THOMSON 800 is a freehold development along THOMSON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 390 units and is an established secondary-market project.
This profile draws on 48 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for THOMSON 800 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 48 sales and 342 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON 800 dashboard.
- Average sale price: $2,856,749 across 48 transactions
- Estimated gross rental yield: 2.1%
- District 11 PSF ranking: Mid-range (top 54%)
- Freehold tenure · CCR · D11 · 390 units
About THOMSON 800
THOMSON 800 is a freehold condominium, located at THOMSON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 390 residential units.
As a freehold property, THOMSON 800 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON 800:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,658 psf | $2,220,000 |
| 4 BR | 43 | $1,814 psf | $2,796,650 |
| 5+ BR | 2 | $1,345 psf | $5,104,000 |
Sales Market Overview
THOMSON 800 has recorded 48 sale transactions with an average transaction price of $2,856,749, ranging from $2,000,000 to $5,380,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,579 psf | $2,360,739 | — |
| 2022 | 8 | $1,670 psf | $2,961,486 | ↑ 5.8% |
| 2023 | 5 | $1,809 psf | $2,855,600 | ↑ 8.3% |
| 2024 | 13 | $1,823 psf | $2,785,906 | ↑ 0.8% |
| 2025 | 9 | $1,962 psf | $3,320,667 | ↑ 7.7% |
| 2026 | 3 | $2,032 psf | $3,147,963 | ↑ 3.5% |
THOMSON 800 ranks in the top 54% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, THOMSON 800 trades 27.1% below the segment benchmark.
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Rental Market Overview
THOMSON 800 has recorded 342 rental transactions with monthly rents averaging $5,086/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 336 | $4,944/mo | $3,200/mo | $11,000/mo |
| 4 BR | 4 | $12,663/mo | $11,000/mo | $16,250/mo |
| 5+ BR | 2 | $13,750/mo | $12,500/mo | $15,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 67 | $4,126/mo |
| 2022 | 68 | $4,654/mo |
| 2023 | 76 | $5,648/mo |
| 2024 | 49 | $5,455/mo |
| 2025 | 65 | $5,465/mo |
| 2026 | 17 | $5,571/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON 800 delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 | $1,974 psf | 93 |
| 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 THOMSON 800 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON 800
- Caldecott MRT
- Caldecott MRT
- Marymount MRT
- Braddell MRT
- Bukit Brown MRT
- Kuo Chuan Presbyterian Primary School
- Kuo Chuan Presbyterian Secondary School
- Nexus International School
Nearby MRT Stations
THOMSON 800 is 420m from Caldecott MRT (Circle Line), with 6 stations within 1.5 km.
Nearby Schools
There are 34 schools within 2 km of THOMSON 800, including 11 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kuo Chuan Presbyterian Primary School | Primary | 300m |
| Kuo Chuan Presbyterian Secondary School | Secondary | 310m |
| Nexus International School | International | 390m |
| Raffles Institution | Secondary | 500m |
| Raffles Institution (JC) | Jc | 500m |
| Millennia Institute | Jc | 580m |
| Ngee Ann Secondary School | Secondary | 760m |
| Ngee Ann Primary School | Primary | 820m |
| Zhangde Primary School | Primary | 920m |
| Marymount Convent School | Primary | 930m |
| Bishan Park Secondary School | Secondary | 930m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 1.0 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.
Genuine walk-to-MRT access. Caldecott sits about 0.42km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 390 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Kuo Chuan Presbyterian Primary School sits about 0.30km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THOMSON 800 hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 48 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 THOMSON 800?
What is the rental yield for THOMSON 800?
Is THOMSON 800 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: 48 transactions analysed
- Rental data: 342 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 THOMSON 800
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub 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 11 reads 121.2 as of June 2026 — up 1.7% 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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HDB Alternatives Nearby
Weighing THOMSON 800 against staying public? These HDB towns sit within walking or short-drive distance:
- Toa Payoh — 4-room average $929,793 (490m away), an upgrader gap of about $1,950,000
- Bishan — 4-room average $791,445 (920m away), an upgrader gap of about $2,100,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $2,000,000