THOMSON V TWO is a freehold 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 74 units and is an established secondary-market project.
This profile draws on 21 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 TWO 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 21 sales and 164 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON V TWO dashboard.
- Average sale price: $871,233 across 21 transactions
- Estimated gross rental yield: 3.5%
- District 20 PSF ranking: Mid-range (top 55%)
- Freehold tenure · RCR · D20 · 74 units
About THOMSON V TWO
THOMSON V TWO is a freehold condominium, located at SIN MING ROAD in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 74 residential units.
As a freehold property, THOMSON V TWO does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON V TWO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $1,708 psf | $770,100 |
| 1 BR | 9 | $1,557 psf | $887,210 |
| 2 BR | 2 | $1,567 psf | $1,305,000 |
Sales Market Overview
THOMSON V TWO has recorded 21 sale transactions with an average transaction price of $871,233, ranging from $688,000 to $1,310,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,489 psf | $871,250 | — |
| 2022 | 4 | $1,666 psf | $760,750 | ↑ 11.9% |
| 2023 | 5 | $1,608 psf | $870,000 | ↓ 3.5% |
| 2024 | 6 | $1,712 psf | $937,815 | ↑ 6.5% |
| 2025 | 2 | $1,649 psf | $895,500 | ↓ 3.7% |
THOMSON V TWO ranks in the top 55% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, THOMSON V TWO trades 20.5% below the segment benchmark.
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Rental Market Overview
THOMSON V TWO has recorded 164 rental transactions with monthly rents averaging $2,518/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 152 | $2,482/mo | $1,650/mo | $3,500/mo |
| 2 BR | 12 | $2,971/mo | $2,400/mo | $3,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 41 | $1,998/mo |
| 2022 | 30 | $2,339/mo |
| 2023 | 31 | $2,883/mo |
| 2024 | 30 | $2,672/mo |
| 2025 | 25 | $2,802/mo |
| 2026 | 7 | $3,043/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON V TWO delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
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 TWO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON V TWO
- 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 TWO is 190m 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 | 190m |
| Marymount | CC16 | Circle Line | 650m |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.1 km |
| Bukit Brown | CC18 | Circle Line | 1.2 km |
Nearby Schools
There are 27 schools within 2 km of THOMSON V TWO, including 15 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 310m |
| Swiss Cottage Secondary School | Secondary | 380m |
| Marymount Convent School | Primary | 490m |
| Ngee Ann Primary School | Primary | 600m |
| Bishan Park Secondary School | Secondary | 620m |
| Ngee Ann Secondary School | Secondary | 660m |
| EtonHouse International School (Thomson) | International | 690m |
| Zhangde Primary School | Primary | 800m |
| Eunoia Junior College | Jc | 820m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 830m |
| St. Nicholas Girls' School | Secondary | 830m |
| Chij St. Joseph's Convent | Secondary | 970m |
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. Upper Thomson sits about 0.19km 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 74 units, THOMSON V TWO 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 0.31km 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 V TWO 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. 21 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 V TWO?
What is the rental yield for THOMSON V TWO?
Is THOMSON V TWO 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: 21 transactions analysed
- Rental data: 164 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 TWO
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 TWO against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (110m away), an upgrader gap of about $100,000
- Ang Mo Kio — 4-room average $724,816 (1.4 km away), an upgrader gap of about $150,000
- Toa Payoh — 4-room average $929,793 (1.7 km away)