368 Thomson
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Overview & Key Facts
368 THOMSON is a 157-unit freehold condominium rising 35 storeys above Thomson Road in District 11, completed in 2014 and developed by City Developments Limited (CDL) — one of Singapore’s largest and most respected developers, listed on the Singapore Exchange since 1963 with a track record spanning over 100 developments across 29 countries. Designed by DP Architects, the development occupies a prime site on Thomson Road within the established Novena residential corridor, a district defined by its convergence of prestigious schools, medical facilities, and efficient MRT connectivity.
CDL’s involvement at 368 THOMSON carries the same quality assurance as at its more celebrated projects: solid build quality, professional estate management, and careful site planning. At 157 units across a single tower, the development sits at the intimate end of the condominium spectrum — large enough to support a full facilities suite, small enough to avoid the anonymity of mega-developments. The freehold title, a relative rarity along the Thomson corridor where many older developments are leasehold or have shortened remaining tenure, represents a foundational advantage for long-term capital preservation.
With an all-time average PSF of $1,825 and recent 2024–2025 transactions trending at $1,855–$2,041 PSF, 368 THOMSON sits in the mid-market tier for District 11 — below the $2,500+ PSF commanded by top-tier Newton and Ardmore Park addresses, but comfortably ahead of the broader D11 leasehold stock. The freehold status, CDL pedigree, and Thomson Road’s improving connectivity following the Thomson-East Coast Line (TEL) opening collectively position this as a development with enduring relevance in a district that continues to attract families, medical professionals, and investors seeking permanent tenure at a measured quantum.
The development comprises exclusively residential units across five bedroom typologies — from the 689 sqft 1-bedroom + study to the 3,391 sqft penthouse — offering a range that accommodates singles, couples, and families alike. The 73.7% Singaporean owner base signals strong local conviction in the address, while the 35-storey height ensures that upper floors command commanding city and greenery views across the Novena skyline.
Location & Connectivity
368 THOMSON occupies a storied position along Thomson Road, one of Singapore’s most historically significant arterials connecting the city centre to the central catchment nature reserves and the Upper Thomson neighbourhood. The Novena precinct that surrounds the development is one of D11’s most complete residential environments: medical specialists at Novena Medical Centre and Mount Elizabeth Novena Hospital are within a short drive, Novena Square and Velocity@Novena Square cover retail and lifestyle needs, and United Square provides a family-oriented shopping and services option within comfortable reach.
MRT access is a genuine strength. Novena MRT (NS20, North-South Line) is approximately 797 metres — an 8–10 minute walk — providing direct, no-transfer access to Orchard (2 stops), City Hall (5 stops), and Raffles Place (6 stops). The more recently opened Mount Pleasant MRT (TE10, Thomson-East Coast Line) is also in the vicinity, adding a second line with connections toward Marina Bay and Jurong Region in the longer term. The dual-line access positions 368 THOMSON residents well for both the established NSL spine and the newer TEL network.
The Thomson Road corridor itself has undergone a structural transformation since the TEL’s opening. The stretch between Novena and Upper Thomson now functions as a genuine neighbourhood corridor rather than merely a transit artery, with F&B, lifestyle tenants, and rejuvenated retail clusters along the route. For residents of 368 THOMSON, this means that the local walking environment — long dominated by arterial traffic — has improved meaningfully, even if the walkability score of 45 reflects the relative car-dependence of this transitional stretch of Thomson Road.
Schools within the immediate area reflect D11’s strong educational ecosystem. Anglo-Chinese School (Barker Road), Singapore Chinese Girls’ School, St. Joseph’s Institution Junior, and CHIJ Toa Payoh are all within the 1–2 km radius. Several are within the 1 km priority registration zone — a decisive factor for Singaporean families with Primary 1 registration timing to manage. Catholic Junior College, Anglo-Chinese Junior College, and the Singapore Management University are accessible by a short commute from Novena MRT. The density of educational options at every level from primary through junior college is a structural draw for family buyers.
