Upper Thomson, Lentor & Braddell View Corridor: Sale & Rental PSF Data 2026

UPDATED 4 JULY 2026 — zone map recoloured with build vintage, corridor data refreshed

One TEL corridor, three very different price bands. Lentor's new launches average $2,100–$2,400 psf. Upper Thomson's resale stock spans $1,463 to $3,737 psf depending on which of four buildings you're in. And at the southern end, Braddell View and Lakeview — 45–49 years old, roughly 50 years of lease left — trade at $1,000–$1,100 psf with the highest rental yields in the entire corridor. Here is the sale and rental data across all twelve developments, in one place, with links to the full analysis behind each number.

Across the Lentor, Upper Thomson, and Braddell View/Lakeview stretch of the TEL corridor, sale psf ranges from ~$1,000 (Braddell View, Lakeview) to ~$3,737 (JadeScape resale high), and gross rental yield runs 2.7% to 3.8% depending on project age and unit mix. The oldest assets (Braddell View, Lakeview) post the highest yields but carry lease-decay risk. The newest launches (Lentor Central Residences, Lentor Mansion) carry no rental track record yet. This page is the corridor-wide summary — the full project-by-project breakdown lives in the linked deep-dive articles below.

12 Developments across 3 zones
$1,000–$3,737 Full corridor psf range
2.7%–3.8% Gross yield range
~50–99 yrs Remaining lease span

The Corridor in Three Zones

The TEL runs Springleaf/Lentor (D26) through Upper Thomson (D20) down toward Newton and Novena — the same investment spine covered across mychoicehomez.com's new launch reviews. This page sits at the data layer: sale and rental psf for every meaningfully-sized development in the stretch, split into the three zones where the data behaves differently.

THE TEL CORRIDOR · SCHEMATIC, NOT TO SCALE Springleaf / Lentor → Upper Thomson → Braddell View & Lakeview ◄ Springleaf / Woodlands Novena / Newton / Marina Bay ► 2025–2028 VINTAGE ZONE 1 Lentor District 26 · Lentor MRT (TEL) 6 developments ~$2,000–$2,670 psf 3 pre-harmonised · 3 harmonised 2011–2029 VINTAGE ZONE 2 Upper Thomson District 20 · Upper Thomson MRT (TEL) 4 developments $1,463–$3,737 psf Widest psf spread in corridor 1977–1981 VINTAGE ZONE 3 Braddell & Lakeview District 20 · Marymount MRT (TEL/CC) 2 developments $1,000–$1,100 psf Highest yields, ~50-yr lease Zone 1 · newest vintage, 99-yr GLS Zone 2 · mixed vintage, widest spread Zone 3 · oldest vintage, privatised HUDC Thomson-East Coast Line corridor
Zone 1 — Lentor Strip 6 developments, 2,954 units. Lentor Modern is the only one with a live rental track record ($5.68 psf/mth, ~2.8–3.2% yield). The rest are forward estimates pegged to that benchmark. Full Lentor data →
Zone 2 — Upper Thomson Strip JadeScape, Clover By The Park, Thomson Three, Springleaf Residence. Widest psf spread in the corridor — $1,463 to $3,737 — driven by building age and unit-mix, not location. Full Upper Thomson data →
Zone 3 — Braddell View & Lakeview The corridor's southern anchor. ~50 years lease remaining, $1,000–$1,100 psf, and the highest gross yields in the dataset (~3.2–3.8%) — with the lease-decay math that comes with it. Full Braddell View / Lakeview analysis →

Move 1 — All Twelve Developments, Side by Side

Sale psf and rental psf together — not two separate charts on two separate pages. Full sourcing and dates are in each zone's dedicated article; this table is the corridor-level summary.

Lentor Strip — District 26

ProjectUnitsCurrent Avg PSFHarmonised GFARental PSF/MthGross YieldTOP
Lentor Modern ★605$2,382No — pre-harmonisation$5.68~2.8–3.2%TOPped Aug 2025
Lentor Hills Residences598~$2,091No — pre-harmonisationEst. from benchmark~3.0–3.4%Dec 2026 est.
Lentoria267$2,205–$2,670No — pre-harmonisationEst. from benchmark~3.0–3.5%2027 est.
Hillock Green474~$2,000–$2,200 est.Yes — harmonisedEst. from benchmark~3.2–3.8%2027 est.
Lentor Mansion533$2,257 avgYes — 1st in SingaporeNot yet applicable—2028 est.
Lentor Central Residences477~$2,248Yes — 2nd in SingaporeNot yet applicable—2028 est.
Lentor Strip Psf Current Avg PSF — 6 Lentor Developments $2,382 Lentor Modern ★ ~$2,091 Lentor Hills Residences $2,205–$2,670 Lentoria ~$2,000–$2,200 Hillock Green $2,257 Lentor Mansion ~$2,248 Lentor Central Residences Pre-harmonisation — psf includes AC ledge/bay window Harmonised — psf is 100% liveable space

