Thomson Reserve Bright Hill Drive · Upper Thomson · District 20 · By UOL, CapitaLand Development & SingLand
1,268 homes • Six towers • 99-year leasehold • 2 min walk to Upper Thomson MRT (TE8)
1,268 Homes on the Former Thomson View Site
Thomson Reserve redevelops the former Thomson View Condominium at Bright Hill Drive — a collective sale that completed at $810 million. The new development brings six towers (four of 21 storeys, two of 30) and 1,268 homes to a 5.16 ha site about a two-minute walk from Upper Thomson MRT, with the restaurants of Upper Thomson Road and Thomson Plaza on the doorstep. This is the largest single launch Upper Thomson has seen in eight years.
Two Minutes to the MRT
Upper Thomson MRT (TE8) is roughly a two-minute walk from the development, with a sheltered route from the main entrance.
Thomson Plaza Across the Road
Thomson Plaza sits directly opposite, reached by overhead bridge or the station’s underground linkway, with Junction 8 a short ride away at Bishan.
Schools Within a Kilometre
Ai Tong School is within walking distance and inside the 1 km radius, with a deep bench of schools around Bishan and Ang Mo Kio beyond that.
Nature on the Doorstep
Windsor Nature Park, MacRitchie Reservoir and the Central Catchment Nature Reserve sit just to the west.
A Genuine Central Location
Within the Thomson–East Coast Line corridor, with Orchard Road and the city a short drive or a direct MRT ride south.
An Established Address
Upper Thomson Road’s landed enclaves, cafés and shophouses give the area a character that newer towns cannot replicate.
Thomson Reserve — At a Glance
Key facts on the development, the developer group and the Upper Thomson neighbourhood.
| Project Name | Thomson Reserve (on the former Thomson View Condominium site) |
|---|---|
| Address | Bright Hill Drive, Upper Thomson, Singapore |
| District / Region | District 20 · Rest of Central Region (RCR) |
| Developer | UOL Group, CapitaLand Development and Singapore Land Group |
| Property Type | Private condominium |
| Tenure | 99-year leasehold |
| Site Area | Approx. 51,567 sqm (about 555,063 sq ft / 5.16 ha) |
| Blocks & Storeys | Six towers — four at 21 storeys, two at 30 storeys |
| No. of Units | 1,268 residential units |
| Unit Types | 2- to 5-bedroom, from 592 to 1,808 sq ft |
| Nearest MRT | Upper Thomson MRT (TE8) — about a 2-minute walk |
| Other Stations | Bright Hill MRT (TE7) — roughly 600 m |
| Land Acquisition | Collective sale of Thomson View completed at $810 million (Oct 2025) |
| Preview | VIP preview 16 Oct 2026 · public preview 17 Oct 2026 |
| Official Launch | 31 October 2026 |
| Guide Price | From $2,608 psf · 2-bedroom from $1.544M |
| Expected TOP | Second half of 2030 (indicative) |
Figures are compiled from public reporting of the launch and the collective sale. Final unit mix, prices and completion dates are subject to the developer’s sale documents.
Why Upper Thomson, Why Now
Thomson Reserve is the first mega launch in Upper Thomson in eight years, and its scale is the story: 1,268 homes on a 5.16 ha site, within a two-minute walk of the Thomson–East Coast Line.
The supply argument cuts both ways and is worth understanding before you commit. A launch this size means more choice and a more competitive developer pricing decision, but it also means a large pool of future resale supply and rental competition within the same development. Upper Thomson itself has changed little in land terms — the landed enclaves around Bright Hill and the shophouse stretch of Upper Thomson Road are what hold the area’s value, and the MRT station is what connects it.
Location & Connectivity
| Destination | Approx. Distance |
|---|---|
| Upper Thomson MRT (TE8) | About 2 min walk |
| Bright Hill MRT (TE7) | About 600 m |
| Thomson Plaza | Across Upper Thomson Road |
| Ai Tong School | About 500 m · within 1 km |
| Windsor Nature Park | Short drive |
| Bishan & Junction 8 | 1 – 2 stops |
| Orchard Road | Direct ride on the TEL |
| CTE / PIE expressways | Short drive |
The Developer Group
Thomson Reserve is developed by a consortium of UOL Group, CapitaLand Development and Singapore Land Group (SingLand) — the group that bought the former Thomson View Condominium en bloc for $810 million, a deal completed in October 2025.
All three are established Singapore-listed developers with long residential track records. UOL and CapitaLand have jointly delivered large-scale projects here before, and SingLand is UOL’s majority-owned listed subsidiary. For buyers, the practical point is that the consortium has the balance sheet to carry a 1,268-unit development through its sales period.