Day-to-day amenities are well-served. Cold Storage at Novena and FairPrice Finest at Zhongshan Park cover grocery needs. The Thomson Plaza mall, with its neighbourhood-oriented retail and F&B tenants, is accessible along Thomson Road. The Casuarina Road and Upper Thomson Road hawker clusters — a beloved dining institution for north-side Singaporeans — are within a short drive. Novena Rise Park and the Thomson Nature Park provide green recreation options, and East Coast Park is reachable via the TEL network.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | primary | Within 1 km |
| St. Joseph's Institution | secondary | Within 1 km |
| Beatty Secondary School | secondary | ~1.2 km |
| CHIJ Our Lady Queen of Peace | primary | ~1.2 km |
| Nexus International School | international | ~1.3 km |
| CHIJ Secondary (Toa Payoh) | secondary | ~1.3 km |
| Kuo Chuan Presbyterian Secondary School | secondary | ~1.3 km |
| Kuo Chuan Presbyterian Primary School | primary | ~1.3 km |
Facilities
368 THOMSON offers a curated facilities package appropriate to its single-tower, 157-unit scale. The development includes a swimming pool, gymnasium, BBQ areas, clubhouse, fitness corner, and children’s playground, along with landscaped common areas conceived around the “Lattice Walk” boardwalk at ground level and an “Eco Stream” with water lilies threading through tropical planting. CDL’s design brief for the project emphasised the creation of an intimate resort-like ground environment within a high-rise residential context, and the result — while not comparable to the mega-facilities decks of 1,000-unit developments — is well-executed and consistently maintained.
The gym is functional and well-equipped by boutique condo standards, with cardio machines, free weights, and resistance equipment adequate for most residents. The pool proportions are generous relative to the unit count: with only 157 households sharing the facility, weekday access is rarely competitive, and weekend mornings remain quiet compared to larger developments. The BBQ and clubhouse areas are sized for the development’s intimate community — well-suited for organised resident events and private gatherings.
“The pool and gym are well-maintained and rarely crowded. Being CDL, you can count on the management to be professional. The eco stream and greenery at ground level make it feel more resort-like than most condos in this price range.”
— Resident review via PropertyGuru
As the development approaches its twelfth year, the common areas retain a well-maintained presentation consistent with CDL’s active estate management approach. CDL-managed developments are generally distinguished by responsive maintenance cycles, and 368 THOMSON is no exception: the lobby finishings and landscaped surrounds have been preserved in good condition. The single-tower configuration simplifies estate management logistics and concentrates MCST resources effectively.
Unit Sizes & Layout
368 THOMSON’s unit mix is structured across five bedroom categories in a single 35-storey tower, with the following typologies: 1-bedroom + Study at 689 sqft (31 units), 2-bedroom at 872–883 sqft (62 units), 3-bedroom at 1,302 sqft (31 units), 4-bedroom at 1,722 sqft (31 units), and a 5-bedroom + Study penthouse at 3,391 sqft (2 units). The dominant supply is 2-bedroom units at 40% of total stock, reflecting both the rental market’s appetite for this configuration and the profile of the likely buyer at a Thomson Road address: working professionals, couples, and small families who want a functional urban base near the medical and professional services node.
Unit sizing is generous relative to contemporary 2014 D11 standards. The 2-bedroom at 872–883 sqft is notably larger than the equivalent post-2018 launch sizes in the Novena area, and the 3-bedroom at 1,302 sqft delivers the spatial comfort of an older-generation layout without the premium of a landed or premium condo product. Layout conventions are practical: the 2-bedroom units feature an enclosable kitchen option that suits owner-occupier households preferring contained cooking, and the 1-bedroom + study configures the study as a functional secondary sleeping space at 689 sqft. Full-height ceilings are standard across the tower.
Recent rental data confirms robust income potential across the unit range. 1-bedroom units are achieving average monthly rents of $3,500, 2-bedrooms $4,312, 3-bedrooms $5,548, and 4-bedrooms $6,793, based on 2023–2024 transactions. At a $1,855 PSF purchase price for a 2-bedroom unit (approx. $1.62M), the implied gross yield on the 2-bedroom category is approximately 3.2% — respectable for a freehold D11 asset. The yield compression relative to mass-market leasehold is the expected trade-off for permanent tenure at a prime address.
