Four Upper Thomson condominiums, four completely different rental and resale stories — and most buyer guides only show you the sale psf. JadeScape's 1,206 units skew the corridor average one way, Clover By The Park's boutique 616-unit scale skews it another, and Springleaf Residence has no rental track record at all because it hasn't been built yet. Here is the sale and rental data for each project, side by side, sourced and dated — not blended into one misleading corridor number.
Across JadeScape, Clover By The Park, Thomson Three and Springleaf Residence, resale psf in the Upper Thomson strip ranges from roughly $1,463 psf (Clover By The Park, low end) to $3,737 psf (JadeScape, high-floor resale). Gross rental yields cluster tightly at 2.7–3.5% regardless of price point — the corridor's yield compression is real. Rental psf/month ranges from $4.01 (Clover By The Park) to $6.26 (JadeScape), reflecting unit-mix and facility differences more than location. Springleaf Residence, still under construction (TOP est. 2029), has no live rental data yet.
Move 1 — The Sale PSF Data, Project by Project
These are the four developments the corridor's own PSF-trend tool tracks. Each has a different age, unit count, and tenure profile — which is exactly why a single blended "Upper Thomson average" is not useful for anyone actually transacting.
| Project | Tenure | Units | TOP | Current Avg PSF | 12-Mth PSF Range |
|---|---|---|---|---|---|
| JadeScape | 99-yr LH | 1,206 | 2022 | $2,296 psf | $1,898 – $3,737 |
| Clover By The Park | 99-yr LH (from ~2011/2012) | 616 | 2011 | ~$1,945 psf (mid-range) | $1,463 – $2,426 |
| Thomson Three | 99-yr LH | 445 | 2016/17 | $2,080 psf | $1,773 – $2,379 |
| Springleaf Residence | 99-yr LH (fresh, from 2025) | 941 | Est. 2029 | $2,175–$2,178 psf (launch avg, 92% sold) | $2,004 – $2,400 |
Sources: EdgeProp Singapore (JadeScape, Clover By The Park, Thomson Three condo pages, accessed 2026); URA REALIS caveats; 99.co (Springleaf Residence launch data, Aug 2025); StackedHomes (Springleaf Residence review, Aug 2025). Clover By The Park's exact lease start date varies slightly by source (2007 vs 2012) — verify against the title deed before transacting. Past performance is not indicative of future results.
Why the Range Is So Wide at JadeScape
JadeScape's $1,898–$3,737 psf range is the widest in the corridor by a large margin — a function of its 1,206-unit scale across 7 blocks, unit sizes from 527 to 2,099 sq ft, and a resale pool that includes both entry-level 1-bedders and premium reservoir-facing 5-bedroom suites. A single "JadeScape average" hides more than it reveals. The full unit-type breakdown is in the JadeScape rental tenant guide.
Move 1 (cont.) — The Rental Data, Project by Project
Rental psf per month is the number most sale-focused corridor guides skip entirely. It matters because gross yield — the number investors actually use to compare projects — is a function of sale price and rent, not sale price alone.
| Project | Monthly Rent Range | Rental PSF/Mth | Gross Yield (Est.) |
|---|---|---|---|
| JadeScape | $2,800 – $9,800 | $6.26 | ~3.2% |
| Clover By The Park | Data limited — see note | $4.01 – $4.13 | ~2.7–3.0% |
| Thomson Three | $3,800 – $8,120 (3BR: $5,500–$7,000) | $5.22 – $5.29 | ~3.0% (up to 4.2% on 3BR) |
| Springleaf Residence | Not yet applicable — under construction | — | Est. ~3.0–3.2% (forward estimate) |
Sources: 99.co (JadeScape and Clover By The Park rental psf, 12-month average, accessed 2026); PropertyGuru (JadeScape and Thomson Three rental listings, April 2026); SRX (Clover By The Park rental listings); EdgeProp (Thomson Three and Clover By The Park gross rental yield). Springleaf Residence has no rental transaction history — TOP is estimated 2029. Net yield after property tax, management fees, conservancy charges and vacancy typically runs 0.8–1.0% below the gross figures shown. Speak to a licensed financial adviser for advice specific to your situation.
Thomson Three's Yield Advantage on Larger Units
Thomson Three is the standout on a risk-adjusted basis: a 3-bedroom unit at approximately $1.8M–$2.0M can command $5,500–$7,000/month, implying gross yields of 3.3–4.2% — ahead of JadeScape and Clover By The Park on comparable unit types. The corridor context — the $810M Thomson View en bloc 200 metres away — is covered in full in the Thomson Three 2026 review.