- Collective sale of Thomson View completed at $810 million
- Consortium of UOL Group, CapitaLand Development and SingLand
- All three are established SGX-listed developers
- One of the largest residential sites sold collectively in Singapore
Schools, Amenities & Nature Nearby
Schools
- Ai Tong School About 500 m, within 1 km
- Catholic High School
- CHIJ St. Nicholas Girls’ School
- Kuo Chuan Presbyterian Primary
- Raffles Institution
Shopping & Dining
- Thomson Plaza Across Upper Thomson Road
- Junction 8, Bishan
- Novena Square & Velocity
- Upper Thomson Road cafés & eateries
- Newton Food Centre
Healthcare & Essentials
- Thomson Medical Centre
- Tan Tock Seng Hospital
- HealthCity Novena
- Bishan Community Club
Nature & Leisure
- Windsor Nature Park
- MacRitchie Reservoir Park
- Central Catchment Nature Reserve
- Bishan-Ang Mo Kio Park
- Upper Peirce Reservoir
Gallery
Click any image to view it full size.
Images are artist’s impressions issued for the project. They are indicative only — the final design, finishes and facility schedule follow the developer’s official brochure.
Site Plan & Facilities
A single consolidated 5.16 ha site — one of the largest residential land parcels to change hands through a collective sale in Singapore — laid out with six towers around a central landscape and water spine. The developer’s official site plan is reproduced below.
Official site plan from the Thomson Reserve e-brochure — the six tower footprints, the central water spine, clubhouse, courts and landscaped grounds across the 5.16 ha site.
The parcel in context — the landed enclave to the east, the nature reserve to the west, and the MRT stations and Thomson Plaza within a short walk.
Neighbourhood map — MRT stations, schools, malls and green spaces. View the site directly on Google Maps.
Facilities & Amenities
- Grand Arrival circular drop-off
- Cascade Terrace & Cascade Cove
- Swimming pools & water features
- Clubhouse & Cedar Room function room
- Main gymnasium
- Pilates Studio
- Wellness Studio
- Golf simulator room
- Landscaped gardens & trails
- Children’s play areas
- BBQ & dining pavilions
- Concierge & 24-hour security
Facility names are taken from the developer’s published renders. The complete schedule follows the official site plan and brochure.
Site Highlights
- Single consolidated site of about 5.16 ha (555,063 sq ft) next to Bright Hill
- Six towers — four at 21 storeys and two at 30 storeys
- About a two-minute walk to Upper Thomson MRT (TE8)
- Thomson Plaza directly across Upper Thomson Road
- Windsor Nature Park and MacRitchie to the west
Unit Mix & Guide Prices
Thomson Reserve covers a wide band of the market: 716 of the 1,268 homes are two-bedroom layouts, with 350 three-bedroom, 174 four-bedroom and 28 five-bedroom suites. Sizes run from 592 sq ft to 1,808 sq ft.
| Configuration | Units | Indicative Size | Guide Price From |
|---|---|---|---|
| Largest group 2-Bedroom includes premium and study layouts |
716 | 592 – 775 sqft | $1.544M · $2,608 psf |
| 3-Bedroom includes premium and study layouts | 350 | 947 – 1,152 sqft | $2.503M · ~$2,643 psf |
| 4-Bedroom includes premium and study layouts | 174 | 1,238 – 1,485 sqft | $3.388M · ~$2,737 psf |
| 5-Bedroom Suite | 28 | 1,808 sqft | On request |
| Total | 1,268 | — | From $2,608 psf |
Official Floor Plans
The developer’s official floor plans for every unit type are available with the e-brochure. Register with us and the full plan set — with dimensions, bay windows, AC ledges, household shelter and yard positions — will be sent to you, together with the current price list and stack availability.
Meanwhile, the checklist opposite is what to look for once the plans are in your hands.
What to Look For in a Floor Plan
- Enclosed vs open kitchen — an enclosed kitchen handles heavy cooking and fumes far better
- Living & dining width — look for at least 3.2 – 3.6 m of clear width for flexible furniture layouts
- Bedroom count vs bedroom size — a genuinely usable third bedroom beats a token fourth
- Yard & household shelter — the shelter counts towards strata area but cannot be used as living space
- Bay windows and planter boxes — they add to the price but not to usable living area
- Stack orientation — avoid direct west sun, and check what each facing wall actually looks at
- Your floor within the tower — the two 30-storey towers sit higher than the four 21-storey blocks, so views and prices differ by stack
- Noise exposure — stacks facing Upper Thomson Road or the MRT alignment will hear more of both
Show unit photography issued for the launch. Finish packages, fittings and layouts shown may differ from the final specification.
