Thomson Grand occupies a quietly privileged position in District 20 — a 20-storey, 339-unit development by Luxury Green Development sitting along Sin Ming Walk, tucked beside the Singapore Island Country Club (SICC) and flanked by the lush greenery of Upper Thomson Road. Completed in 2015 on a 99-year leasehold tenure from 2010, the project was designed to offer a luxury private-residence experience in one of Singapore’s most established residential corridors. With the Thomson-East Coast Line (TEL) now operational and the Sin Ming station (TE7) a short walk away, Thomson Grand has quietly graduated from “pleasant but slightly inconvenient” to one of the better-connected mid-range luxury addresses north of the Central Region. Resale prices as of mid-2025 range from S$1,659 to S$1,909 psf, with the average hovering around S$1,809 psf — compelling for a maturing 99-year leasehold in a district that continues to attract young families and dual-income professionals priced out of the Core Central Region.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 20 — encompassing Ang Mo Kio, Bishan, Thomson, and Sin Ming — has long been regarded as Singapore’s “heartland premium” belt: HDB estates with strong upgrader demand, reputable schools, and accessible greenery, yet still within 20 minutes of the CBD by rail. Thomson Grand sits at the northern edge of this corridor, bordered by the Upper Thomson conservation bungalows to the north, Marymount MRT (Circle Line) to the southeast, and the sprawling SICC golf course to the west. The arrival of TEL Stage 3 in 2022 transformed the micro-location: Sin Ming station is roughly a 6–8-minute walk, offering direct interchange-free connectivity to Orchard (3 stops), Gardens by the Bay, and Marina Bay. Marymount MRT (CCL) provides a second rail access point and a cross-island shortcut via Dhoby Ghaut. By road, the PIE and CTE are accessible within minutes, making Thomson Grand viable for drivers commuting to one-north, Jurong, or the east coast.
The project launched during a more buoyant pre-TDSR market era, and its 339 residential units — a mix of 2-, 3-, and 4-bedroom configurations ranging from roughly 786 sq ft to 2,400 sq ft — plus 22 strata terrace houses with basement car parks, private gardens, and rooftop jacuzzis, were positioned firmly at the luxury family segment. Completed in 2015, the development is now entering its eleventh year — a lease tenure point where diligent buyers typically model the lease decay curve before committing. That said, 99-year leasehold units in District 20 have historically held psf values better than equivalent-age leasehold condos in Districts 19 or 22, owing to the district’s enduring demand from Bishan-Ang Mo Kio HDB upgraders and proximity to elite primary schools within 1 km. Use our Lease Decay Calculator to model how remaining lease affects Thomson Grand’s value trajectory over your intended holding horizon.
We track 125 sales and 360 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON GRAND dashboard.
- Average sale price: $2,289,177 across 125 transactions
- Estimated gross rental yield: 2.5%
- District 20 PSF ranking: Mid-range (top 62%)
- 99 yrs lease commencing from 2010 · RCR · D20 · 339 units
About THOMSON GRAND
THOMSON GRAND is a 99 yrs lease commencing from 2010 condominium, located at SIN MING WALK in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 339 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON GRAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,578 psf | $1,480,438 |
| 3 BR | 22 | $1,659 psf | $1,729,663 |
| 4 BR | 70 | $1,632 psf | $2,383,738 |
| 5+ BR | 15 | $810 psf | $3,639,000 |
Sales Market Overview
THOMSON GRAND has recorded 125 sale transactions with an average transaction price of $2,289,177, ranging from $1,250,000 to $4,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 25 | $1,413 psf | $1,878,120 | — |
| 2022 | 31 | $1,486 psf | $2,218,409 | ↑ 5.2% |
| 2023 | 22 | $1,485 psf | $2,313,227 | ↓ 0.1% |
| 2024 | 15 | $1,666 psf | $2,416,038 | ↑ 12.2% |
| 2025 | 23 | $1,600 psf | $2,607,565 | ↓ 4.0% |
| 2026 | 9 | $1,712 psf | $2,590,876 | ↑ 7.0% |
THOMSON GRAND ranks in the top 62% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, THOMSON GRAND trades 25.3% below the segment benchmark.
