ADANA @ THOMSON is a freehold development along OLD UPPER THOMSON ROAD in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 74 units and is TOP 2018.
This profile draws on 16 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 8 years from TOP, ADANA @ THOMSON is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for ADANA @ THOMSON is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 16 sales and 78 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ADANA @ THOMSON dashboard.
- Average sale price: $1,294,050 across 16 transactions
- Estimated gross rental yield: 3.0%
- District 20 PSF ranking: Above average (top 28%)
- Freehold tenure · OCR · D20 · 74 units
About ADANA @ THOMSON
ADANA @ THOMSON is a freehold condominium, located at OLD UPPER THOMSON ROAD in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by FORTUNE PROPERTIES PTE. LTD, comprising 74 residential units, completed in 2018.
As a freehold property, ADANA @ THOMSON does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ADANA @ THOMSON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $1,861 psf | $1,041,375 |
| 2 BR | 7 | $1,825 psf | $1,450,543 |
| 3 BR | 1 | $1,928 psf | $2,220,000 |
Sales Market Overview
ADANA @ THOMSON has recorded 16 sale transactions with an average transaction price of $1,294,050, ranging from $952,000 to $2,220,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,753 psf | $1,219,250 | — |
| 2022 | 5 | $1,857 psf | $1,161,400 | ↑ 6.0% |
| 2023 | 6 | $1,888 psf | $1,486,800 | ↑ 1.6% |
| 2026 | 1 | $1,965 psf | $1,100,000 | ↑ 4.1% |
ADANA @ THOMSON ranks in the top 28% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, ADANA @ THOMSON trades 19.3% above the segment benchmark.
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Rental Market Overview
ADANA @ THOMSON has recorded 78 rental transactions with monthly rents averaging $3,193/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 30 | $2,713/mo | $2,000/mo | $3,650/mo |
| 3 BR | 48 | $3,493/mo | $2,500/mo | $4,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $2,605/mo |
| 2022 | 13 | $2,942/mo |
| 2023 | 13 | $3,685/mo |
| 2024 | 10 | $3,245/mo |
| 2025 | 12 | $3,538/mo |
| 2026 | 10 | $3,590/mo |
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Investment Analysis
Based on average rents and sale prices, ADANA @ THOMSON delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows ADANA @ THOMSON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ADANA @ THOMSON
- Bright Hill MRT
- Mayflower MRT
- Peirce Secondary School
- Jing Shan Primary School
- Mayflower Primary School
Nearby MRT Stations
ADANA @ THOMSON is 920m from Bright Hill MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bright Hill | TE7 | Thomson-East Coast Line | 920m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 8 schools within 2 km of ADANA @ THOMSON, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 910m |
| Jing Shan Primary School | Primary | 920m |
| Mayflower Primary School | Primary | 1.1 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.4 km |
| Singapore American School | International | 1.5 km |
| Yio Chu Kang Primary School | Primary | 1.8 km |
| Yio Chu Kang Secondary School | Secondary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 74 units, ADANA @ THOMSON keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Peirce Secondary School sits about 0.91km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.92km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 16 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: ADANA @ THOMSON sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 16 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ADANA @ THOMSON?
What is the rental yield for ADANA @ THOMSON?
Is ADANA @ THOMSON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 16 transactions analysed
- Rental data: 78 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ADANA @ THOMSON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing ADANA @ THOMSON against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (420m away), an upgrader gap of about $550,000
- Bishan — 4-room average $791,445 (920m away), an upgrader gap of about $500,000