Guide Prices at Launch
Thomson Reserve launched on 31 October 2026 with guide pricing from $2,608 psf — a 2-bedroom unit from $1.544 million, a 3-bedroom from $2.503 million and a 4-bedroom from $3.388 million. The table below applies a $2,608 – $2,750 psf band to each unit size so you can see the spread; adjust the assumption in the estimator to test your own scenario.
| Unit Type | Indicative Size | Est. Price @ $2,608 psf | Est. Price @ $2,750 psf | Est. Monthly Instalment* |
|---|---|---|---|---|
| 2-Bedroom | 592 – 680 sqft | - | - | - |
| 2-Bedroom Premium / Study | 700 – 775 sqft | - | - | - |
| 3-Bedroom | 947 – 1,152 sqft | - | - | - |
| 4-Bedroom | 1,238 – 1,485 sqft | - | - | - |
| 5-Bedroom Suite | 1,808 sqft | - | - | - |
*Instalment assumes 75% bank financing over 25 years at 2.50% p.a., based on the higher estimated price in the band. Figures are estimates for planning only and are not an offer or quotation.
Price Estimator
Adjust the assumed psf to test your own price scenario, and see the estimated instalment and stamp duty.
Where These Numbers Come From
These are the developer’s published launch guide figures, not our estimates.
| Reference point | Reading |
|---|---|
| 2-bedroom from | $1.544M · $2,608 psf |
| 3-bedroom from | $2.503M · ~$2,643 psf |
| 4-bedroom from | $3.388M · ~$2,737 psf |
| Preview dates | VIP 16 Oct · public 17 Oct 2026 |
| Official launch | 31 October 2026 |
Guide prices are starting prices for the cheapest unit of each type, not averages or price lists. Actual prices vary by stack, floor and facing, and the developer reviews price stages as sales progress. Always ask for the current price list before you commit.
Loan, Stamp Duty & Payment Planning
A private condominium is financed with bank loans up to 75% of the purchase price, with a minimum 5% in cash. There is no income ceiling and no Mortgage Servicing Ratio, but the Total Debt Servicing Ratio caps total monthly debt at 55% of gross income, and ABSD applies for second and subsequent properties.
Mortgage & TDSR Calculator
Estimate your monthly instalment and the gross household income required to satisfy TDSR.
Stamp Duty Calculator (BSD + ABSD)
Stamp duties are payable within 14 days of exercising the Option to Purchase / S&P.
ABSD (residential): SC 0% / 20% / 30% · PR 5% / 30% / 35% · Foreigner 60%.
Married couples may apply for ABSD remission on a replacement home subject to conditions — speak to us for a case-by-case review.
Progressive Payment Schedule (Normal Scheme)
Under the Normal Progressive Payment Scheme, instalments are released as construction reaches each milestone — so cash flow is spread across the build period instead of paid upfront. Enter a purchase price to see the amounts.
| # | Milestone | % of Price | Typical Timing | Amount Payable |
|---|---|---|---|---|
| 1 | Booking / Option to Purchase | 5% | Day 0 | - |
| 2 | Signing of S&P Agreement | 15% | Week 2 – 8 | - |
| 3 | Completion of foundation works | 10% | ~6 months | - |
| 4 | Reinforced concrete framework | 10% | ~12 months | - |
| 5 | Brick walls & partitions | 5% | ~15 months | - |
| 6 | Ceiling, roofing & wiring | 5% | ~18 months | - |
| 7 | Door/window frames, plastering & car park | 5% | ~24 months | - |
| 8 | Roads, drains & car park completion | 5% | ~30 months | - |
| 9 | TOP / Notice of Vacant Possession | 25% | ~36 – 42 months | - |
| 10 | Certificate of Statutory Completion (CSC) | 15% | ~48 – 54 months | - |
Percentages follow the standard progressive payment framework for uncompleted private residential properties. Exact milestone naming, timing and the option period will follow the developer’s S&P — confirm them with your solicitor before exercising.
The Purchase Journey for a New Launch
Option to Purchase
Booking day. Pay the 5% booking fee (cash) to secure your unit.
Receive S&P
The Sales & Purchase Agreement is issued within 2 weeks of booking.
Exercise S&P
Within 3 weeks of receiving it. Your lawyer lodges the caveat.
