Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
Upcoming MRT
0.5 km from Bright Hill (CRL Phase 1), opening 2030 · ~6 min walk
| Total units | 347 |
|---|---|
| Blocks | 9 |
| Size range | 904–2,314 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 108 | 31% |
| 3-bedroom | 190 | 55% |
| 4-bedroom | 49 | 14% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 2 BR | ~2.8%· low sample (3 sales) | ~$1.72M | 29 |
| 3 BR | ~2.8% | ~$2.47M | 29 |
Very low because this development is young — recently completed condos see almost no collective-sale interest.
THOMSON GRAND was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 338 of 361 units at THOMSON GRAND. 83% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 50% have been held over 10 years.
83%
Free to sell now
280 of 338 tracked · past SSD
84%
Sitting on a gain
166 of 198 resales sold above cost
A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated
Showing 10 of 528 total recorded transactions.
| Sellable from | ||||||||
|---|---|---|---|---|---|---|---|---|
| May 2026 | Resale | $2,730,000 | 1,593 | $1,714 | 3BR | — | Q2 2030 | |
| May 2026 | Resale | $1,645,000 | 904 | $1,820 | 2BR | — | Q2 2030 | |
| Apr 2026 | Resale | $1,680,000 | 947 | $1,774 | 2BR | — | Q2 2030 | |
| Apr 2026 | Resale | $2,588,888 | 1,367 | $1,894 | 3BR | — | Q2 2030 | |
| Mar 2026 | Resale | $2,570,000 | 1,356 | $1,895 | 3BR | — | Q1 2030 | |
| Mar 2026 | Resale | $2,573,000 | 1,367 | $1,882 | 3BR | — | Q1 2030 | |
| Mar 2026 | Resale | $2,565,000 | 1,410 | $1,819 | 3BR | — | Q1 2030 | |
| Feb 2026 | Resale | $2,408,000 | 1,356 | $1,776 | 3BR | — | Q1 2030 | |
| Feb 2026 | Resale | $2,580,000 | 1,367 | $1,887 | 3BR | — | Q1 2030 | |
| Jan 2026 | Resale | $2,572,888 | 1,367 | $1,882 | 3BR | — | Q1 2030 |
Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).
6 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|
| The Gardens At Bishan | 151 m | 2026-06-01 | Resale | $1,590,000 | 882 | $1,803 |
| The Gardens At Bishan | 151 m | 2026-06-01 | Resale | $2,360,000 | 1,227 | $1,923 |
| The Gardens At Bishan | 151 m | 2026-06-01 | Resale | $2,300,000 | 1,227 | $1,874 |
| Bishan Park Condominium | 300 m | 2026-02-01 | Resale | $1,960,000 | 1,474 | $1,330 |
| Bishan Park Condominium | 300 m | 2026-02-01 | Resale | $1,860,000 | 1,270 | $1,465 |
| Bishan Park Condominium | 300 m | 2025-12-01 | Resale | $1,860,000 | 1,291 | $1,441 |
103 realized resale exits at THOMSON GRAND over the 5y window — 99 profitable, 4 at a loss, averaging 2.36%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 3BR | 29 | 11y 11m | 1.72% |
| 4BR | 50 | 12y 5m | 2.87% |
| 5BR+ | 24 | 11y 7m | 2.06% |
| Total | 103 | 12y 1m | 2.36% |
| Unit Type | Count | Avg PSF Buy | Avg PSF Sell | Avg Loss |
|---|---|---|---|---|
| 3BR | 1 | $1,408 | $1,389 | S$-19,269 |
| 5BR+ | 3 | $1,557 | $1,469 | S$-174,251 |
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at THOMSON GRAND today at ~$1,808 psf (the recent resale median — last 12 months, 20 sales)…
95.3%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=338 traced current owners, 98.8% unit-exact
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at THOMSON GRAND, for the date you pick.
Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$2.45M, the median of recent sale transactions at THOMSON GRAND) — drag to explore what else that budget buys across Singapore.
17 within 1 km
| 151 m | The Gardens At Bishan | LH | 2004 | $1,769 |
| 300 m | Bishan Park Condominium | LH | 1994 | $1,406 |
| 388 m | Faber Garden Condominium | FH | 1984 | $1,792 |
| 485 m | Flame Tree Park | FH | 1989 | $1,819 |
| 492 m | Amo Residence | LH | 2026 | $2,512 |
| 507 m | Adana @ Thomson | FH | 2018 | $1,968 |
| 573 m | Country Grandeur | FH | 1996 | $2,011 |
| 605 m | Thomson Impressions | LH | 2018 | $2,003 |
| 621 m | Country Esquire | FH | 1992 | $1,756 |
| 726 m | Peirce View | FH | 1996 | $1,414 |
| 731 m | Bishan Point | LH | 2005 | $1,795 |
| 834 m | Lattice One | FH | 2023 | $2,145 |
| 897 m | Thomson View Condominium | LH | — | — |
| 908 m | Thomson Three | LH | 2016 | $2,114 |
| 924 m | The Windsor | FH | 1988 | $1,622 |
| 968 m | Three 11 | FH | 2015 | $2,103 |
| 968 m | Jasmine Court | FH | 1985 | — |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
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