Same development, same size, not the same price.
In the past 12 months, 19 Jadescape owners resold units of the same 764 sq ft size for anywhere from S$1.63M to S$1.84M. Thomson Reserve will have 416 two-bedders at one 678 sq ft size. My unit report shows which stacks and floors to look at first.
Get the Thomson Reserve unit report on WhatsApp
Tell me which unit type you're looking at. I'll send a shortlist of stacks and floors for that type, with notes on sun, view and how many identical units sit around yours. Price scenarios follow once the developer releases the price list.
- Stack and floor shortlist for your unit type
- Sun-path, view and next-door notes for each stack
- Your base case and red line, once prices are out
The numbers behind the report
What buyers ask me about Thomson Reserve
What did 19 same-size Jadescape units resell for?
Jadescape is the closest match to Thomson Reserve: 1,206 units in District 20, on a 99-year lease from 2018. Between October 2025 and September 2026, 19 of its 764 sq ft units were resold.
Did a higher floor always fetch more? Each dot is one resale.
- S$1.63M lowest · floors 1–5 · Mar 2026
- S$1.84M highest · floors 21–25 · Oct 2025
- S$1.65M floors 21–25 · Jun 2026 · below eight units on floors 1–10
One unit on floors 21 to 25 sold for S$1.65M in June 2026, below eight units on floors 1 to 10. Height alone did not set the price. Sale dates differ across the year, and URA records don't show stack, facing or condition, which is exactly what a unit-level check looks at.
The same question applies at Thomson Reserve, across 416 units of one size. The report ranks the stacks for your unit type before you choose.
Source: URA caveat data via the URA Data Service, Jadescape resales of 71 sqm (764 sq ft) strata area, Oct 2025 to Sep 2026, retrieved 9 Oct 2026. Floors are URA's five-storey bands. Unit count: StackedHomes, 28 Sep 2026. Past transactions do not predict future prices.
How many owners will be selling the same size as you?
716 of Thomson Reserve's 1,268 homes are two-bedders, 56.5% of the project. The 678 sq ft two-bedroom premium alone accounts for 416 units, about one home in three. When those owners come to sell, your buyer will be comparing your unit with hundreds that share its size.
416
of 1,268 homes share one 678 sq ft size
Schematic, not to scale. Block positions on site are not shown; the shaded column marks a single stack.
Scale cuts both ways. Six blocks and two collections also mean more stacks, facings and floors to choose from at launch than a 300-unit project offers.
Source: Thomson Reserve factsheet (version 1, 22 Sep 2026) as reported by StackedHomes (28 Sep 2026) and PropertyNet.SG (26 Sep 2026). Unit mix is subject to change by the developer.
What did the land cost, next to recent land bids?
The developers paid S$810 million for the former Thomson View site, about S$1,178 psf ppr with the lease top-up included. One TEL stop away, the Lorong Puntong site near Bright Hill MRT drew a top bid of S$1,612 psf ppr in September 2026, about 37% more.
+37%
Lorong Puntong top bid over Thomson Reserve's land cost, psf ppr
What this may mean. A lower land cost leaves the developer more room on pricing. Whether that shows up in the price list is something nobody can confirm until it is released, so treat any Thomson Reserve price you hear before then as an estimate.
For the Lorong Puntong site, analysts at Newmark and PropNex have estimated launch prices from about S$3,000 psf (EdgeProp, 15 Sep 2026). Huttons expects the two projects to compete for the same buyers.
Sources: Thomson Reserve collective sale of S$810M, about S$1,178 psf ppr including lease top-up (StackedHomes, 28 Sep 2026; 99.co). Other sites: top bids or awarded rates at tender close, as reported by EdgeProp, The Edge Singapore and CBRE, Nov 2025 to Sep 2026. Land rates are costs per square foot of allowable floor area, not selling prices.
What are the condos around it reselling at?
