THOMSON V ONE is a 99 yrs lease commencing from 2001 development along SIN MING ROAD in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises 21 units and is an established secondary-market project.
This profile draws on 10 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 20 (Ang Mo Kio / Bishan), the immediate context for THOMSON V ONE 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 10 sales and 30 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON V ONE dashboard.
- Average sale price: $811,100 across 10 transactions
- Estimated gross rental yield: 4.2%
- District 20 PSF ranking: Mid-range (top 69%)
- 99 yrs lease commencing from 2001 · RCR · D20 · 21 units
About THOMSON V ONE
THOMSON V ONE is a 99 yrs lease commencing from 2001 condominium, located at SIN MING ROAD in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 21 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON V ONE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,494 psf | $648,833 |
| 1 BR | 2 | $1,481 psf | $891,500 |
| 2 BR | 1 | $1,188 psf | $1,100,000 |
| 3 BR | 1 | $1,148 psf | $1,335,000 |
Sales Market Overview
THOMSON V ONE has recorded 10 sale transactions with an average transaction price of $811,100, ranging from $600,000 to $1,335,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,394 psf | $600,000 | — |
| 2022 | 5 | $1,355 psf | $967,600 | ↓ 2.8% |
| 2023 | 3 | $1,524 psf | $667,667 | ↑ 12.5% |
| 2025 | 1 | $1,518 psf | $670,000 | ↓ 0.4% |
THOMSON V ONE ranks in the top 69% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, THOMSON V ONE trades 30.4% below the segment benchmark.
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Rental Market Overview
THOMSON V ONE has recorded 30 rental transactions with monthly rents averaging $2,860/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 17 | $2,532/mo | $1,800/mo | $3,400/mo |
| 2 BR | 13 | $3,288/mo | $2,300/mo | $4,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,133/mo |
| 2022 | 11 | $2,855/mo |
| 2023 | 4 | $3,038/mo |
| 2024 | 3 | $3,600/mo |
| 2025 | 6 | $3,108/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON V ONE delivers an estimated gross rental yield of 4.2%. This places it among the higher-yielding condos in Singapore.
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 V ONE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON V ONE
- Upper Thomson MRT
- Marymount MRT
- Bright Hill MRT
- Bukit Brown MRT
- CHIJ Our Lady of Good Counsel
- Swiss Cottage Secondary School
- Marymount Convent School
Nearby MRT Stations
THOMSON V ONE is 210m from Upper Thomson MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Thomson | TE8 | Thomson-East Coast Line | 210m |
| Marymount | CC16 | Circle Line | 620m |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.2 km |
| Bukit Brown | CC18 | Circle Line | 1.2 km |
Nearby Schools
There are 27 schools within 2 km of THOMSON V ONE, including 15 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 290m |
| Swiss Cottage Secondary School | Secondary | 360m |
| Marymount Convent School | Primary | 460m |
| Ngee Ann Primary School | Primary | 580m |
| Bishan Park Secondary School | Secondary | 600m |
| Ngee Ann Secondary School | Secondary | 640m |
| EtonHouse International School (Thomson) | International | 690m |
| Zhangde Primary School | Primary | 780m |
| Eunoia Junior College | Jc | 800m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 810m |
| St. Nicholas Girls' School | Secondary | 810m |
| Chij St. Joseph's Convent | Secondary | 950m |
Genuine walk-to-MRT access. Upper Thomson sits about 0.21km 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.
Boutique character. With 21 units, THOMSON V ONE 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. CHIJ Our Lady of Good Counsel sits about 0.29km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 10 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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: THOMSON V ONE 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. 10 transactions in URA 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 THOMSON V ONE?
What is the rental yield for THOMSON V ONE?
Is THOMSON V ONE 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: 10 transactions analysed
- Rental data: 30 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 V ONE
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 V ONE against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (130m away), an upgrader gap of about $0
- Ang Mo Kio — 4-room average $724,816 (1.5 km away), an upgrader gap of about $100,000
- Toa Payoh — 4-room average $929,793 (1.6 km away)