Thomson Reserve series: The complete analysis | 1. The price floor | 2. Check before you sign | 3. Bargain or trap? | 4. Rent reality | 5. The corridor play | 6. Who buys in 2030? | 7. What you'll live with
James's professional assessment. Not investment advice. Based on the developers' starting prices released on 15 October 2026.
Weighted score out of 100: Schools 15%, Transport 35%, Amenities 20%, Returns 30%.
New Launch Review | Upper Thomson | Launched 31 October 2026
Thomson Reserve's prices are out: from $1.544 million for a two-bedroom and $2.503 million for a three-bedroom. The launch weekend sold 1,143 of the 1,268 units, so the question now is which of the roughly 125 left are worth buying. If you want your children to walk to Ai Tong, your commute to start two minutes from your lobby, and a view of the forest instead of the next block, Thomson Reserve is the launch built for you.
Direct answer
Thomson Reserve is a 1,268-home, 99-year development by UOL Group, CapitaLand Development and Singapore Land Group on the former Thomson View site at Bright Hill Drive. Starting prices are $2,608 psf for a two-bedroom, $2,643 psf for a three-bedroom and $2,737 psf for a four-bedroom. Bookings opened on 31 October 2026 and 1,143 units sold over the launch weekend. Keys are expected by 28 February 2031.
48-hour launch review
The showflat is built to make you say yes. I’m here to tell you when to say no.
Wrong stack, wrong facing, wrong price, and you pay twice: once when you buy, and again when you sell. Send me the units you’re eyeing. In 48 hours you get the price floor, the stacks I’d avoid, your real running costs and who buys from you later.
No calls unless you ask. If the numbers say don’t buy, I’ll tell you.
Check my units before I book →Update, 2 Nov 2026: Thomson Reserve sold 1,143 of 1,268 units (90.1%) over the VIP preview and launch weekend. The average price was about $2,900 psf (EdgeProp, 31 Oct 2026, citing UOL and CapitaLand Development). About 125 units are left, mostly smaller 2-bedroom units plus two 5-bedroom suites. The launch guide price started from $2,608 psf. Where this article uses my pre-launch estimate of $2,600 to $3,300 psf, the achieved average sits inside that range. Availability changes quickly, so message me for what is left.
Launch result, 31 Oct 2026
17 to 27 Oct: public preview, about 32,000 visitors over two weekends.
30 Oct: VIP bookings. The 4- and 5-bedroom units nearly all sold before public launch.
31 Oct: public launch. 1,143 of 1,268 units sold (90.1%) at an average of about $2,900 psf.
Left: about 125 units, mostly smaller 2-bedrooms plus two 5-bedroom suites.
Source: EdgeProp, 31 Oct 2026, citing UOL and CapitaLand Development. Availability changes quickly.
Where it sits
Why you would buy Thomson Reserve
Buy Thomson Reserve if you want a family home on a large, green site next to the MRT and Ai Tong School, you plan to live in it for ten years or more, and you can buy a Classic Collection unit close to the starting prices. If you need rent to cover the mortgage, or you plan to sell soon after the keys, this is the wrong project.
The MRT, the school and the forest, all at once
Upper Thomson MRT is linked by a sheltered walkway, about two minutes away by the developers' measure. Bright Hill, one stop away, becomes an interchange with the Cross Island Line, and Orchard is five stops (CapitaLand and UOL, October 2026). Ai Tong School is within 1km. And more than 45% of the residential stacks face the Central Catchment Nature Reserve (EdgeProp). Most launches give you one or two of these. This one gives you all three on the same site.
Six towers on 12% of the land
The site is five hectares, about seven football fields, and the six towers take up only 12% of it. The other 88% is landscaping, water and facilities, including eight pools, two of them 50m lap pools, across three clubhouses (CapitaLand and UOL). The ground level sits about three storeys above Upper Thomson Road, behind a band of forest planting. For a family that will spend the next 15 years here, that space is the daily return, whatever the resale price does.
The entry price is close to the neighbourhood's resale level
JadeScape, the 1,206-unit condo nearby that launched in 2018, had a median resale price of $2,341 psf in 2026, as reported by EdgeProp. JadeScape was sold before the GFA harmonisation rules, so its strata area includes air-con ledges and other spaces a new project leaves out. If you add the 10% to 12% I use for that, its liveable-space price is roughly $2,580 to $2,620 psf. Thomson Reserve's two-bedroom starts at $2,608 psf. At the entry level, you are paying about what the established neighbour costs, for a new building with a fresh lease.
