MLMarcus Lim★★★★★
“Zhi Wei explains property concepts clearly and makes the numbers easier to understand.”
Is this you?
What clients keep asking me
about Thomson Reserve
- “Is S$2,608 psf what I'll actually pay, or just the price of the smallest unit on a low floor?”
- “How much more will the Luxury Collection cost for the same layout?”
- “With resale next door at about S$2,150 psf, is the new launch really the better buy?”
- “If my queue number is bad, which units are still worth taking, and which aren't?”
- “Everyone is queuing for this one. Am I paying for the crowd?”
- “If I don't get a unit, what else around here is ready to buy?”
Why everyone is talking about it
On paper, Thomson Reserve
ticks almost every box
It's the first new development of over 1,000 homes in the Bishan planning area in about eight years, and its preview weekend drew 11,800 visitors, the highest turnout of 2026 so far.
Location around here
So why am I still not impressed? Nobody knows the price gap yet.
It's not a bad project. But buying property isn't about loving a show flat.
The guide price only tells you where the cheapest Classic unit starts. What you'll pay for the unit you want, and how that compares with the resale next door, decides whether it's a good buy.
The numbers so far
Four figures every Thomson Reserve buyer should know before 31 October
S$2,608
psf, starting guide price
2-bed, 592 sq ft, S$1.544M
2-bed, 592 sq ft, S$1.544M
~S$2,150
psf, typical resale of
older condos next door
older condos next door
S$1,178
psf ppr, Thomson Reserve's
land cost (2024 en bloc)
land cost (2024 en bloc)
716
of 1,268 homes are
two-bedders (56%)
two-bedders (56%)
The gap between S$2,608 and roughly S$2,150 is about S$310K on a 678 sq ft two-bedder. Whether that premium is worth paying depends on the stack, the collection and who buys from you after 2030. That is what the seminar works through.
Classic vs Luxury
Same development, same layouts. How much more for the Luxury Collection?
The two 30-storey Luxury towers come with Miele appliances, marble living and dining floors, and the private-lift homes. But many of the same layouts appear in both collections, including the 678 sq ft two-bedroom premium.
Classic Collection
Blocks 1, 3, 9 and 11 · 21 storeys
- Homes
- 740
- Layouts
- 2 to 4 bed
- Kitchen
- Smeg
- 678 sq ft 2-bed premium
- 240
Luxury Collection
Blocks 5 and 7 · 30 storeys
- Homes
- 528
- Layouts
- 2 to 5 bed
- Kitchen
- Miele
- 678 sq ft 2-bed premium
- 176
What a 678 sq ft two-bedder could cost at each price levelIllustration, not a price list
Nearby resale levelAbout S$2,150 psf
S$1.458M
Classic, at the starting guide psfS$2,608 psf (quoted for the 592 sq ft unit)
S$1.768M
Luxury, scenario AIf it averages S$2,850 psf
S$1.932Mscenario
Luxury, scenario BIf it averages S$2,950 psf
S$2.000Mscenario
S$164K–232K
Extra for the same 678 sq ft layout in the Luxury towers, under both scenarios
S$310K
Gap between the Classic starting psf and nearby resale, on 678 sq ft
416
Homes with this exact layout, all competing for the same future buyer
678 sq ft × psf shown. S$2,608 psf is the starting guide price for the 592 sq ft two-bedder; Luxury prices aren't released, so S$2,850 and S$2,950 psf are scenarios, not forecasts. Collection split from marketing materials, to be confirmed against the price list.
Around Upper Thomson
Where does S$2,608 psf sit against the resale next door?
These are the homes a buyer will weigh your Thomson Reserve unit against, today and when you sell. The starting guide price is 14% to 45% above their recent resale medians.