These are the homes a future buyer will weigh your Thomson Reserve unit against. Medians cover all unit sizes, so read them as the neighbourhood's price level, not as a valuation of any one unit.
| Project | Street | 99-year lease from | Resales, 12 months | Median psf | |
|---|---|---|---|---|---|
| Jadescape | Shunfu Road | 2018 | 71 | S$2,367 | Shunfu Road · lease from 2018 · 71 resales |
| Thomson Impressions | Lorong Puntong | 2015 | 18 | S$2,136 | Lorong Puntong · lease from 2015 · 18 resales |
| Sky Vue | Bishan Street 15 | 2013 | 22 | S$2,228 | Bishan Street 15 · lease from 2013 · 22 resales |
| Thomson Three | Bright Hill Drive | 2012 | 25 | S$2,152 | Bright Hill Drive · lease from 2012 · 25 resales |
| Sky Habitat | Bishan Street 15 | 2011 | 11 | S$2,037 | Bishan Street 15 · lease from 2011 · 11 resales |
Source: URA caveat data via the URA Data Service, private non-landed resales, Oct 2025 to Sep 2026, retrieved 9 Oct 2026. Median psf on strata area across all unit sizes; sample sizes shown.
Five checks before you commit to a unit
Every stack on your shortlist goes through the same five checks, in this order, before it reaches your report.
- 01
Stack and sun
Which stacks get the morning sun and which take the late-afternoon heat, from a sun-path study of each facing.
- 02
Floor and view
What you actually see from a low, middle and high floor, from drone-height view studies instead of brochure renders.
- 03
What's next door
Neighbouring blocks, roads, the school and any nearby land that can still be built on.
- 04
Resale competition
How many identical units share your size and stack, and who your likely buyer is when you sell.
- 05
Your red line
Your base case and the price above which the numbers stop working. Agreed before the showflat.
Your Thomson Reserve unit report
Built around the unit type you choose, and sent to your WhatsApp.
- A ranked stack and floor shortlist for your unit type
- Sun-path notes for each shortlisted facing (illustrative)
- A view study at three heights, with what's in front today
- A count of identical units competing with yours at resale
- Price scenarios with your base case and red line, once the price list is out
- The questions worth asking at the showflat
- Cost
- Free
- Delivered
- On WhatsApp
- Prices
- Added when the developer releases the price list
- Obligation
- None. Tell me to stop at any time.
- 1Pick your unit type in the form
- 2Get your stack shortlist on WhatsApp
- 3Prices and your red line go in at release
Which buyer are you?
You want a two-bedder that won't be the hardest one to resell.
The report shows how many units share your size and stack, and which stacks stand apart.
You're lining up an HDB sale with a new-launch purchase.
We set your base case and red line from your own budget before the showflat.
You're selling one condo to buy another nearby.
Your shortlist sits next to the Upper Thomson resale record, so you compare like with like.
You're weighing 716 two-bedders as future competition.
The report counts the identical units around yours and flags the stacks with the fewest look-alikes.
I'd rather you walk away from a unit than buy the wrong stack.
Most of my work happens before the showflat: the sun, the views, the units around yours and the price at which the numbers stop working for you.
I won't put a stack ranking on this page, because it depends on your budget, your unit type and what you need the home to do. Message me on WhatsApp and I'll walk you through the stacks that fit.
Chelsey Soh · PropNex Realty Pte Ltd · CEA reg. no. [Agent CEA no.]
What clients say
“Once clear on our criteria, she executed quickly with a structured approach that helped us make confident decisions. Chelsey also provided clear investment comparisons and was always able to support her recommendations with market data.”
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Send me the Thomson Reserve unit report
Pick your unit type and I'll start with the stacks and floors worth a closer look. No hard sell. If the numbers don't work for you, I'll say so.
- Developer
- UOL, Singapore Land Group and CapitaLand Development
- Homes
- 1,268 in six blocks of 21 and 30 storeys
- Tenure
- 99-year leasehold
- Nearest MRT
- Upper Thomson (TEL)
- Launch
- Expected 4Q2026
Thomson Reserve at a glance