Springleaf Residence sold 92% in 2 days. Thomson Reserve is next — same corridor, same demand driver, better school zone. The best stacks are claimed by registered buyers who did the numbers first. Register now: WhatsApp 91111173
Wei Ling bought a JadeScape 3-bedroom at resale in 2020 — $1,900 psf, 1,055 sqft, $2.0M all-in. She loved the school zone, the proximity to MacRitchie, the new condo feel. In 2025, her friend attended a Thomson Reserve briefing and sent her a screenshot: a floor plan with one box highlighted in red. "AC Ledge — IN STRATA." Her JadeScape 3BR had 47 sqft of concrete sitting outside her living room window, included in the 1,055 sqft she paid $1,900 psf for. At resale, she was asking $2,350 psf for that same unit — including that same ledge. Her future buyer would pay $110,000 for concrete they couldn't live on. Then Springleaf Residence launched in August 2025, 400 metres from Thomson Reserve's future site. 870 of 941 units sold in two days. $2,175 psf. $905 psf ppr land cost. Upper Thomson Parcel A — right next door, at a higher land cost of $1,062 psf ppr — is expected in January 2027. Wei Ling wanted one honest answer: what does she actually get per dollar across all three? This article is that answer.
JadeScape. Thomson Reserve. Upper Thomson Parcel A. Three projects. Same D20/D26 corridor. A gap of $70,000 to $183,000 per unit hiding inside the strata area — and most agents at the showflat won't point it out.
The proof of concept is already done: Springleaf Residence sold 92% in 2 days at $2,175 psf, on a $905 psf ppr land cost. Parcel A sits right next door at $1,062 psf ppr. Thomson Reserve has Ai Tong within 1km. The buyers who act before the preview are the ones who get the best stacks.
Here's the full comparison. Room by room.
Thomson Reserve (Q3 2026) and Upper Thomson Parcel A (Jan 2027). Register now and James will prepare your personal floor plan comparison, stack analysis, Ai Tong school zone check, and BSD/TDSR model — before the showflat opens. The best stacks go in the first 48 hours. Be ready.
- ✅ Liveable PSF comparison by unit
- ✅ Ai Tong school zone by stack
- ✅ BSD + TDSR pre-approval check
- ✅ Priority showflat access
- ✅ JadeScape resale vs TR new launch model
- ✅ No pressure · no scripts
STAR Scores: All Three at a Glance
The STAR Framework — Schools, Transportation + Transformation, Amenities, Returns — across all three. Same corridor. Very different risk and value profiles.
Thomson Reserve ★★★★★ — Same site as Thomson View. Ai Tong 1km confirmed.
Parcel A ★★★☆☆ — No marquee 1km primary. Lifestyle buy, not school-zone play.
Thomson Reserve ★★★★★ — Upper Thomson TEL + Bright Hill CRL interchange 2030 at doorstep.
Parcel A ★★★★☆ — Springleaf TEL TE4 direct link. 18 min to Orchard — closest to CBD of three.
Thomson Reserve ★★★★☆ — Same corridor benefits. 1,240 units with well-funded MCST.
Parcel A ★★★★★ — Upper Thomson F&B at commercial L1 within development. Established lifestyle + Central Catchment.
Thomson Reserve ★★★★☆ — Est. $2,703–$2,948 psf. Harmonised. Fresh 99yr. CRL 2030 not yet priced in.
Parcel A ★★★☆☆ — Est. $2,503 psf. Harmonised. Thinnest yield 2.1–2.5%. Capital play. Mixed-use MCST risk.
Where All Three Sit — The Full Corridor Picture
JadeScape and Thomson Reserve share the same D20 Upper Thomson corridor. Parcel A is two MRT stops towards Orchard along the same TEL line — not the same neighbourhood, but very much the same buyer profile.
What Springleaf Residence Just Proved About This Corridor
870 of 941 units · Aug 2025
GuocoLand + Hong Leong
vs Parcel A at $1,062
Springleaf Residence is the second best-selling launch in Singapore in 2025. Nearly all 2BR were sold. 95% of 3BR and 4BR gone on launch weekend. Parcel A sits on the adjacent GLS site at a higher land cost of $1,062 psf ppr — which means its ASP will be higher. Thomson Reserve has a better school zone (Ai Tong 1km confirmed) and a larger developer consortium (UOL + SingLand + CapitaLand). The proof of concept for this entire corridor is done. The question is no longer whether buyers will come. The question is whether you will be first.