Median resale psf of nearby condos vs Thomson ReserveS$ psf · common scale
Luxury scenarioS$2,850–2,950
Thomson Reserve, fromS$2,608
JadeScapeS$2,291
Sky VueS$2,199
Thomson ThreeS$2,092
The PanoramaS$2,032
Thomson ImpressionsS$2,002
Thomson GrandS$1,800
Nearby resale medianThomson Reserve starting guide psfLuxury Collection scenario (not released)
| Project | Tenure (from) | Resales | Median psf | S$2,608 is above it by |
|---|---|---|---|---|
| JadeScape | 99-year (2018) | 172 | S$2,291 | +13.8% |
| Sky Vue | 99-year (2013) | 45 | S$2,199 | +18.6% |
| Thomson Three | 99-year (2012) | 44 | S$2,092 | +24.7% |
| The Panorama | 99-year (2013) | 67 | S$2,032 | +28.3% |
| Thomson Impressions | 99-year (2015) | 39 | S$2,002 | +30.3% |
| Thomson Grand | 99-year (2010) | 36 | S$1,800 | +44.9% |
What happened to earlier mega developments
I checked nine mega developments against URA records. All nine are up. But look at where they started.
Treasure at Tampines2,203 units · S$1,280 → S$1,781 psf
+39.1%
JadeScape1,206 units · S$1,658 → S$2,296 psf
+38.5%
Parc Clematis1,468 units · S$1,580 → S$2,164 psf
+37.0%
Riverfront Residences1,472 units · S$1,311 → S$1,742 psf
+32.9%
Stirling Residences1,259 units · S$1,800 → S$2,385 psf
+32.5%
The Florence Residences1,410 units · S$1,450 → S$1,873 psf
+29.2%
Affinity at Serangoon1,052 units · S$1,575 → S$1,836 psf
+16.6%
Avenue South Residence1,074 units · S$1,957 → S$2,258 psf
+15.4%
Normanton Park1,862 units · S$1,750 → S$2,013 psf
+15.0%
Thomson Reserve1,268 units · from S$2,608 psf → ?
?
All nine launched at S$1,280 to S$1,957 psf. Thomson Reserve starts at S$2,608.
The land cost
Is there a case that S$2,608 psf is fair? Here's the other side.
Thomson Reserve's land cost the developers S$1,178 psf ppr. A plot one MRT stop away drew a top bid 37% higher in September 2026. That doesn't make Thomson Reserve cheap, but it does tell you what the next launch nearby may cost.
+20%
AMO Residence: resale median today vs its median launch psf
AMO launched in 2022 at a median of about S$2,110 psf and recent resales are around S$2,531 psf. Thomson Reserve's land rate is close to AMO's, but its starting psf is about 24% higher than AMO's launch.
ERA's Marcus Chu reads the higher Lorong Puntong bid as rising replacement costs in the Thomson-Bishan area, not necessarily 37% higher selling prices.
The rules that shape your budget
Four rules that decide what you can pay, and when you can sell
From 4 Jul 2025
Seller's stamp duty
4 years
Sell within four years and you pay 16% down to 4% of the price. Buy at launch and the clock starts at your purchase, years before T.O.P in 2030.
From 27 Apr 2023
ABSD on a second home
20%
For Singapore citizens buying a second property. If you're upgrading from an HDB or condo, the order of sell and buy matters.
From 16 Dec 2021
Debt servicing limit
55%
All monthly debt repayments must stay within 55% of income, with loans assessed at a 4% floor rate, not today's rate.
From 6 Jul 2018
Loan-to-value
75%
The maximum bank loan with no outstanding housing loan. With one existing loan it drops to 45%, and at least 25% must be paid in cash.
Your other options
At the same budget, where is the better entry point?
If your ballot number is bad, or the numbers don't work, you're not out of options. There are post-launch projects with units ready to choose from, and some are getting their keys soon.
