THOMSON VIEW CONDOMINIUM is a 99 yrs lease commencing from 1975 development along BRIGHT HILL DRIVE in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises 254 units and is an established secondary-market project.
This profile draws on 6 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 VIEW CONDOMINIUM 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 6 sales and 233 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THOMSON VIEW CONDOMINIUM dashboard.
- Average sale price: $1,864,667 across 6 transactions
- Estimated gross rental yield: 2.8%
- District 20 PSF ranking: Value tier (top 84%)
- 99 yrs lease commencing from 1975 · RCR · D20 · 254 units
About THOMSON VIEW CONDOMINIUM
THOMSON VIEW CONDOMINIUM is a 99 yrs lease commencing from 1975 condominium, located at BRIGHT HILL DRIVE in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 254 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THOMSON VIEW CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,323 psf | $1,737,600 |
| 5+ BR | 1 | $1,235 psf | $2,500,000 |
Sales Market Overview
THOMSON VIEW CONDOMINIUM has recorded 6 sale transactions with an average transaction price of $1,864,667, ranging from $1,700,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,302 psf | $1,710,000 | — |
| 2023 | 5 | $1,310 psf | $1,895,600 | ↑ 0.6% |
THOMSON VIEW CONDOMINIUM ranks in the top 84% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, THOMSON VIEW CONDOMINIUM trades 36.1% below the segment benchmark.
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Rental Market Overview
THOMSON VIEW CONDOMINIUM has recorded 233 rental transactions with monthly rents averaging $4,321/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 48 | $5,810/mo | $3,000/mo | $10,500/mo |
| 1 BR | 104 | $3,375/mo | $2,200/mo | $4,600/mo |
| 2 BR | 81 | $4,653/mo | $2,900/mo | $8,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $3,426/mo |
| 2022 | 46 | $3,746/mo |
| 2023 | 47 | $5,072/mo |
| 2024 | 51 | $4,759/mo |
| 2025 | 42 | $4,582/mo |
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Investment Analysis
Based on average rents and sale prices, THOMSON VIEW CONDOMINIUM delivers an estimated gross rental yield of 2.8%. 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 VIEW CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THOMSON VIEW CONDOMINIUM
- Upper Thomson MRT
- Bright Hill MRT
- Marymount MRT
- Bukit Brown MRT
- CHIJ Our Lady of Good Counsel
- Swiss Cottage Secondary School
- Bishan Park Secondary School
Nearby MRT Stations
THOMSON VIEW CONDOMINIUM is 590m 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 | 590m |
| Bright Hill | TE7 | Thomson-East Coast Line | 790m |
| Marymount | CC16 | Circle Line | 1.4 km |
| Bukit Brown | CC18 | Circle Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of THOMSON VIEW CONDOMINIUM.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 1.1 km |
| Swiss Cottage Secondary School | Secondary | 1.1 km |
| Bishan Park Secondary School | Secondary | 1.1 km |
| Marymount Convent School | Primary | 1.2 km |
| Zhangde Primary School | Primary | 1.2 km |
| Ngee Ann Primary School | Primary | 1.2 km |
| EtonHouse International School (Thomson) | International | 1.3 km |
| Ngee Ann Secondary School | Secondary | 1.3 km |
| Millennia Institute | Jc | 1.5 km |
| Raffles Institution | Secondary | 1.6 km |
| Raffles Institution (JC) | Jc | 1.6 km |
| Eunoia Junior College | Jc | 1.6 km |
Walking-distance MRT. Upper Thomson is about 0.59km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Solid facilities scale. 254 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. CHIJ Our Lady of Good Counsel sits about 1.06km 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 6 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 VIEW CONDOMINIUM 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. 6 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 VIEW CONDOMINIUM?
What is the rental yield for THOMSON VIEW CONDOMINIUM?
Is THOMSON VIEW CONDOMINIUM 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: 6 transactions analysed
- Rental data: 233 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 VIEW CONDOMINIUM
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 VIEW CONDOMINIUM 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 $1,050,000
- Ang Mo Kio — 4-room average $724,816 (1.2 km away), an upgrader gap of about $1,150,000