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Updated 30 April 2026. Project officially renamed Thomson Reserve (Jan 2026). PSF estimates revised upward to $2,700–$2,950 psf based on latest analyst models. JadeScape resale data refreshed. Site map, MRT diagram and en bloc timeline added.
APR 2026 UPDATE
⚠️ PSF Estimate Revised: This article was written with an early estimate of $2,100–$2,300 psf. Analyst consensus has since moved significantly higher. Decoupling Expertise's model (based on land cost + demolition + 10–20% developer margin) now projects $2,703–$2,948 psf. A sub-$2,800 entry is considered the value threshold. The sections below reflect the updated estimates.
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1,240Units · 5 ha site · 10 towers
$2,703+Revised launch PSF est.
$2,836Chuan Park psf · value guard
3 MRTTEL + CCL + CRL 2030
1kmAi Tong · P1 priority zone
Thomson Reserve — District 20 Site Map
Illustrative · Not to scale · URA / LTA
MacRitchie Reservoir 🔒 Protected Lower Pierce Reservoir CTE PIE Upper Thomson Rd Bright Hill Dr Sin Ming Ave THOMSON RESERVE ★ ~1,240 units · 5 ha · D20 Est. $2,703–$2,948 psf Preview Q3 2026 ▶ TEL Upper Thomson ~430m · 5–8 min TEL×CRL Bright Hill MRT ⚡ Interchange 2030 CCL Marymount NSL×CCL Bishan Thomson Plaza Sold $250M (Apr 2026) Ai Tong School 🏫 1km CHIJ St Nicholas ~1km Raffles Institution ~1km Upper Thomson F&B Strip 🍜 JadeScape (resale) 🧭 N Legend Thomson Reserve ★ Upper Thomson (TEL) Bright Hill (TEL×CRL 2030) CCL / NSL stations
17 Years · 5 Attempts · $810M
Singapore's longest en bloc saga
2007
Attempt 1Failed · GFC
First bid. Global financial crisis killed developer appetite.
2013
Attempt 2$590M · collapsed
Wee Hur Corp signed at $590M. Deal fell apart before completion.
2018
Attempt 3No buyer
En bloc wave — reserve too ambitious.
2021
Attempt 4$950M ask · ABSD
Dec 2021 cooling measures killed large-ticket demand.
Nov '24
Attempt 5 — SOLD$810M ✓
UOL / SingLand / CapitaLand. 80%+ consent. High Court order 1 Jul 2025.
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3 MRT Lines · Travel Times
TEL · CRL 2030 · CCL/NSL
Thomson–East Coast Line (TEL)
Woodlands
North
Bright Hill
⚡2030
Upper Thomson
★ 5–8 min
Caldecott
CCL xchg
Orchard
~14 min
Marina Bay
~22 min
14 min
Orchard via TEL
22 min
Marina Bay via TEL
2030
CRL interchange · Bright Hill
3 lines
TEL · CRL · CCL/NSL
⚡ CRL premium: Bright Hill becomes Singapore's 8th MRT interchange in 2030. Properties near confirmed interchange stations have historically appreciated ahead of opening.
Indicative Quantum at $2,825 PSF (midpoint)
GFA Harmonised · All sqft liveable · Updated Apr 2026
1BR + Study
~500–560 sqft
from ~$1.41M
Investor / single professional
2-Bedroom
~650–750 sqft
from ~$1.84M
Couple / young family entry
3-Bedroom ★
~900–1,100 sqft
from ~$2.54M
Family · Ai Tong P1 priority · most sought-after
4/5-Bedroom
~1,300–1,600 sqft
from ~$3.67M
Right-sizer · reservoir view premium
Value guardrail: Chuan Park (comparable en bloc, D19) transacts at $2,836 psf post-GFA harmonisation rebasing. A sub-$2,800 psf entry at Thomson Reserve is considered the value threshold by analysts.
🏔️ Hill premium: Reservoir-facing upper floor units command 10–15% above inward-facing units. Choose your stack before launch day — the best facings sell first.
Updated PSF Benchmarks — D20 and Comparable New Launches
Revised Apr 2026
Thomson Reserve ★ est.
Q3 2026 preview · revised up
$2,703–$2,948
Chuan Park
D19 en bloc · post-GFA rebased
$2,836 avg
The Orie
D12 Toa Payoh · launch Jan 2025
$2,731 avg
JadeScape
D20 · resale median Apr 2026
$2,300–$2,400
AMO Residence
D20 UOL · resale 2025
~$2,100
Lentor Central Res.
D26 OCR · GLS Mar 2025
$2,200 avg
The context: Thomson Reserve enters above JadeScape's resale PSF — but with a fresh 99yr lease, TEL doorstep access, superior school catchment and the 2030 CRL interchange. JadeScape's own launch in 2018 at $1,700 psf has returned ~35% in 7 years. The comparable structural setup — large-scale D20 en bloc, same school zone — is the baseline for the Thomson Reserve investment case.
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CEA Reg No. R008385F · PropNex Realty · No obligation
Updated 30 April 2026. Project renamed Thomson Reserve (Jan 2026). PSF revised to $2,703–$2,948 based on Decoupling Expertise analyst model (land cost + demolition + 10–20% developer margin). Chuan Park benchmark $2,836 psf post-GFA harmonisation rebasing. JadeScape resale range per PropertyGuru April 2026. Sources: Decoupling Expertise, URA, High Court Singapore, UOL Group, EdgeProp, PropertyGuru, PropNex Research. James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd | For informational purposes only.