Upper-floor units benefit materially from the 35-storey height: from the 20th floor and above, unobstructed views toward the Novena skyline, Bukit Timah Nature Reserve corridor, and the Central Water Catchment can be obtained depending on stack. The penthouse units at 3,391 sqft are among the largest freehold penthouse configurations available in the D11 mid-market, and represent exceptional value relative to the Orchard and River Valley penthouse tier. Stack selection matters significantly at 368 THOMSON — buyers should verify view orientation and potential obstruction from neighbouring developments before committing to specific floors.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 13 | $1,743 | $1,200,761 |
| 2 BR | 17 | $1,843 | $1,614,529 |
| 3 BR | 3 | $1,945 | $2,532,665 |
| 4 BR | 3 | $1,961 | $3,376,667 |
Pricing & Market Position
Based on 36 recorded transactions, sale prices range from $1,100,000 to $3,600,000, averaging $1,688,469 (~$1,843 psf).
Rents range from $2,000 to $8,000 per month across 274 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 11.1% (from $1,659 to $1,843 psf).
Neighbourhood Comparison
The most relevant comparables for 368 THOMSON sit along the Thomson Road and Novena corridor. Sky@Eleven (freehold, 273 units, Thomson Road, completed 2009) trades at comparable PSF levels and shares the Thomson Road freehold narrative — but is now entering its sixteenth year and unit conditions vary more widely than at 368 THOMSON, which benefits from six fewer years of wear and CDL’s more active maintenance regime. For buyers comparing the two, 368 THOMSON’s relative newness and more homogeneous unit condition is a tangible advantage on the resale market.
Thomson Grand (99-year leasehold from 2010, 339 units, Upper Thomson Road) illustrates the price gap between leasehold and freehold at this address. Thomson Grand typically transacts 15–20% below 368 THOMSON on a PSF basis — a gap that accurately reflects the tenure premium but also signals that buyers who do not prioritise permanent tenure can access the Thomson Road corridor at meaningfully lower quantum. For investors with a sub-10-year hold horizon, Thomson Grand may present a lower-entry-point option; for long-term holders, 368 THOMSON’s freehold status is the decisive differentiator.
Thomson Three (99-year leasehold from 2013, 435 units, Upper Thomson Road) trades at a similar discount to freehold peers and offers a larger scale with more comprehensive facilities. At 435 units, it delivers a fuller amenities package than 368 THOMSON’s boutique offering, but at the cost of the intimate community dynamic and freehold permanence. The lease commenced in 2013 — with approximately 87 years remaining versus 368 THOMSON’s freehold — making the tenure gap increasingly meaningful as both developments age.
Within the D11 Novena sub-market, the freehold peer group is anchored by Novena Regency and a handful of smaller freehold boutique condominiums. Most freehold D11 stock above the $2,000 PSF level is concentrated in the Newton and Scotts Road sub-districts. At $1,825–$2,041 PSF, 368 THOMSON represents one of the more accessible freehold entry points in D11 without compromising on developer quality or location fundamentals — a positioning that becomes more distinctive as new launch PSF in the broader Novena area continues its northward trajectory.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 368 THOMSON | 2014 | 157 | $1,843 | |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 368 THOMSON across multiple dimensions.
What Residents Say
“Great location near Novena Medical Centre and the hospital cluster. We chose this for the freehold status and CDL build quality. The development is well-maintained and the management is professional. Walk to Novena MRT is manageable.”
— Owner review via PropertyGuru
“Very quiet and private condo given the location on Thomson Road. The eco stream at ground level is a nice touch. Facilities are never crowded — 157 units means you have the pool mostly to yourself on weekday mornings. CDL management keeps everything in very good condition.”
— Resident review via EdgeProp
“The 3-bedroom is a good size — 1,302 sqft which is generous compared to newer condos. Unit layouts are practical and the kitchen can be enclosed which is important for us. Good views on the higher floors. Rental enquiries have been strong; tenants like the Novena proximity.”
— Investor review via 99.co
“ACS Barker is within walking distance, which was a priority for us. The address is genuinely convenient for the school catchment. Walk to Novena MRT is about 10 minutes but it’s fine. Freehold gives peace of mind for the long term.”
— Owner review via SRX
The pattern across review sources is consistent: residents value the freehold tenure, CDL developer quality, and Novena proximity highly, with a shared acknowledgement that the walk to Novena MRT — while manageable — requires the same 8–10 minutes that buyers see in listing data. No recurring complaints about noise, management responsiveness, or structural quality appear across the review base. The development’s small unit count means the community is genuinely intimate, and the MCST operates with the efficiency and responsiveness typical of CDL-managed properties. Upper-floor residents consistently note the quality of city and greenery views as an underappreciated amenity of the address.
