Condo19 September 2026

Thomson Reserve: A $1,178 psf ppr Collective Sale, 11% Under The 2025-2026 Government Land Median

Eight sections on Thomson Reserve: land basis, an illustrative cost model, an official-document developer roster, unit mix and plans, modelled pricing, nearby comparables and the site's exit audience. The price list remains unavailable before the October 2026 preview.

By haio Research

See every block, stack and floor in 3D

TL;DR

$1,178 psf ppr recorded land rate on the former Thomson View collective sale, 11% below the $1,330 median of the 35 priced Singapore-wide government land awards from January 2025 to 17 September 2026, indicative rather than like for like.
1,268 homes across six blocks on Bright Hill Drive, 99-year leasehold, District 20.
$1,891 psf illustrative output from haio's cost model; varying construction cost alone moves it from $1,853 to $1,932 psf, not a full uncertainty range.
CapitaLand 50%, UOL 40%, SingLand 10% is the verified ownership split; across the three groups' 43 past projects, 6,741 same-unit resale pairs were 93% profitable, at a median 3.2% a year.
Ten unit types across 1,268 homes now on the developer's mix sheet, 592 to 1,808 sq ft, with no price list before the October 2026 preview.

1. Project Details: A 1,268-Home Site On Bright Hill Drive

Item	Detail
Project	Thomson Reserve
Site	Former Thomson View Condominium, Bright Hill Drive
Address	1, 3, 5, 7, 9, 11 Bright Hill Drive
Developer, project record	Tamarind Development Pte. Ltd.
Developer, ownership	CapitaLand Development 50, UOL 40, SingLand 10. Singapore Land Group Annual Report 2025 and capitaland.com
District	D20, Bishan and Ang Mo Kio. Market segment RCR
Tenure	99-year leasehold
Homes	1,268
Site area	50,196.46 sq m, or 540,310 sq ft, SLA cadastral, lot MK18-12504K
Nearest MRT	Upper Thomson, Thomson-East Coast Line, 0.47 km
Nearest primary school	Ai Tong School, 0.51 km
Nearest secondary school	Peirce Secondary School, 1.04 km
Preview	October 2026
Expected TOP	Not confirmed

Source: haio project and land records, SLA cadastral survey · 17 Sep 2026.

The site sits on Bright Hill Drive opposite Thomson Plaza. Thomson Nature Park, Windsor Nature Park, Lower Peirce and MacRitchie are nearby, but none forms a documented site boundary. Across six blocks, many homes will face inward or toward roads.

haio's record puts Upper Thomson MRT at 0.47 km. haio's routed walk from the former condominium's address point is about four minutes, and launch materials describe two sheltered minutes to Exit 2, which the developer's site plan puts on the Bright Hill Drive edge. In haio's matched records, proximity is priced in at purchase, not repaid as a premium.

Ai Tong School is 0.51 km away. MOE balloted its 2025 Phase 2C at 81 applicants for 43 places, reaching citizens within 1 km, so the ring buys a ballot entry, not a place. Peirce Secondary School is 1.04 km out.

Source: haio project and transaction records, straight-line, primary schools only. Registration figures: Ministry of Education, Singapore, 2025 P1 Registration Exercise · 17 Sep 2026.