Who should skip Thomson Reserve
- You need rent to carry the loan. At these prices, rent on a two-bedroom will cover only part of a typical mortgage. This is a family home first.
- You plan to sell soon after the keys. All 1,268 homes complete together around 2030 and 2031, so the first wave of resale and rental listings will be crowded.
- You are buying only for Ai Tong. Being within 1km gives priority in the ballot, not a guaranteed place, and in a site this large not every block may fall inside the line.
- You want the lowest price on the corridor. Upper Thomson Road Parcel A was bought at a lower land price and is expected to launch around 2027.
GFA harmonisation: compare new with new
Thomson Reserve is a post-harmonisation project, so its floor areas exclude air-con ledges and the psf compares directly with Springleaf Residence and other new launches. JadeScape, Thomson Three and other older condos were sold before the rule changed, so their strata psf looks lower than their real price per square foot of living space. I adjust for this in the comparisons below. My GFA harmonisation guide explains the rule.
Why not JadeScape, Springleaf or Parcel A?
Choose one of the others if you want a finished home today, a lower price per square foot, or the cheapest new launch on the corridor. Thomson Reserve wins when the site, the school and the MRT link together matter more than saving $200 to $400 psf.
Sources: CapitaLand Development and UOL Group news release, 15 October 2026; EdgeProp (Thomson Reserve prices and JadeScape resale, October 2026; Springleaf Residence launch; Upper Thomson Road Parcel A tender); URA, tender award for Upper Thomson Road (Parcel A), 31 October 2025.
Why not wait for Parcel A?
Wee Hur and GSC Holdings won Upper Thomson Road Parcel A at $1,062 psf ppr in October 2025, against $1,178 psf ppr for Thomson Reserve (EdgeProp, URA). Analysts quoted by EdgeProp expect it to price lower than Thomson Reserve when it launches around 2027. Choose to wait if a lower price per square foot matters more to you than anything else and you can live with two more years of uncertainty. Choose Thomson Reserve if you want the bigger site, the forest-facing stacks and Ai Tong now. Bear in mind the Lorong Puntong site next door went for $1,612 psf ppr in September 2026, so land in this area is getting more expensive, not cheaper.
The question you are already asking: why not a CCR condo?
Thomson Reserve starts at $2,608 psf, and the average will sit above that. One Marina Gardens launched at $2,953 psf, about 13% higher than the starting price, so buyers at this budget compare the two.
| What you compare | Thomson Reserve | One Marina Gardens | Aurea |
|---|---|---|---|
| Price psf | From $2,608 (a starting price, not an average) | $2,953 average at launch, April 2025 | $3,005 average at launch, March 2025 |
| Entry price | $1.544 million for a 592 sq ft two-bedroom | $1.163 million for a one-bedroom | From $2,750 psf at preview |
| Demand so far | 11,800 visitors at the preview weekend | 353 of 937 sold on launch weekend | 23 units at launch. No current EdgeProp tally found |
| Stamp duty and rules | ABSD applies to second homes and foreigners. Seller's stamp duty on early sale | Same | Same |
Sources: developers (Thomson Reserve preview, October 2026); EdgeProp (One Marina Gardens launch, April 2025, and sales to May 2025; Aurea launch and preview, February and March 2025); IRAS (ABSD rates from 27 April 2023). The One Marina Gardens and Aurea figures are launch-time and dated.
At $2,608 psf, a 1,000 square foot home costs about $2.6 million. At One Marina Gardens' launch average, the same $2.6 million buys about 880 square feet. The gap is real but smaller than most buyers expect, so the choice comes down to what you will use: a large green site with Ai Tong School within 1km, or a central address.
CCR sales have been uneven, not weak across the board. One Marina Gardens sold 38% on launch weekend and about 46% by May 2025, according to EdgeProp. At the Aurea launch, analysts quoted by EdgeProp called sales encouraging after what they described as mostly lacklustre CCR sales since the April 2023 ABSD change. I would not read that as a verdict on any one project.
Choose a CCR condo if you work in the CBD, want a smaller home and do not need a school within 1km. Choose Thomson Reserve if you are a family that wants the MRT, Ai Tong and the forest on one site, and you plan to stay ten years or more.