Strengths & Weaknesses
- Freehold tenure — permanent title in a corridor where much competing stock is leasehold
- City Developments Limited (CDL) developer — established quality benchmark, professional estate management
- Novena medical hub proximity — Mount Elizabeth Novena Hospital, Novena Medical Centre, Tan Tock Seng Hospital within 1–2 km
- Dual MRT access — Novena MRT (NS20) ~797m, Mount Pleasant MRT (TEL) also accessible
- D11 school catchment — ACS Barker Road, Singapore Chinese Girls' School, St Joseph's Institution Junior, CHIJ Toa Payoh within 1–2 km
- Strong rental demand — 2BR avg $4,312/month, 3BR avg $5,548/month (2023–2024 data)
- Boutique scale — 157 units, quiet facilities, personalised estate management
- PSF uptrend — $1,659 (2021) to $1,855–$2,041 (2024–2025), consistent capital appreciation
- Generous unit sizes vs contemporary peers — 2BR at 872–883 sqft, 3BR at 1,302 sqft
- High-rise 35-storey tower — upper floors command city and nature reserve views
- Walkability 45/100 — Thomson Road arterial creates pedestrian friction; not a walk-score neighbourhood
- 8–10 minute walk to Novena MRT — manageable but longer than most Novena-address condos
- No tennis court or lap pool — facilities package is curated rather than comprehensive
- Low transaction volume (35 total) — PSF averages sensitive to individual outlier deals; liquidity is below high-volume developments
- Investment score 59 — respectable but not top-tier; walkability drag and modest volume limit upside score
- En-bloc score 40/100 — CDL-managed properties rarely achieve the consensus conditions for en-bloc; should not be factored as a return driver
- Premium over leasehold peers — Thomson Grand and Thomson Three both offer more units and facilities at lower PSF
- No direct bus interchange at door — some errands require short drive or bus wait on Thomson Road
Verdict
368 THOMSON’s investment case rests on a clear and defensible thesis: freehold tenure at a Novena-adjacent address, CDL developer quality, and a dual-MRT accessibility profile that is structurally improving with the TEL’s full operational ramp-up. With a ShiokNest score of 56 and an investment score of 59, the development is assessed as a solid mid-tier performer — above-average on tenure and location fundamentals, constrained by its walkability score of 45 and the modest absolute transaction volume (35 transactions across the development’s life) that makes statistical averages somewhat sensitive to individual outlier deals.
The PSF trajectory tells a positive story: from $1,659 in 2021 to $1,836–$1,888 across 2022–2023, and $1,855–$2,041 in 2024–2025. The upward trend, while gradual, is consistent. Freehold D11 condominiums have historically appreciated at a pace that reflects both the scarcity of freehold supply along the Thomson corridor and the structural improvement in the area’s connectivity. The TEL network is still in its early operational years, and the full traffic and residential demand effects of Upper Thomson MRT’s catchment are likely not yet fully priced in.
For owner-occupiers, 368 THOMSON delivers a rare combination: CDL management quality, permanent tenure, a compact and manageable community, Novena’s medical and educational ecosystem, and a single-tower identity that avoids the anonymity of mega-developments. The primary lifestyle compromise is walkability — Thomson Road is an arterial with meaningful pedestrian friction, and the 8–10 minute walk to Novena MRT involves navigating a busy road environment. Households that drive or are indifferent to the MRT walk will find this largely irrelevant; car-free residents will want to budget for the commute time.
368 THOMSON is the right choice for buyers who want permanent tenure, CDL quality, and a Novena address at below-D9 prices — and who can accept a walkability environment that is functional rather than effortless. Freehold D11 at this PSF range represents genuine value in the 2025–2026 market.
The en-bloc score of 40 reflects the reality that CDL-developed condominiums — well-maintained, with professional management — rarely attract the consensus conditions that drive collective sales. En-bloc potential is not a primary return driver for 368 THOMSON buyers. The investment story here is long-hold capital appreciation and rental income from a quality freehold asset in a structurally improving location, not an en-bloc windfall play.