THE THOMSON DUPLEX is a 83-year balance leasehold development along THOMSON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 6 units and is TOP 2010.
This profile draws on 0 recorded transactions from URA REALIS 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 16 years from TOP, THE THOMSON DUPLEX is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for THE THOMSON DUPLEX 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 0 sales and 8 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE THOMSON DUPLEX dashboard.
- · CCR · D11 · 6 units
About THE THOMSON DUPLEX
THE THOMSON DUPLEX is a condominium, located at THOMSON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by TEE INTERNATIONAL LTD, comprising 6 residential units, completed in 2010.
With approximately 83 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
THE THOMSON DUPLEX has recorded 8 rental transactions with monthly rents averaging $6,949/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 8 | $6,949/mo | $6,000/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $6,100/mo |
| 2022 | 2 | $6,544/mo |
| 2023 | 1 | $7,500/mo |
| 2024 | 1 | $7,500/mo |
| 2025 | 1 | $7,500/mo |
| 2026 | 1 | $7,800/mo |
Loading chart data...
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows THE THOMSON DUPLEX (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE THOMSON DUPLEX
- Novena MRT
- Mount Pleasant MRT
- Toa Payoh MRT
- Newton MRT
- Newton MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
THE THOMSON DUPLEX is 520m from Novena MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 520m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 710m |
| Toa Payoh | NS19 | North-South Line | 1.2 km |
| Newton | NS21 | North-South Line | 1.2 km |
| Newton | DT11 | Downtown Line | 1.2 km |
| Caldecott | CC17 | Circle Line | 1.5 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 18 schools within 2 km of THE THOMSON DUPLEX, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 500m |
| New Town Primary School | Primary | 670m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.0 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Beatty Secondary School | Secondary | 1.5 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| Nexus International School | International | 1.6 km |
| School of Science and Technology | Jc | 1.6 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.6 km |
Adequate lease horizon. Around 83 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Novena is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 6 units, THE THOMSON DUPLEX 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. St. Joseph's Institution sits about 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE THOMSON DUPLEX benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 THE THOMSON DUPLEX?
What is the rental yield for THE THOMSON DUPLEX?
Is THE THOMSON DUPLEX freehold or leasehold?
How far is the nearest MRT from THE THOMSON DUPLEX?
What is the tenure of THE THOMSON DUPLEX?
How does THE THOMSON DUPLEX compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE THOMSON DUPLEX?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 8 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 THE THOMSON DUPLEX
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.