pre-harmonisation
fully harmonised
types across 5BR
AC ledge in JadeScape
JadeScape launched in 2018 and is fully sold. Thomson Reserve launches in Q3 2026. Both are large-scale 99-year leasehold condos in District 20, within walking distance of each other, sharing the same school catchment. Buyers comparing the two need to understand one thing before anything else: JadeScape is pre-GFA harmonisation. Thomson Reserve is not. The difference per unit, at current D20 PSF, is between S$70,000 and S$145,000 — for the exact same functional home.
JadeScape was launched in 2018. GFA harmonisation did not take effect until 1 June 2023 — five years later. This means every unit in JadeScape was sold with AC ledges, bay windows and certain void spaces included in the quoted strata area. You paid full PSF for those non-liveable elements. A 3-bedroom JadeScape unit quoted at 1,055 sqft contains approximately 40–55 sqft of AC ledge that you can neither live in nor use for anything other than placing your aircon compressor.
Thomson Reserve is a post-harmonisation project. Its GLS site was tendered after September 2022. Every square foot quoted to you is liveable floor plate. There is no AC ledge in your strata area — it is common property, maintained by the MCST, not charged to you. So when you see Thomson Reserve quoted at $2,825 psf on 900 sqft and JadeScape resale at $2,350 psf on 1,055 sqft, you are not comparing the same thing. You are comparing apples to oranges — and the orange has 50 sqft of concrete ledge stuffed inside it.
JadeScape offers 11 unit types ranging from a 1-bedroom at 527 sqft with 236 units, to a 5-bedroom suite at 2,088 sqft with 39 units, plus 2 penthouses at 4,198 sqft. Across each type, the AC ledge typically occupies 4–5% of the quoted strata area — meaning you are paying for roughly 21–27 sqft on a 1-bedroom, up to 85–105 sqft on a 5-bedroom suite. All at full PSF.
| Unit Type | Quoted Size | Units | Est. AC Ledge | Liveable Area est. | GFA Status |
|---|---|---|---|---|---|
| 1-Bedroom | 527 sqft | 236 | ~21–26 sqft | ~501–506 sqft | ❌ Pre-harm. |
| 2-Bedroom | 646 sqft | 90 | ~26–32 sqft | ~614–620 sqft | ❌ Pre-harm. |
| 2-Bedroom Deluxe | 764 sqft | 269 | ~30–38 sqft | ~726–734 sqft | ❌ Pre-harm. |
| 2-Bedroom Premium | 775 sqft | 44 | ~31–39 sqft | ~736–744 sqft | ❌ Pre-harm. |
| 3-Bedroom | 904 sqft | 86 | ~36–45 sqft | ~859–868 sqft | ❌ Pre-harm. |
| 3-Bedroom Deluxe ★ | 1,001–1,055 sqft | 137 | ~40–53 sqft | ~961–1,002 sqft | ❌ Pre-harm. |
| 3-Bedroom Premium | 1,130–1,152 sqft | 42 | ~45–58 sqft | ~1,072–1,107 sqft | ❌ Pre-harm. |
| 4-Bedroom ★ | 1,249 sqft | 114 | ~50–62 sqft | ~1,187–1,199 sqft | ❌ Pre-harm. |
| 4-Bedroom Deluxe | 1,421 sqft | 67 | ~57–71 sqft | ~1,350–1,364 sqft | ❌ Pre-harm. |
| 4-Bedroom Suite (PL) | 1,647 sqft | 80 | ~66–82 sqft | ~1,565–1,581 sqft | ❌ Pre-harm. |
| 5-Bedroom Suite (PL) | 2,088–2,099 sqft | 39 | ~84–105 sqft | ~1,984–2,015 sqft | ❌ Pre-harm. |
| Penthouse | 4,198–4,230 sqft | 2 | Varies | Varies | ❌ Pre-harm. |
AC ledge ~32 + bay window ~16 = ~48 sqft non-liveable
At $2,350 psf resale: ~$113K paid for unusable space
AC ledge = common property. No bay window charge.
Every square foot you pay for, you walk on.
AC ledge ~47 + bay window ~20 = ~67 sqft non-liveable
At $2,350 psf resale: ~$157K paid for unusable space
No AC ledge charge. No bay window. 100% liveable.
What you see is what you live in.
AC ledge ~56 + bay window ~22 = ~78 sqft non-liveable
At $2,350 psf resale: ~$183K paid for unusable space
AC ledge = common property. Every sqft is liveable.
You pay for space you can actually use.
~2026 · 100% liveable psf
Apr 2026 · includes ~5% AC ledge
Strip out ~5% AC ledge area
The most common question I get from buyers looking at Thomson Reserve is: "Is it really worth $400–$500 psf more than JadeScape?" The answer depends entirely on which PSF you are comparing. If you compare JadeScape's quoted $2,350 resale psf against Thomson Reserve's $2,825 estimated launch psf, the gap looks like 20%. If you adjust JadeScape for liveable area — stripping out the ~4–5% AC ledge from its strata area — the gap narrows to approximately 14%. And that 14% gap includes a fresh 99-year lease, a new build vs a 2023 TOP, and the 2030 Bright Hill CRL interchange that JadeScape buyers never had access to when they bought in 2018.
The second thing buyers miss is that JadeScape is a known quantity — its 1,206 units are fully sold and occupying, its facilities are established, its management fees are set. Thomson Reserve at 1,240 units will face a crowded resale pool at its own TOP in 2030–2031. The two risks are different, not comparable. JadeScape buyers took the risk of an unproven estate in 2018 and got 35% capital appreciation. Thomson Reserve buyers in 2026 are paying for a proven corridor — but they are also buying at the top of that appreciation, not the bottom.
My honest verdict: if your priority is capital preservation and established community, a JadeScape resale at $2,350 psf with a known MCST and established school-zone positioning is a defensible choice. If your priority is a fresh lease, a harmonised floor plan where every square foot is functional, and the CRL kicker in 2030, Thomson Reserve at sub-$2,900 psf is the better entry. The floor plan diagrams above are the clearest way to see this — the same dollar, very different floors.
James Runs the Numbers.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd | mychoicehomez.com
For informational purposes only. JadeScape floor plan dimensions and AC ledge estimates are derived from published floor plans and industry average AC ledge proportions of 4–5% of strata area. Actual unit dimensions vary by stack and floor. Thomson Reserve floor plan estimates are indicative only — unit mix and sizes will be confirmed by developer at official launch. This does not constitute financial or investment advice.