Move 2 — What the PSF Table Doesn't Tell You
Every portal shows you the psf. None of them show you why two developments 500 metres apart, transacting at similar psf, can deliver very different ownership experiences over a 10-year hold. The variable is strata governance age and structure — and it correlates with the yield and resale spread you see above more than most buyers realise.
Clover By The Park (2011/2012, 616 units, 3 blocks) is now entering its mid-teens as a building. At this age, the first major cost events — lift modernisation, waterproofing, facade repainting — are either already behind the MCST or actively being planned. A smaller MCST with 616 units historically means more concentrated ownership attention at AGMs, but it also means a smaller base to fund large-ticket sinking fund items relative to a 1,206-unit development like JadeScape, where the same cost is spread across twice the owner base. Before buying resale at Clover By The Park, request the last 3 years of AGM minutes and the current sinking fund balance — the same governance check that applies to any building past its first decade.
JadeScape (2022 TOP, 1,206 units) is still inside its early-life maintenance curve, but its scale creates a different governance question: with 7 blocks and a large, diverse owner base, facility booking disputes, MA responsiveness, and AGM attendance rates behave differently than in a boutique development. Large MCSTs can achieve economies of scale on maintenance contracts — but only if the managing agent is executing well. This is the layer that determines whether JadeScape's 96 facilities remain an asset or become a deferred-maintenance liability a decade from now.
Thomson Three (2016/17 TOP, 445 units) sits at the midpoint — old enough that early defects are resolved, young enough that major works are still 5–10 years out. This is often the sweet spot for governance predictability, which may partly explain why URA data shows 99% of resale transactions at Thomson Three have been profitable.
Springleaf Residence has no governance history yet — it does not exist as a building. For buyers evaluating it, the relevant question is the developer's MCST track record on comparable completed projects, not the site itself. GuocoLand's completed corridor project, Lentor Modern, is the closest reference point, and its early rental and governance performance is covered in the Lentor Condos TOP 2026 guide. Buyers weighing a pre-completion purchase in this corridor should also see the full seven-layer breakdown of Thomson Reserve — the corridor's other major new launch — for the same land-cost-to-yield analysis applied to a project that, like Springleaf, has no rental track record yet.
James's Note
The yield numbers converge around 3% across four very different buildings. That convergence is the data point worth sitting with.
When gross yield clusters this tightly across a 1,206-unit mega-development, a 616-unit boutique estate, a 445-unit mid-sized condo, and a not-yet-built new launch, it tells you the corridor's rental market is efficient — tenants are pricing location and MRT access roughly the same way regardless of which building they choose. What that means practically: the yield line is not where you differentiate between these four projects. The differentiator is what each MCST is doing with the sinking fund contributions it collects, and how each building's maintenance cost curve is tracking against its age. A buyer chasing an extra 0.3% in headline yield while ignoring a deferred lift replacement or an underfunded sinking fund is optimising the wrong number. I'd rather see the AGM minutes than the yield calculator.
FAQ — Upper Thomson Sale & Rental Data
Want the numbers run for your specific unit?
Whether you own a unit in one of these four projects or are comparing them as a buyer, James will run the net yield, the SSD/holding-period math, and the MCST governance check for the specific stack you're looking at — before you commit.
WhatsApp James → 9111 1173Sources
- EdgeProp Singapore — JadeScape condo page, avg $2,296 psf, resale range $1,898–$3,737 psf, accessed 2026
- EdgeProp Singapore — Clover By The Park condo page, psf range $1,463–$2,426, rental yield ~2.7–3%, accessed 2026
- EdgeProp Singapore — Thomson Three condo page, avg $2,080 psf, range $1,773–$2,379 psf, 99% of resale transactions profitable, accessed 2026
- URA REALIS — resale and rental transaction caveats, Upper Thomson corridor, 12-month trailing data
- 99.co — JadeScape rental $6.26 psf/mth (12-mth avg); Clover By The Park rental $4.01–$4.13 psf/mth; Springleaf Residence launch data, Aug 2025
- PropertyGuru — JadeScape rental listings $2,800–$9,800/mth; Thomson Three rental listings $3,800–$8,120/mth, April 2026
- SRX Property — Clover By The Park rental listings, 2026
- StackedHomes — Springleaf Residence review, launch avg $2,175 psf, 92% sold, August 2025
- GroundVision — Thomson Three resale profitability data (99% of transactions profitable)
- mychoicehomez.com — Thomson Three Review 2026; JadeScape Rental Tenant Guide 2026; Lentor Condos TOP 2026 guide
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.