What the market isn't telling you
1. Most of the project is two-bedroom
Of the 1,268 homes, 716, or 56.5%, are two-bedroom units of 592 to 775 sq ft (EdgeProp). Only 350 are three-bedroom and 174 are four-bedroom. When the project completes, the two-bedroom resale market inside this one development will be crowded. If you are buying to sell later, a three-bedroom family unit faces less competition from your own neighbours. If you are buying a two-bedroom, pick a stack and facing that stands out, not the cheapest one.
2. Starting prices are not the average
The $2,608 psf figure is the cheapest two-bedroom. The Luxury Collection, in the two 30-storey towers, comes with Miele appliances, marble finishes and private lifts for 112 of the larger units (CapitaLand and UOL), and it will price well above the entry level. The premium for height and finishes is the part you are least likely to get back when you sell. Look at where the price you are quoted sits against the starting price before you decide.
3. The land next door just got more expensive
On 15 September 2026, the Lorong Puntong and Sin Ming Avenue government land sale site closed with seven bids. Eco World Development's top bid was $1,612 psf ppr, about 37% above Thomson Reserve's land price (EdgeProp). It is a small site of about 140 homes, so it does not add much supply. What it shows is that developers now expect to sell new homes in this area at higher prices than Thomson Reserve's starting prices.
4. 1,268 owners will run this building together
At this size, how well the building is run after the developer hands over decides a lot about your fees and your resale price. Before you book, ask for the planned maintenance fees by unit type, which managing agent will be appointed, and how the three clubhouses and eight pools will be maintained. My Part 7: What you'll live with covers what to watch for in the first two AGMs.
Strengths and watch points
- Sheltered link to Upper Thomson MRT, about two minutes
- Ai Tong School within 1km
- Over 45% of stacks face the nature reserve
- Towers on 12% of a five-hectare site
- Entry psf close to JadeScape's adjusted resale level
- 1,268 homes complete at the same time
- 56.5% of units are two-bedroom
- Luxury Collection and high floors carry a large premium
- Parcel A next door bought land at a lower price
- Not every block may be within 1km of Ai Tong
Would you rather
A. A 947 sq ft three-bedroom at Thomson Reserve from $2.503 million ($2,643 psf), keys in 2031, forest-facing stacks available.
B. A three-bedroom resale at JadeScape at around its 2026 median of $2,341 psf, ready now, with about nine fewer years left on the lease.
James picks A, for a family planning to stay ten years or more, and only for Classic Collection units within about 5% of the starting price. Once you adjust for floor area, the gap between the two is small, and you get a new building, a fresh lease and a bigger site. If you need to move in within a year, or the unit you like is priced well above the starting level, B is the better buy.
What I think you should do
If you are serious, submit your interest before the 27 October cut-off, then shortlist only units within about 5% of the starting price for their type. That will mostly be Classic Collection units on lower and middle floors. For each one, check the facing on the site plan, and check the block against Ai Tong's 1km line on the MOE map if the school matters to you.
Work out your loan and cash before the ballot, not after. If you are an HDB upgrader, read my ABSD guide for second properties first. If you would rather pay less and can wait, track Parcel A on my GLS Tracker. For a finished home nearby, read my Thomson Three review. For CPF and financing, speak to a licensed financial adviser for advice specific to your situation.
Your next move, before interest closes on 27 October
Do these three things now, in this order:
- Submit your interest by 27 October. This is the last day to enter the 29 October e-balloting that sets your queue order. Booking opens on 31 October.
- Set your ceiling. Work out your budget with a funds gap check, then compare the starting prices with JadeScape resale at its adjusted level before you commit to a unit.
- Choose your stack. Send me the units you like. I will tell you which stacks I would avoid, before you stand in the queue.
Send me the units you are looking at on WhatsApp. I will check them against the starting prices, JadeScape resale, your budget and Ai Tong's 1km line within 48 hours. If the numbers say wait, I will tell you.
WhatsApp James your numbersNot ready? Read GLS Tracker first.