★ Lentor Modern is the only project with a live rental track record — it anchors all other estimates. The Lentor strip is the rare corridor with both pre- and post-harmonisation projects side by side: Lentor Modern, Lentor Hills Residences and Lentoria all sold their AC ledges, bay windows and voids as part of the strata area buyers paid for; Hillock Green, Lentor Mansion (Singapore's first harmonised launch) and Lentor Central Residences exclude these as common property, so their quoted psf is not directly comparable to the three pre-harmonisation projects above — a higher pre-harmonisation psf can still mean less liveable space per dollar. Full harmonisation math for the corridor: Lentor Gardens GFA Harmonisation Guide. Sources: EdgeProp, 99.co, URA GFA Harmonisation circular (Sep 2022), PropertyNet.SG, StackedHomes, April 2026.

Upper Thomson Strip — District 20

ProjectUnitsCurrent Avg PSFHarmonised GFARental PSF/MthGross YieldTOP
JadeScape1,206$2,296No — pre-harmonisation$6.26~3.2%2022
Clover By The Park616$1,463–$2,426No — pre-harmonisation$4.01–$4.13~2.7–3.0%2011
Thomson Three445$2,080No — pre-harmonisation$5.22–$5.29~3.0% (up to 4.2% on 3BR)2016/17
Springleaf Residence941$2,175–$2,178 (launch)Yes — harmonisedNot yet applicableEst. ~3.0–3.2%2029 est.
Upper Thomson Strip Psf Current Avg PSF — 4 Upper Thomson Developments $2,296 JadeScape $1,463–$2,426 Clover By The Park $2,080 Thomson Three $2,175–$2,178 Springleaf Residence Pre-harmonisation — psf includes AC ledge/bay window Harmonised — psf is 100% liveable space

JadeScape, Clover By The Park and Thomson Three all sold pre-harmonisation, with AC ledges, bay windows and voids inside the quoted strata area. Springleaf Residence — GLS tender closed 2024, well after the 1 September 2022 cut-off — is harmonised: its AC ledge is common property, so its $2,175–$2,178 launch psf is 100% liveable space, not directly comparable to the three older projects' quoted psf. Full detail, unit-type breakdowns, and the MCST governance angle: Upper Thomson: Sale & Rental Data 2026. Sources: EdgeProp, 99.co, PropertyGuru, URA REALIS, URA GFA Harmonisation circular (Sep 2022), 2026.

Braddell View & Lakeview — Southern Anchor, District 20

ProjectUnitsAvg PSFHarmonised GFARental PSF/MthGross YieldRemaining Lease
Braddell View918$1,041 ($1,001–$1,108)No — pre-1980s estate~$2.90~3.2–3.4%~51 years
Lakeview Estate240–312$1,068 ($991–$1,164)No — pre-1980s estate~$2.89–$2.90~3.2%~50 years
Braddell & Lakeview Psf Avg PSF — Southern Anchor, ~50-yr Lease Remaining $1,041 ($1,001–$1,108) Braddell View 918 units · ~51-yr lease $1,068 ($991–$1,164) Lakeview Estate 240–312 units · ~50-yr lease

Both are privatised HUDC estates completed 1977–1981 — decades before GFA harmonisation existed as a concept, so the "harmonised" question doesn't apply in the same way it does to the newer projects above; their psf is quoted on the original strata basis throughout. Full lease-decay math, MCST governance checklist, and Thomson View seller net-proceeds analysis: Braddell View vs Lakeview 2026. Sources: EdgeProp, May 2026.

Move 2 — Why a Single "Corridor Average" Is the Wrong Number

Every portal that publishes a single average psf for "Upper Thomson" or "Lentor" is quietly averaging together buildings with nothing in common except a postcode. A $2,382 psf Lentor Modern unit and a $1,041 psf Braddell View unit are 15 minutes apart on the same MRT line and represent completely different asset classes — one is a 605-unit integrated development one year past TOP, the other is a 918-unit, 45-year-old privatised HUDC estate with roughly half its lease remaining. Blending them into a "D20/D26 average" produces a number nobody can actually transact against.

