Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
3-bedroom	59	51%	1,485–2,896 sqft	S$4,575/mo*	~1.3%· low sample (3 sales)	28

57 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Price Action

En-bloc likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

THOMSON GROVE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Based on 4 comparable past collective-sale deals (GOODLUCK GARDEN 2018, GOODLUCK VIEW 2007, KISMIS VIEW 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Khatib, Marymount, Bishan

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THOMSON GROVE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of THOMSON GROVE · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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Rental Demand

Exit Risk

haio unit-level records

If you bought at THOMSON GROVE today at ~$1,444 psf (the recent resale median — last 12 months, 6 sales)…

78.9%

of current owners entered below $1,444 psf — they could sell below your entry and still profit.

n=90 traced current owners, 98.9% unit-exact · drag the entry-price slider below to test another price

Where current owners entered (psf)

today ~$1,444

$394 p5median $653p95 $1,660

Your entry price$1,440 psf

Drag to test any entry price — the share above updates live.

75.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “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

Transaction History

Beds

Period

Size–sqft

Showing 10 of 126 total recorded transactions.


May 2026	3BR	$4,138,000	2,895	$1,429
Feb 2026	3BR	$4,180,000	2,895	$1,444
Feb 2026	3BR	$4,180,000	2,895	$1,444
Dec 2025	3BR	$2,683,000	1,485	$1,807
Nov 2025	3BR	$2,080,000	1,485	$1,401
Aug 2025	3BR	$2,600,000	1,485	$1,751
Jun 2025	3BR	$2,600,000	1,485	$1,751
Apr 2025	3BR	$2,470,000	1,485	$1,663
Apr 2025	3BR	$2,460,000	1,485	$1,657
Feb 2025	3BR	$2,358,888	1,485	$1,588

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

15 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Lentor Modern	133 m	Jun 2026	Subsale	3BR	$2,790,000	1,108	$2,518
Lentor Modern	133 m	Jun 2026	Subsale	2BR	$1,635,000	678	$2,412
Lentor Modern	133 m	Jun 2026	Subsale	1BR	$1,178,888	527	$2,237
Hillock Green	225 m	Jun 2026	New Sale	3BR	$3,027,000	1,442	$2,099
Hillock Green	225 m	Jun 2026	New Sale	2BR	$1,800,000	882	$2,041
Hillock Green	225 m	Jun 2026	New Sale	2BR	$2,010,000	958	$2,098
The Calrose	206 m	May 2026	Resale	4BR	$2,880,000	1,442	$1,997
The Calrose	206 m	May 2026	Resale	3BR	$2,760,000	1,410	$1,957
The Calrose	206 m	May 2026	Resale	4BR	$3,082,000	1,442	$2,137
Lentor Central Residences	194 m	Nov 2025	New Sale	4BR	$2,678,500	1,399	$1,915
Lentor Hills Residences	228 m	Oct 2025	Subsale	3BR	$2,180,000	958	$2,276
Lentor Hills Residences	228 m	Aug 2025	New Sale	1BR	$1,280,000	581	$2,203
Lentor Central Residences	194 m	Jul 2025	New Sale	4BR	$3,176,000	1,399	$2,270
Lentor Central Residences	194 m	Jul 2025	New Sale	4BR	$3,086,000	1,399	$2,206
Lentor Hills Residences	228 m	Apr 2025	New Sale	4BR	$2,733,000	1,302	$2,099

Details

Unit mix & rental yield by bedroom

Price Action

En-bloc likelihood

Buyer Demand vs Competing Supply

Rental Demand

Exit Risk

Transaction History

Nearby Transactions