Stamp Duty
BSD and any ABSD payable within 14 days after exercising.
Completion
At 9 weeks from booking, the balance of the 20% downpayment is paid.
Buying Notes for Private Condominiums
- No income ceiling and no MSR for private residential property — only the 55% TDSR applies
- Bank loans only; HDB loans and CPF Housing Grants are not available for private property
- Housing loan limit is 75% LTV for a first loan over a tenure of 30 years or less
- CPF Ordinary Account savings may be used for the downpayment and instalments, subject to the Valuation Limit
- ABSD applies from the second residential property: 20% for citizens, 30% for PRs, 60% for foreigners
- Foreigners can buy a private condominium unit (unlike an EC or a landed property)
- Sellers’ Stamp Duty applies if the unit is sold within 3 years (4 / 8 / 12% by holding period)
Use Our Full Calculators
Prefer a more detailed breakdown? The figures here are a quick estimate — these dedicated tools go deeper, including CPF usage, sale proceeds and progressive payment scenarios.
Thomson Reserve — Frequently Asked Questions
Direct answers to what buyers ask most about this project, based on the details published so far.
How much does Thomson Reserve cost?
Guide pricing at the 31 October 2026 launch starts from $2,608 psf. Published starting prices are $1.544 million for a 2-bedroom, $2.503 million for a 3-bedroom and $3.388 million for a 4-bedroom. A 5-bedroom suite of 1,808 sq ft is priced on request. These are starting prices for the cheapest unit of each type — use the price estimator to test a psf assumption, and ask us for the current price list by stack.
Where is Thomson Reserve located?
On Bright Hill Drive in Upper Thomson, District 20 — the former Thomson View Condominium site. Upper Thomson MRT (TE8) is about a two-minute walk away with a sheltered route from the main entrance, and Bright Hill MRT (TE7) is roughly 600 m. Thomson Plaza is directly across Upper Thomson Road. See the site plan and location section.
Who is the developer of Thomson Reserve?
A consortium of UOL Group, CapitaLand Development and Singapore Land Group (SingLand), which acquired the former Thomson View Condominium in a collective sale worth $810 million, completed in October 2025. All three are established SGX-listed developers.
Is Thomson Reserve an Executive Condominium?
No — it is a private condominium. It redevelops a private condominium through a collective sale, so there is no HDB involvement: no EC income ceiling, no Minimum Occupation Period and no CPF Housing Grant. Foreigners can buy a unit here, which is not the case for an EC. If you are weighing an EC instead, see the Clovelle EC page or the EC guide.
When is Thomson Reserve completed?
Completion is expected in the second half of 2030, with some project material pointing to 1Q 2031. Treat the date as indicative until the S&P is issued — the contractual TOP and completion windows are what govern the progressive payment schedule.
How many units does Thomson Reserve have, and what is the unit mix?
There are 1,268 homes in six towers — four of 21 storeys and two of 30 storeys. The mix is 716 two-bedroom units (592–775 sq ft), 350 three-bedroom (947–1,152 sq ft), 174 four-bedroom (1,238–1,485 sq ft) and 28 five-bedroom suites (1,808 sq ft). See the unit mix and floor plan section.
Do I need to worry about the income ceiling or MSR?
No. The $16,000 household income ceiling and the 30% Mortgage Servicing Ratio apply to Executive Condominiums and HDB flats, not to private condominiums. What applies here is the Total Debt Servicing Ratio of 55% — all of your monthly debt obligations, including this loan, cannot exceed 55% of gross monthly income. Run your numbers with the TDSR calculator.
With 1,268 units, is resale supply a risk?
It is the main structural question for a project this size, and worth thinking through honestly. Large developments give you more choice at launch and better facilities, but when many owners sell or rent at the same time, you are competing with your neighbours. Upper Thomson’s location and the MRT station support both resale and rental demand, and the 5-year Seller’s Stamp Duty window means most owners will hold. Ask us for a rental and resale comparison against comparable Thomson and Bishan projects before you commit.
Guides, Calculators & Project Listings
Free tools and guides from HappyHome99 to help you plan the purchase properly.
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Sources consulted: EdgeProp — Thomson Reserve launch report and unit mix, guide price from $2,608 psf · EdgeProp — UOL readies the Thomson Reserve launch for 4Q 2026 · The Business Times — UOL, SingLand and CapitaLand complete the $810 million Thomson View en bloc deal · The Straits Times — Thomson View launches Singapore’s biggest residential en bloc sale of 2021 · EdgeProp — former Thomson View Condominium site record