THOMSON VALE is a 99-year leasehold development along THOMSON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 10 units and is an established secondary-market project.
This profile draws on 0 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 VALE 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 0 sales and 20 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON VALE dashboard.
- · CCR · D11 · 10 units
About THOMSON VALE
THOMSON VALE is a condominium, located at THOMSON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 10 residential units.
Rental Market Overview
THOMSON VALE has recorded 20 rental transactions with monthly rents averaging $4,235/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 20 | $4,235/mo | $2,600/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,867/mo |
| 2022 | 3 | $3,467/mo |
| 2023 | 4 | $4,563/mo |
| 2024 | 4 | $4,425/mo |
| 2025 | 6 | $4,958/mo |
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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 VALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON VALE
- Novena MRT
- Mount Pleasant MRT
- Toa Payoh MRT
- Newton MRT
- Newton MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
THOMSON VALE is 490m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 490m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 750m |
| Toa Payoh | NS19 | North-South Line | 1.2 km |
| Newton | NS21 | North-South Line | 1.2 km |
| Newton | DT11 | Downtown Line | 1.2 km |
Nearby Schools
There are 18 schools within 2 km of THOMSON VALE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 540m |
| New Town Primary School | Primary | 700m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.0 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.0 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Beatty Secondary School | Secondary | 1.4 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.5 km |
| School of Science and Technology | Jc | 1.6 km |
| Nexus International School | International | 1.6 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.7 km |
Genuine walk-to-MRT access. Novena sits about 0.49km 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 10 units, THOMSON VALE 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. St. Joseph's Institution sits about 0.54km 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 0 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.
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: 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 VALE 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. 0 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 VALE?
What is the rental yield for THOMSON VALE?
Is THOMSON VALE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 20 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 VALE
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 VALE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (270m away)
- Toa Payoh — 4-room average $929,793 (680m away)