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Rental Market Overview
THOMSON GRAND has recorded 360 rental transactions with monthly rents averaging $4,832/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 36 | $8,505/mo | $5,800/mo | $11,500/mo |
| 2 BR | 145 | $3,666/mo | $2,250/mo | $4,600/mo |
| 3 BR | 149 | $4,866/mo | $3,100/mo | $7,500/mo |
| 4 BR | 30 | $5,893/mo | $4,200/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 77 | $3,641/mo |
| 2022 | 78 | $4,596/mo |
| 2023 | 72 | $5,438/mo |
| 2024 | 68 | $5,251/mo |
| 2025 | 51 | $5,332/mo |
| 2026 | 14 | $5,733/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON GRAND delivers an estimated gross rental yield of 2.5%. 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 THOMSON GRAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON GRAND
- Bright Hill MRT
- Mayflower MRT
- Upper Thomson MRT
- Peirce Secondary School
- Jing Shan Primary School
- Mayflower Primary School
Nearby MRT Stations
THOMSON GRAND is 500m from Bright Hill MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bright Hill | TE7 | Thomson-East Coast Line | 500m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.2 km |
| Upper Thomson | TE8 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of THOMSON GRAND, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 930m |
| Jing Shan Primary School | Primary | 970m |
| Mayflower Primary School | Primary | 1.3 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.4 km |
| EtonHouse International School (Thomson) | International | 1.7 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.8 km |
| Swiss Cottage Secondary School | Secondary | 1.9 km |
| Yio Chu Kang Primary School | Primary | 1.9 km |
| Yio Chu Kang Secondary School | Secondary | 1.9 km |
| Anderson Primary School | Primary | 1.9 km |
| Marymount Convent School | Primary | 2.0 km |
Thomson Grand’s most durable advantage is its dual-MRT accessibility. The Sin Ming TEL station (TE7) connects residents northward to Bright Hill, and southward via direct alignment to Stevens, Orchard, and the rest of the TEL spine — a transit upgrade that was still years away when the project launched. The complementary Circle Line access at Marymount widens the rail reach further, creating a rare two-line advantage that few comparable leasehold condos in the district can claim. For tenants — typically mid-management expats or dual-income Singaporean professionals — this two-line convenience commands a rental premium over single-access peers such as Thomson Impressions or older Thomson Three units.
The facilities offering remains genuinely premium by 2015-vintage standards. Residents enjoy a main pool, lap pool, spa pool, wading pool, waterslide, floating island, putting green, golf simulator, gym, massage and spa room, club lounge, and multi-purpose hall — a resort-calibre amenity stack that competes favourably even against newer launches in the submarket. Selected units include private gardens of up to 570 sq ft and jacuzzis, differentiating Thomson Grand from standard leasehold condos at similar psf levels. The 22 strata terrace houses, designed with three storeys plus a basement car park, function almost as a gated landed enclave within the condo — a unique product that attracts a distinct buyer pool seeking landed-like living with condo security.
The neighbourhood fabric is equally compelling. Thomson Plaza, a low-rise mall with a strong food and lifestyle tenant mix, is a short drive or bus ride away. Bishan-Ang Mo Kio Park — one of Singapore’s largest urban parks — is accessible within 10 minutes by bus. For families, the proximity to Ai Tong School and Catholic High School (both within the D20 schooling belt) is a recurring factor cited by parent-buyers in transaction commentary. Rental demand from the SICC adjacent expatriate community provides a thin but consistent yield floor.
On valuation, the S$1,659–S$1,909 psf resale band situates Thomson Grand meaningfully below new launches in the TEL corridor such as TMW Maxwell (D2) or The Arden, while offering an already-completed, immediately-occupiable product. Buyers who compare across the District 20 market will note that Thomson Grand’s absolute quantum — starting around S$1.67 million for a 2-bedroom — makes it accessible to a wider buyer profile than its luxury branding might suggest. You can model the total acquisition cost using our Stamp Duty Calculator and the long-run return using our ROI Calculator.
