THOMSON GROVE is a freehold development along YIO CHU KANG ROAD in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises 116 units and is an established secondary-market project.
This profile draws on 20 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 26 (Mandai / Upper Thomson), the immediate context for THOMSON GROVE 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 20 sales and 102 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON GROVE dashboard.
- Average sale price: $2,492,944 across 20 transactions
- Estimated gross rental yield: 2.0%
- District 26 PSF ranking: Above average (top 48%)
- Freehold tenure · OCR · D26 · 116 units
About THOMSON GROVE
THOMSON GROVE is a freehold condominium, located at YIO CHU KANG ROAD in District 26 (Upper Thomson, Springleaf) (Outside Central Region), comprising 116 residential units.
As a freehold property, THOMSON GROVE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 18 | $1,600 psf | $2,376,049 |
| 5+ BR | 2 | $1,398 psf | $3,545,000 |
Sales Market Overview
THOMSON GROVE has recorded 20 sale transactions with an average transaction price of $2,492,944, ranging from $2,080,000 to $4,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,528 psf | $2,270,000 | — |
| 2023 | 2 | $1,521 psf | $2,260,000 | ↓ 0.4% |
| 2024 | 9 | $1,551 psf | $2,404,111 | ↑ 1.9% |
| 2025 | 7 | $1,659 psf | $2,464,555 | ↑ 7.0% |
| 2026 | 1 | $1,444 psf | $4,180,000 | ↓ 13.0% |
THOMSON GROVE ranks in the top 48% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, THOMSON GROVE trades 1.9% above the segment benchmark.
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Rental Market Overview
THOMSON GROVE has recorded 102 rental transactions with monthly rents averaging $4,173/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 101 | $4,154/mo | $2,200/mo | $8,300/mo |
| 4 BR | 1 | $6,100/mo | $6,100/mo | $6,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $2,870/mo |
| 2022 | 22 | $3,605/mo |
| 2023 | 22 | $4,927/mo |
| 2024 | 16 | $4,663/mo |
| 2025 | 16 | $4,838/mo |
| 2026 | 6 | $4,758/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON GROVE delivers an estimated gross rental yield of 2.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows THOMSON GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON GROVE
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Yio Chu Kang Primary School
Nearby MRT Stations
THOMSON GROVE is 10m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 10m |
| Yio Chu Kang | NS15 | North-South Line | 1.0 km |
| Mayflower | TE6 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of THOMSON GROVE.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 1.1 km |
| Mayflower Primary School | Primary | 1.2 km |
| Yio Chu Kang Primary School | Primary | 1.3 km |
| Yio Chu Kang Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.4 km |
| Nanyang Polytechnic | Tertiary | 1.5 km |
| Jing Shan Primary School | Primary | 1.5 km |
| Peirce Secondary School | Secondary | 1.6 km |
| Chong Boon Secondary School | Secondary | 1.7 km |
| Institute of Technical Education (College Central) | Tertiary | 1.7 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. Lentor sits about 0.01km 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.
School-belt proximity. Singapore American School sits about 1.05km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
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 GROVE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 20 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 GROVE?
What is the rental yield for THOMSON GROVE?
Is THOMSON GROVE 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: 20 transactions analysed
- Rental data: 102 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 GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,205 condo transactions recorded in District 26 over the last 12 months, 83% new sale, 13% resale, 3% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 26 could add roughly 175 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 |
|---|---|---|---|---|
| Lentor Gardens | — | ~175 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing THOMSON GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (410m away), an upgrader gap of about $1,850,000