On 15 September 2026, seven developers bid for a small plot at Lorong Puntong and Sin Ming Avenue, under 500m from Thomson Reserve. The winning price says more about the corridor than the 140 homes it will hold. If you own nearby, or are deciding on Thomson Reserve this month, it is worth two minutes.
Short answer: Eco World Development won with $208.1 million, or $1,612 psf ppr. That is 37% above the $1,178 psf ppr paid for Thomson Reserve's land and above the $1,537 record set in Bedok two weeks earlier. Developers are paying more for this location, but a land price is a cost, not a promise about resale prices.
The result
| Bidder | Bid | Land price (psf ppr) |
|---|---|---|
| Eco World Development | $208.10M | $1,612 |
| Intrepid Investments and TID Residential | $187.33M | $1,451 |
| SMCL Oasis | $185.38M | $1,436 |
| EL Development | $182.10M | $1,411 |
| JBE Capital | $173.29M | $1,342 |
| SNC3 Realty, HS Invesco and Kay Lim Realty | $168.89M | $1,308 |
| Peak Valley | $162.15M | $1,256 |
The site allows up to 11,994 sqm of floor area, about 140 homes. The top bid was 11% above the second, so the winner priced in more confidence than the rest of the field.
What it means for Thomson Reserve buyers
Thomson Reserve's land cost $1,178 psf ppr. The next site along the same road just cost 37% more. That makes Thomson Reserve's land the cheapest recent benchmark in the area, which supports the argument that its launch price has a cost floor beneath it.
Two cautions. First, 140 homes is a boutique project; it adds almost no supply and won't set resale prices for a 1,268-home estate on its own. Second, a higher land price means a higher launch price for that project, not a guaranteed lift for its neighbours. Compare Thomson Reserve's actual preview prices on 17 October with this benchmark, unit by unit.
What it means for owners nearby
If you own at JadeScape, Thomson Three or another older project here, a new launch priced well above your building gives buyers a higher reference point. Stella Thio's analysis of URA caveats shows this happened before: after JadeScape's resales set a higher ceiling from 2023, Thomson Three and Thomson Impressions re-priced toward it. That is a record, not a forecast, and your own building's condition and management still decide where your unit sits.
What I think
Developers don't bid 37% more for land without expecting buyers to follow, and seven bidders tell you the interest is broad. For a Thomson Reserve buyer, the useful takeaway is narrow: the land beneath your project now looks good value against its neighbour. Whether the unit you pick is good value is a separate question, answered by its stack, size and price on preview day.
For the full picture see the Thomson corridor guide, Thomson Reserve: the price floor and Big Estates.
Questions buyers ask
Where exactly is the Lorong Puntong site?
At Lorong Puntong and Sin Ming Avenue, near Bright Hill MRT and under 500m from Thomson Reserve. It is a residential site of about 140 homes.
Who won, and at what price?
Eco World Development, with $208.1 million, or $1,612 psf per plot ratio, when the tender closed on 15 September 2026. Six other developers bid between $1,256 and $1,451 psf ppr.
Does this mean Thomson Reserve prices will rise?
Not by itself. It shows developers will pay more for land here, which supports Thomson Reserve's cost floor. Resale prices depend on demand, supply and the unit, and past results don't guarantee future ones.
When will the Lorong Puntong project launch?
No date has been announced. Projects usually launch one to two years after the land award, so a launch before Thomson Reserve completes in 2031 is likely, but unconfirmed.
Should I wait for it instead of Thomson Reserve?
That depends on what you need. It will be small, likely priced higher per square foot, and with fewer facilities. If you want a large estate with facilities now, it isn't a like-for-like alternative. I can compare both against your budget.
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- URA tender results, Lorong Puntong / Sin Ming Avenue, 15 September 2026, as reported by 99.co and Stacked Homes
- URA tender results, New Upper Changi Road, 1 September 2026, as reported by 99.co
- Thomson Reserve developer e-book V5, October 2026
- Stella Thio, PropNex Realty: analysis of URA caveats to 30 June 2026
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.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd
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