Bright Hill Drive · District 20
Thomson Reserve
Land rate
S$1,178psf ppr
$810M collective sale of Thomson View, Jul 2025
- Homes1,268
- Tenure99-year leasehold
- Expected TOPAround 2030
- Nearest MRTUpper Thomson (TEL)
- Launch priceNot released
UOL and SingLand are behind both sites in District 20. One has already launched and resold. The other is about to launch with more than three times the homes.
The Thomson site cost about 5% more per square foot of floor area, four years later. AMO Residence buyers who got in at launch are now seeing sub-sales about 20% above the launch median. The question for Thomson Reserve is whether the same maths still works when 1,268 homes come to market together.
Land rates: EdgeProp (AMO Residence tender, May 2021) and Review Homes SG (Thomson View collective sale, updated 4 Aug 2026). AMO launch and sub-sale medians: URA caveat data (New Sale Jul to Sep 2022, n=361; sub-sales Oct 2025 to Sep 2026, n=34), retrieved 25 Sep 2026. Thomson Reserve: Datapoco project record and Review Homes SG.
1,268 homes sounds like a lot of competition at resale. So I counted how many homes actually changed hands in the past year at five completed projects of a similar size.
In a year, only 5 to 10 in every 100 homes were sold. The real competition is the handful of similar units on the market in the same month as yours.
URA caveat data, sub-sales and resales, Oct 2025 to Sep 2026, retrieved 25 Sep 2026. Unit counts from launch reports. Caveats cover most, but not all, secondary sales.
Three RCR and two OCR developments, each with more than 1,000 homes. What buyers paid at launch, and what the same projects fetch today.
| Project | Homes | Launch avg psf | Median psf, last 12 months | Change | Sold, last 12 months |
|---|---|---|---|---|---|
| JadeScapeShunfu · RCR · District 20 · launched Sep 2018 | 1,206 | $1,700 | $2,355 | +39% | 65 |
| Grand DunmanDunman Road · RCR · launched Sep 2023 · under construction | 1,008 | $2,500 | $2,478 | −1% | 74 |
| Parc EstaEunos · RCR · launched Nov 2018 | 1,399 | $1,680 | $2,298 | +37% | 103 |
| Treasure at TampinesTampines · OCR · launched Mar 2019 | 2,203 | $1,336 | $1,799 | +35% | 123 |
| Parc ClematisClementi · OCR · launched Aug 2019 | 1,468 | $1,580 | $2,243 | +42% | 140 |
At Parc Clematis, launch-day buyers paid about $1,580 psf. Buyers who bought from the developer in its final months paid a median $1,769, and their gain to today is much smaller.
At JadeScape, homes of 861 to 1,130 sq ft resold at a median $2,589 psf last year. Homes under 646 sq ft fetched $1,991.
EdgeProp counted 273 profitable sub-sales and resales at Treasure at Tampines by April 2024, with no losses. 99.co later recorded one loss there, of S$238K.
Thomson Reserve will draw strong interest. It still won't suit every buyer, and it helps to know which side you're on before the preview.
What buyers are paying for comparable homes nearby today. This is the yardstick Thomson Reserve's launch price will be measured against.
Thomson Three, on the same street, resells at $2,152 psf, while new RCR launches average $2,771 psf. At the seminar we work out the price where Thomson Reserve stops being the better buy.
Resale and sub-sale medians: URA caveat data, Oct 2025 to Sep 2026 (Thomson Three n=25, JadeScape n=65, AMO Residence n=34, RCR new sales n=2,787), retrieved 25 Sep 2026.
Thomson-East Coast Line, one stop from the Bright Hill interchange.
On the Thomson-East Coast Line today. Cross Island Line Phase 1 ends here, targeted for 2030.
At 100 Bright Hill Drive. Always check the current 1 km boundary before you rely on it.
Around 504,000 sq ft for six blocks, two at 30 storeys and four at 21.
Distances: Review Homes SG (updated 23 Sep 2026). CRL timing: LTA. Site facts: Datapoco project record. Confirm walking routes at the developer's preview.
One hour on the numbers, with time for your own questions.
How Thomson Reserve's land cost compares with the newly awarded Lorong Puntong site, what the difference may say about land values around Bright Hill today, and what edge Thomson Reserve holds against the nearby land.
What AMO Residence paid for its land, how it eventually launched, and what that comparison can, and cannot, tell us about Thomson Reserve.
What owners paid, what they later sold for, how long they held, and where the weaker results came from.
Resale transaction volume, the unit mix, how many similar units could come onto the market, and who is likely to buy your home from you.
How it compares with Thomson Three and JadeScape resale, and at what entry price buying new may make more sense versus waiting or buying resale.
Why larger layouts pulled ahead in some completed mega-developments, and what that could mean for a two-bedder versus a family-sized unit here.
How Upper Thomson is changing today, what the future Bright Hill TEL–Cross Island Line interchange could bring, and how the wider area may evolve from 2030.
Jackson reads a launch the way a developer does: start from what was paid for the land, then check the numbers against the resale record. This seminar walks you through the same framework he has used with hundreds of buyers.
Where 's read on the market has been featured.
Invited to take part in the Singapore Property Show with Mediacorp and 99.co, discussing market trends, buyer considerations and property opportunities.
Joined industry professionals to discuss property market developments and consumer trends affecting homeowners and investors.
Shared views on market movements, property selection and long-term investment at one of Singapore's largest property events.
Featured in discussions on consumer behaviour, decision-making and what shapes property purchase outcomes.
Selected for a special interview series on professional growth, market experience and client advisory approaches.
Invited by GoalsMapper to share insights on market sentiment, buyer psychology and investment decision-making.
I have gathered the land-price analysis, the resale records and the latest planning information behind Thomson Reserve. Bring the unit you're weighing up.