The more useful read is what the yield-versus-age relationship shows across all twelve projects: gross yield rises as building age rises and psf falls — Braddell View and Lakeview's ~3.2–3.8% yields sit above every new-launch project in the dataset. That is not because the older buildings are better investments outright; it is the market's mechanical response to lease decay and lower capital values. A buyer chasing yield without pricing in the financing constraints that come with a sub-50-year lease is optimising one variable and ignoring the one that determines who can buy the unit from them in ten years. The full financing-cliff table — CPF pro-ration, bank loan tenure caps — is in the Braddell View vs Lakeview article.

On the new-launch side, three fresh 99-year projects are currently live in this exact corridor and each has a full 7-layer analysis, including the sinking fund and MCST track-record layer that no psf table can show: Thomson Reserve, Dunearn House, and Lentor Gardens Residences.

James's Note

Twelve developments, one MRT line, and three completely different governance risk profiles hiding behind three fairly similar yield numbers.

Rental yield tells you what a unit earns this year. It tells you almost nothing about what it will cost you to hold for the next ten. A newly-TOPped Lentor project has a maintenance curve that hasn't started yet. A 45-year-old Braddell View block is well into its second or third major-works cycle. Both can show you a 3% yield today. Only one of them has a sinking fund statement that tells you whether that yield survives the next special levy. Before I compare any two projects on this page by psf or yield alone, I ask for the AGM minutes. That is the number the table above cannot show you — and it is the number that actually determines your net return.

FAQ — Corridor Sale & Rental Data

Which zone of this corridor has the best rental yield?
Braddell View and Lakeview post the highest gross yields in the dataset at approximately 3.2–3.8%, followed closely by Hillock Green's estimated 3.2–3.8% and Thomson Three's 3-bedroom units at up to 4.2%. The newest developments (Lentor Modern, JadeScape) cluster closer to 2.8–3.2%. Higher yield at the older end of the corridor reflects lower capital values and lease decay, not necessarily a better risk-adjusted return — see the full lease-decay analysis in the Braddell View vs Lakeview article.
Why does this page split the corridor into three zones instead of one table?
Because the twelve developments span a 99-year fresh lease down to a ~50-year remaining lease, and a psf range from roughly $1,000 to $3,737. Blending them into one corridor average produces a number that doesn't represent any actual transaction. Each zone's dedicated article — Lentor, Upper Thomson, Braddell View/Lakeview — goes into the project-by-project detail that a single table can't carry.
Are there new launches currently available in this corridor?
Yes — three fresh 99-year launches sit directly on this spine: Thomson Reserve (Upper Thomson, on the former Thomson View en bloc site), Dunearn House (Bukit Timah Turf City, adjacent corridor), and Lentor Gardens Residences (Lentor). Each has a full 7-layer analysis covering price floor, yield reality, and the MCST/management-reality layer this data page does not cover.
Where does the sale PSF data for the interactive chart tool come from?
The Upper Thomson Condo Transactions tool is the live interactive chart for the four Upper Thomson projects and the six Lentor projects, sourced from URA REALIS, EdgeProp, and 99.co. This page adds the rental dimension and the Braddell View/Lakeview zone that the chart tool does not currently track.
Is a higher rental yield always the better buy in this corridor?
No. Yield alone ignores capital risk, lease decay, and MCST governance quality — three variables that materially affect your actual net return over a 10-year hold. A 3.5% gross yield on a 50-year leasehold with a thin sinking fund can underperform a 3.0% yield on a fresh 99-year lease with a well-funded MCST, once financing constraints on your eventual buyer are factored in. Model the full picture, not just the yield line. Speak to a licensed financial adviser for advice specific to your situation.

Comparing two or three projects in this corridor?

Tell James which projects you're weighing — new launch or resale, Lentor or Upper Thomson or Braddell View — and he'll run the side-by-side net yield, holding-cost, and MCST governance comparison for your specific shortlist.

WhatsApp James → 9111 1173

Sources

  1. EdgeProp Singapore — Lentor, JadeScape, Clover By The Park, Thomson Three, Braddell View, Lakeview Estate condo data pages, 2026
  2. URA REALIS — resale and rental transaction caveats, District 20 and District 26, 12-month trailing data
  3. 99.co — Lentor Modern rental $5.68 psf/mth; JadeScape rental $6.26 psf/mth; Clover By The Park rental $4.01–$4.13 psf/mth; Lakeview rental $2.89–$2.90 psf/mth
  4. PropertyGuru — rental listings, JadeScape, Thomson Three, April 2026
  5. GuocoLand / EdgeProp — Lentor Hills estate market data, July 2025 and April 2026
  6. mychoicehomez.com — Lentor Condos TOP 2026 Landlord & Tenant Decision Guide; Upper Thomson Sale & Rental Data 2026; Braddell View vs Lakeview 2026; Thomson Three Review 2026; JadeScape Rental Tenant Guide 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
WA: 91111173 | wa.me/6591111173