Thomson Plaza
Located in District 20 (Ang Mo Kio, Bishan), Thomson Plaza is a 99-year leasehold condominium in the Rest of Central Region (RCR). The development comprises 20 units, on a lease that commenced in 1976. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THOMSON PLAZA is a 99 yrs lease commencing from 1976 condominium at MARIGOLD DRIVE in District 20 (RCR), developed by , comprising 20 units.
Location & Connectivity
THOMSON PLAZA is approximately 400m from Upper Thomson MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Upper Thomson | Thomson-East Coast Line | 400m |
| Bright Hill | Thomson-East Coast Line | 1.1 km |
| Bukit Brown | Circle Line | 1.1 km |
| Marymount | Circle Line | 1.2 km |
Schools & Education
21 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Swiss Cottage Secondary School | Secondary | 800m |
| Bishan Park Secondary School | Secondary | 820m |
| CHIJ Our Lady of Good Counsel | Primary | 840m |
| Zhangde Primary School | Primary | 890m |
| Marymount Convent School | Primary | 930m |
| Ngee Ann Primary School | Primary | 950m |
| Ngee Ann Secondary School | Secondary | 1 km |
| Millennia Institute | JC | 1.2 km |
Market Position
THOMSON PLAZA has recorded 1 sale at an average price of $2,450,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,154 psf | 411 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,109 psf | 389 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,846 psf | 223 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,974 psf | 172 |
Lease Analysis
With 49 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- The lease has about 49 years remaining — below the 60-year mark where CPF and bank-loan limits start narrowing the resale market.
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 20-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, p1 school balloting families and nature / park-fronting. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
multi-generational families and long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
cpf-only buyers should probably look elsewhere. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
THOMSON PLAZA is a 99 yrs lease commencing from 1976 development in District 20 (RCR), with 20 units, offering a gross yield of 3.2%.
At ~$709 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full THOMSON PLAZA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THOMSON PLAZA against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (410m away), an upgrader gap of about $1,650,000
- Ang Mo Kio — 4-room average $724,816 (1.5 km away), an upgrader gap of about $1,750,000
FAQ
What is the average PSF for THOMSON PLAZA?
Is THOMSON PLAZA freehold?
What is the rental yield for THOMSON PLAZA?
Which MRT is nearest to THOMSON PLAZA?
Sources & Next Steps
- THOMSON PLAZA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transaction
- Rental data: 14 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2025 · 1 record analysed · Source: URA private-sale caveats