloc, $810M, High Court order 1 July 2025; 255 units; $1,178 psf ppr
URA GLS Programme: Upper Thomson Road Parcel A, Wee Hur and GSC, $1,062 psf ppr · October 2025; launch expected around 2027
Thomson Reserve developers (UOL Group, CapitaLand Development and Singapore Land Group): 1,268 units; showflat preview targeted for October 2026; official pricing at launch
CPF Board: Ordinary Account accrued interest at 2.5% a year, compounded from the date of withdrawal; refunded to the OA on sale and usable for the next purchase
MAS / HDB / CPF guidelines: CPF use is pro-rated when the remaining lease doesn't cover the youngest buyer to age 95; bank loan tenure limits for shorter leases
IRAS: BSD rates 2026; ABSD rates 2026
Building Maintenance and Strata Management Act (BMSMA): MCST governance, sinking fund requirements

Disclaimer+

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.