The GFA Divide — Why Headline PSF Comparisons Are Wrong
JadeScape launched in 2018 — five years before GFA harmonisation. Every JadeScape unit includes AC ledges and bay windows in the quoted strata area. You paid full PSF for concrete you can't furnish. A 3BR JadeScape quoted at 1,055 sqft contains approximately 45–67 sqft of non-liveable space.
Thomson Reserve and Upper Thomson Parcel A are both post-September 2022 GLS sites. Fully harmonised. AC ledges are common property — not charged to you. Every square foot you pay for is floor plate you walk on.
The trap: JadeScape's 1,055 sqft 3BR looks bigger than Thomson Reserve's ~950 sqft. Strip out JadeScape's ~67 sqft ledge and the liveable gap is only ~60 sqft — and you paid ~$157K for that ledge at today's resale PSF. Thomson Reserve and Parcel A charge $0 for the same concrete.
JadeScape — All 11 Unit Types and the Hidden AC Ledge Cost
| Unit Type | Quoted Size | Units | Est. AC Ledge | Liveable Est. | Cost at $2,350 psf |
|---|---|---|---|---|---|
| 1-Bedroom | 527 sqft | 236 | ~21–26 sqft | ~501–506 sqft | ~$49K–$61K wasted |
| 2-Bedroom | 646 sqft | 90 | ~26–32 sqft | ~614–620 sqft | ~$61K–$75K wasted |
| 2-Bedroom Deluxe | 764 sqft | 269 | ~30–38 sqft | ~726–734 sqft | ~$71K–$89K wasted |
| 2-Bedroom Premium | 775 sqft | 44 | ~31–39 sqft | ~736–744 sqft | ~$73K–$92K wasted |
| 3-Bedroom | 904 sqft | 86 | ~36–45 sqft | ~859–868 sqft | ~$85K–$106K wasted |
| 3-BR Deluxe ★ | 1,001–1,055 sqft | 137 | ~40–53 sqft | ~961–1,002 sqft | ~$94K–$125K wasted |
| 3-BR Premium | 1,130–1,152 sqft | 42 | ~45–58 sqft | ~1,072–1,107 sqft | ~$106K–$136K wasted |
| 4-Bedroom ★ | 1,249 sqft | 114 | ~50–62 sqft | ~1,187–1,199 sqft | ~$118K–$146K wasted |
| 4-BR Deluxe | 1,421 sqft | 67 | ~57–71 sqft | ~1,350–1,364 sqft | ~$134K–$167K wasted |
| 4-BR Suite (PL) | 1,647 sqft | 80 | ~66–82 sqft | ~1,565–1,581 sqft | ~$155K–$193K wasted |
| 5-BR Suite (PL) | 2,088–2,099 sqft | 39 | ~84–105 sqft | ~1,984–2,015 sqft | ~$197K–$247K wasted |
AC ledge estimates based on 4–5% of strata area industry average. Verify against JadeScape as-built floor plans for specific units.
Floor Plan Comparison — Room by Room
764 sqft · Pre-Harmonisation
At $2,350 psf = ~$113K unusable
~700 sqft · Harmonised
Every sqft you pay for, you live on
~680 sqft · Harmonised
~$300K cheaper 2BR than TR
at $2,350 psf
Thomson Reserve 2BR
Parcel A 2BR
1,055 sqft · Pre-Harmonisation
At $2,350 psf = ~$157K unusable
~950 sqft · Harmonised
Ai Tong 1km ✅ · Fresh 99yr
~920 sqft · Harmonised
~$300K lower total than TR 3BR
at $2,350 psf
Thomson Reserve 3BR
Parcel A 3BR
1,249 sqft · Pre-Harmonisation
At $2,350 psf = ~$183K unusable
~1,200 sqft · Harmonised
100% liveable · Ai Tong 1km ✅
~1,150 sqft · Harmonised
~$150K lower total than TR 4BR
at $2,350 psf
Thomson Reserve 4BR
Parcel A 4BR
The True Liveable PSF — What You Actually Pay Per Usable Square Foot
Liveable-adjusted: ~$2,470–$2,525 psf
Yield 3.2% · ~97yr lease · known estate
Real gap vs JS liveable PSF: ~14%
Ai Tong 1km ✅ · CRL 2030 · Fresh 99yr
Liveable gap vs JS: effectively ~0–2%
Upper Thomson F&B · 18 min Orchard · Fresh 99yr
Which One Is Right for You?