Swipe to compare
| Thomson Reserve | Post-launch nearby | Resale nearby | |
|---|---|---|---|
| Entry price | From S$2,608 psfClassic. Luxury not yet released | About S$2,390 to S$2,690 psfe.g. Artisan 8 (D20, freehold), Chuan Park (D19) | About S$1,800 to S$2,300 psfThomson Three, Sky Vue, JadeScape and others |
| Keys | 2nd half of 2030Expected T.O.P | From late 2027Chuan Park T.O.P expected around Q4 2027 | NowLive in or rent out straight away |
| Choosing a unit | Depends on your queue numberBallot on launch day | Pick from what's leftArtisan 8 was 64.7% sold in Sep 2026; Chuan Park had 8 three-bedders left | See the actual unit and viewNegotiate on a real price |
| Watch out for | Price gap and future competition416 homes share one 678 sq ft layout | Limited choiceRemaining stacks may not suit you | Older lease and upkeepFewer years left on a 99-year lease |
What the seminar covers
Six questions I answer with the numbers, before you put a cheque down
Entry
01
What could the Luxury Collection cost over Classic?And whether the same layout in a taller tower is worth the extra.
02
Which stacks give you the most for the money?Floor, facing and block, and which ones to avoid if your queue number is late.
Exit
03
Who buys your unit after 2030, and what will they compare it with?416 homes share the 678 sq ft layout. What makes yours stand out?
04
What the nine mega developments really teachWhat separated the 39% results from the 15% ones, and which side Thomson Reserve looks like.
Judgement
05
How to set a crystal-clear walk-away priceA ceiling for your preferred stack, so you don't overpay in the heat of the ballot.
06
New launch, post-launch or resale?Where your budget gets the better entry point around Upper Thomson.
Who it's for
Made for buyers who want the numbers before the showflat
First-time private buyer
You're stretching to S$1.5M to S$1.8M and want to know the entry price is fair.
HDB upgrader
From Bishan or Ang Mo Kio, timing the sale of your flat against a 2030 T.O.P.
Private owner
Right-sizing or upgrading within District 20 and weighing a newer home against your current one.
Investor
Thinking about exit buyers, rental competition and a four-year SSD window.
New vs resale comparer
Not sure the premium over the resale next door is worth paying.
Who's behind the seminar
Hi, I'm Zhi Wei. I'd rather you get a second opinion than overpay.
Over the last few weeks my phone has been full of friends and clients asking what I think of Thomson Reserve. Even after going through it with an analyst's eye, my answer is the same: it's a good project, but the price gap needs working out before you ballot.
I'll always help my clients set a walk-away price for their preferred stack, so they don't overpay just because everyone else is queuing.
- PropNex Realty salesperson
- Featured in EdgeProp and PropertyGuru
- Builds his own tools, including a Property Investment Calculator and Deal Planner
Google reviews
What clients say about Zhi Wei
NANur Aisyah★★★★★
“Approachable and patient with questions. His explanations are easy to follow for someone new to property.”
DGDarren Goh★★★★★
“I appreciate Zhi Wei’s practical approach to comparing properties and understanding the trade-offs.”
PNPriya Nair★★★★★
“Zhi Wei communicates clearly and gives thoughtful explanations without overwhelming you with jargon.”
COCheryl Ong★★★★★
“He pays attention to the details, especially how budget, layout and location fit together.”
MFMuhammad Farhan★★★★★
“Friendly and straightforward. Zhi Wei makes it comfortable to ask questions, even the basic ones.”
VTVanessa Teo★★★★★
“I like his emphasis on understanding your budget and setting a sensible price ceiling.”
AMArjun Menon★★★★★
“Zhi Wei encourages a considered approach, with attention to both the purchase price and future resale options.”
SHSiti Hajar★★★★★
“Patient and attentive. He takes time to understand what matters to someone considering their next home.”
BKBenjamin Koh★★★★★
“His structured explanations make complicated property comparisons feel more manageable.”
Free seminar
Know your walk-away price before you ballot
- Classic vs Luxury: how big the price gap could be
- Thomson Reserve against the resale next door
- Post-launch units you can still choose from