The most significant structural risk at Thomson Grand is lease tenure. With a 99-year leasehold starting 2010, buyers in 2026 are acquiring approximately 84 remaining years — still comfortably above the 60-year threshold at which CPF usage and bank financing begin to tighten, but on a trajectory that will cross those thresholds within one-to-two ownership cycles. For buyers planning a 15–20 year hold, exit liquidity could compress as future buyers face progressively tighter CPF rules. Modellerss should cross-reference the Lease Decay Calculator before committing.
Unit sizing also warrants scrutiny. Thomson Grand’s 2-bedroom units at ~786 sq ft are workable but not generous by modern standards. As newer launches in the Thomson corridor (Thomson Reserve, upcoming TEL-corridor projects) offer more efficient layouts at comparable or modestly higher psf, the competitiveness of Thomson Grand’s smaller-format units for owner-occupation may erode over time. The 4-bedroom and terrace-house configurations, while spacious, carry higher absolute quantum exposures (S$3 million and above) that limit the buyer pool depth in a correction scenario.
The project’s 2015 completion means maintenance fund reserves and common-area capital expenditure requirements will intensify in the near-to-medium term. Buyers should scrutinise the MCST fund balance and any outstanding sinking-fund items before transacting — a full pool facility overhaul or lift replacement cycle can trigger special levies that compress effective net yield. Finally, as a non-freehold development in a district where some comparable condos carry freehold status, Thomson Grand will always price at a discount to freehold peers such as Thomson View Condominium — a structural drag that buyers must incorporate into holding-period return assumptions.
- ✅ HDB Upgrader (District 20 resident): Familiar neighbourhood, strong school catchment, two MRT lines, and achievable quantum (~S$1.67M entry) align well with the typical D20 upgrader profile. Lease tenor still comfortably above CPF financing thresholds.
- ✅ Expat tenant-targeting investor: SICC adjacency, premium facilities, and dual-rail access support stable rental demand from mid-to-senior expat tenants. Smaller 2BR units optimise gross yield relative to absolute outlay. Model expectations with the Cash Flow Calculator.
- ✅ Long-hold family owner-occupier: Resort facilities, private garden units, proximity to top primary schools, and a quieter landed-adjacent environment make Thomson Grand a genuinely liveable choice for families with a 10+ year horizon.
- ⚠️ Lease-tenure-sensitive buyer: At ~84 remaining years, Thomson Grand remains financeable and CPF-eligible today, but buyers planning a second resale cycle in 15–20 years will face a tighter exit pool. Model carefully with the Lease Decay Calculator before committing.
- ❌ Short-hold flipper (2–5 years): Buyer’s Stamp Duty recovery and transaction costs require meaningful capital appreciation. At the current psf ceiling (~S$1,909 psf), near-term upside is limited unless the TEL corridor reprices substantially. ABSD exposure further erodes short-hold IRR.
Thomson Grand is a well-located, genuinely premium mid-market condo that has aged with dignity. The TEL’s arrival transformed its connectivity story; the SICC and Upper Thomson Road greenery ensure its lifestyle credentials remain intact; and a psf band in the S$1,659–S$1,909 range keeps it accessible to the HDB upgrader and dual-income professional who might balk at CCR quantum levels. For long-hold owner-occupiers and steady-yield rental investors, Thomson Grand offers a coherent value proposition — provided buyers go in with clear eyes on the lease trajectory and maintenance cycle risks that come with any 10-year-old leasehold project. It is not a speculation play, and it is not a freehold alternative — but for the right buyer, it is a quietly excellent address in one of Singapore’s most enduringly desirable residential belts. Compare it against peers using our Property Comparison Tool and stress-test total acquisition costs with the Total Cost Calculator.
FAQ
What is the average price for THOMSON GRAND?
What is the rental yield for THOMSON GRAND?
Is THOMSON GRAND 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: 125 transactions analysed
- Rental data: 360 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 GRAND
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 THOMSON GRAND against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (440m away), an upgrader gap of about $1,550,000
- Bishan — 4-room average $791,445 (470m away), an upgrader gap of about $1,500,000