| Factor | JadeScape (resale) | Thomson Reserve ★ | Parcel A |
|---|---|---|---|
| PSF (quoted) | ~$2,296–$2,400 | $2,703–$2,948 | Est. ~$2,503 |
| Liveable-adj. PSF | ~$2,470–$2,525 (+5%) | $2,703–$2,948 (no adj.) | ~$2,503 (no adj.) |
| GFA | ❌ Pre-harmonisation | ✅ Harmonised | ✅ Harmonised |
| Lease | ~97yr remaining | Fresh 99yr from 2026 | Fresh 99yr from 2027 |
| Schools 1km | Ai Tong ✅ | Ai Tong ✅ · RI ~1.5km | No marquee 1km primary |
| Nearest benchmark | Established estate · known | Springleaf ($2,175 psf 92% sold) | Springleaf adj. site ($905 ppr) |
| Yield | 3.2% — best of three | 2.6–3.2% | 2.1–2.5% — thinnest |
| Launch | Available now (resale) | Q3 2026 — register NOW | ~Jan 2027 |
| Best for | Known asset · yield · immediate keys | Families — Ai Tong + CRL + tier-1 dev | Nature + lifestyle · capital play |
The question I keep getting is: "Is Thomson Reserve really worth $400–$500 psf more than JadeScape?" The answer depends entirely on which PSF you're comparing. Adjust JadeScape for its ~5% AC ledge — which every resale buyer is paying for — and the gap narrows to ~14%. That 14% includes a fresh 99-year lease, a new build vs a 2023 TOP, and the Bright Hill CRL interchange in 2030.
The Parcel A comparison is the one most buyers don't run. At est. $2,503 psf fully harmonised, Parcel A is at liveable-PSF parity with JadeScape resale — but with a fresh 99-year lease and the Upper Thomson F&B lifestyle at ground level. Springleaf Residence at $2,175 psf just sold 92% in 2 days on a $905 psf ppr land cost. Parcel A's land cost is $1,062 psf ppr. The ASP will be higher — and the proof-of-concept for demand in this corridor is done.
My honest pick: Schools + developer quality → Thomson Reserve. Lifestyle + nature + value psf → Parcel A. Immediate keys + yield + known asset → JadeScape resale. The mistake is comparing these three on headline PSF. They're not the same number.
The best stacks at Thomson Reserve and Parcel A go to buyers who register early, prepare their finances, and show up on day one. Springleaf sold 92% in 2 days. Thomson Reserve will be no different. Register now. James will have your floor plan comparison, school zone check, and TDSR model ready before the showflat opens.
- 📐 GFA comparison by unit type
- 🏫 Ai Tong school zone — stack by stack
- 💰 BSD + ABSD + TDSR model
- 🎯 Priority preview registration
- 📊 JadeScape resale vs TR/PA new launch
GuocoLand + EdgeProp — Springleaf Residence 870/941 units (92%) sold at $2,175 psf, $905 psf ppr land cost, Aug 2025
EdgeProp Singapore — JadeScape avg $2,296 psf, rental yield 3.2% · Retrieved May 2026
PropertyGuru — JadeScape resale $1,894–$3,939 · April 2026
URA GLS Programme — Upper Thomson Road Parcel A: Wee Hur + GSC, $1,062 psf ppr · Oct 2025
Decoupling Expertise — Thomson Reserve launch price model $2,703–$2,948 psf
Launches.sg — AC ledges 4–5% of saleable area in pre-harmonisation condos
URA — GFA Harmonisation Circular September 2022
PropertyReviewSG — Lentor Mansion: first project under GFA Harmonisation framework
LTA — Upper Thomson TEL TE8, Springleaf TEL TE4, Bright Hill CRL CR13 est. 2030