Frequently asked questions
Why not buy a CCR condo like One Marina Gardens or Aurea instead?+ Read- Hide
A CCR condo gives a central address, and the price gap is smaller than most buyers expect: Thomson Reserve starts at $2,608 psf against One Marina Gardens' $2,953 launch average and Aurea's $3,005. Buy Thomson Reserve if you are a family that wants the MRT, Ai Tong School within 1km and a large green site. Buy in the CCR if you work in the centre and a smaller home suits you.
What are Thomson Reserve's starting prices?+ Read- Hide
The developers' starting prices are $1.544 million ($2,608 psf) for a 592 sq ft two-bedroom, $2.503 million ($2,643 psf) for a 947 sq ft three-bedroom and $3.388 million ($2,737 psf) for a 1,238 sq ft four-bedroom. Five-bedroom suite prices were not published with the release. These are starting prices, not averages.
When is the Thomson Reserve launch?+ Read- Hide
The public preview runs from 17 October 2026, and the official launch, when bookings open, is on 31 October 2026. On the developers' timeline, interest must be submitted by 27 October and e-balloting for queue order is on 29 October. Dates may change.
How many units does Thomson Reserve have?+ Read- Hide
1,268 homes in six towers: 740 in the Classic Collection across four 21-storey towers and 528 in the Luxury Collection across two 30-storey towers. 716 are two-bedroom, 350 three-bedroom, 174 four-bedroom and 28 are five-bedroom suites (EdgeProp).
Is Thomson Reserve near an MRT station and Ai Tong School?+ Read- Hide
Yes. The developers say a sheltered walkway links it to Upper Thomson MRT on the Thomson-East Coast Line, about two minutes away. Ai Tong School is within 1km. Check your specific block with MOE, because not every block of a five-hectare site may fall inside the 1km line.
Who should not buy Thomson Reserve?+ Read- Hide
Skip it if you need rent to cover the mortgage, if you plan to sell soon after the keys, when 1,268 homes complete together, or if the lowest psf on the corridor matters more to you than the site. Upper Thomson Road Parcel A, expected around 2027, was bought at a lower land price.
Should I buy Thomson Reserve or wait for Upper Thomson Road Parcel A?+ Read- Hide
Parcel A's land cost $1,062 psf ppr, against $1,178 psf ppr for Thomson Reserve, so it may price lower when it launches around 2027. Wait if price matters most and you can hold off two years. Choose Thomson Reserve if you want the larger site, forest-facing stacks and Ai Tong now.
How does Thomson Reserve compare with JadeScape?+ Read- Hide
JadeScape's median resale price was $2,341 psf in 2026 (EdgeProp), on pre-harmonisation floor areas. Adjusted for that, it is roughly $2,580 to $2,620 psf of liveable space, close to Thomson Reserve's $2,608 psf starting price for a two-bedroom. JadeScape is ready now; Thomson Reserve has a fresh lease.
Sources+ Show all 15- Hide
- CapitaLand Development and UOL Group, news release: Thomson Reserve to be unveiled, 15 October 2026
- Tamarind Development Pte Ltd, Thomson Reserve sales material and e-book, October 2026
- EdgeProp, Thomson Reserve: first mega launch in eight years at Upper Thomson, priced from $2,608 psf, October 2026
- Yahoo News Singapore, Thomson Reserve priced from $2,608 psf, October 2026
- EdgeProp, Thomson Reserve draws 11,800 visitors at preview, 18 October 2026
- The Edge Singapore, UOL Group and CapitaLand Development to preview 1,268-unit Thomson Reserve from 17 October, October 2026
- EdgeProp, Lorong Puntong and Sin Ming Avenue GLS site, top bid of $1,612 psf ppr, September 2026
- URA, tender award for the sale site at Upper Thomson Road (Parcel A), 31 October 2025
- EdgeProp, Wee Hur Holdings leads five-way tussle for Upper Thomson GLS site with $1,062 psf ppr bid, October 2025
- EdgeProp, GuocoLand sells 92% of units at Springleaf Residence at an average of $2,175 psf
- LTA, Thomson-East Coast Line and Cross Island Line station information
- MOE, Primary 1 registration and home-school distance guidelines
- EdgeProp, One Marina Gardens launch and monthly developer sales reports, April and May 2025
- EdgeProp, Aurea at Golden Mile launch and preview reports, February and March 2025
- IRAS, Additional Buyer Stamp Duty rates from 27 April 2023
Disclaimer & Licensing+-
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 (CEA Licence L3008022J)
Member discussion