Upper Thomson's largest launch in years. ~1,240 units on the former Thomson View site. Walking distance to Upper Thomson MRT. The honest breakdown — both columns — before you commit.
Straight from the developer's teaser — three things that set Thomson Reserve apart from every other 2026 launch.
01
Two Distinct Collections
The Classic Collection and the Luxury Collection — two tiers of living within one estate. Luxury homes come with private lifts, including the 5-Bedroom Suite.
02
Three Clubs. 80+ Facilities.
Grand Clubhouse, Island Club and Wellness Club — three unique facility zones with over 80 facilities across the estate. Resort scale, not condo scale.
03
Four Designer Show Units
Four uniquely styled show units, each thoughtfully curated by a prestigious interior designer — a first look at the two collections' finish.
— THE SITE
A sanctuary, perfectly placed.
Rising on the former Thomson View Condominium site, Thomson Reserve spans ~51,567 sqm (GPR 2.1) — one of District 20's largest residential canvases, framed by MacRitchie Reservoir, Windsor Nature Park and the Peirce reservoirs.
Grand arrival — main entrance on Bright Hill Drive, designed as a full arrival sequence
Second entrance on Sin Ming Avenue for flexible access
Pedestrian access toward Upper Thomson MRT (TE8)
Six towers angled for views — reservoir & park vistas or internal garden views, no direct overlooking between blocks
Unblocked south frontage — faces low-rise landed estates and Windsor Park
Bicycle-friendly routes + pedestrian network across the estate
Site & surroundings · For illustration purpose only
ADDRESS1–11 Bright Hill Drive
TENURE99-Year Leasehold
SITE AREA~51,567 sqm · GPR 2.1
BLOCKS4 × 21-storey · 2 × 30-storey
UNITS~1,240 (2BR–5BR, TBC)
CARPARK1,014 lots + basement
— TWO COLLECTIONS
Classic, or full Luxury.
One address, two tiers. The Luxury Collection adds private lifts and the largest formats — only 16% of the entire estate.
Classic Collection
2-BEDROOM TO 3-BEDROOM PREMIUM + STUDY
2-Bedroom · 2-Bedroom Premium · 2-Bedroom Premium + Study
3-Bedroom · 3-Bedroom Premium · 3-Bedroom Premium + Study
Approx. 84% of the estate
The upgrader & investor heartland of the launch
PRIVATE LIFT
Luxury Collection
4-BEDROOM TO 5-BEDROOM SUITE
4-Bedroom · 4-Bedroom Premium (private lift)
4-Bedroom Premium + Study (private lift)
5-Bedroom Suite (private lift)
Approx. 16% of the estate. Genuine scarcity.
Unit Mix · ~1,240 units (TBC)
2-Bedroom Seriesincl. Premium & +Study
3-Bedroom Seriesincl. Premium & +Study
4 & 5-Bedroom (Luxury)private lift formats
~84%2–3 Bedroom · Classic
~16%4–5 Bedroom · Luxury
~1,240Total Units · TBC
Final unit count and mix to be confirmed at official launch. For illustration purpose only.
— 80+ FACILITIES
Three clubs. One resort estate.
Grand Clubhouse
The social heart — clubhouse lounges, function rooms, BBQ pavilions and arrival-court hospitality.
Island Club
The water zone — swimming pool, kids' pool & play zone, aqua decks and island pavilions.
Wellness Club
The active zone — gym, tennis court, multi-purpose court, fitness corners and garden trails.
Full facilities list to be confirmed by developer. For illustration purpose only.
— LOCATION
Everything that matters, already here.
Nature nearby, MRT within walking distance, established schools in the area — and the Upper Thomson food belt down the road.
WALKING DISTANCEUpper Thomson MRT (TE8)Thomson-East Coast Line within walking distance. Trains to Orchard, CBD & Marina Bay — links to Circle, Downtown, North-South & North-East lines.NEARBYEstablished SchoolsEstablished primary and secondary schools in the surrounding area.YOUR BACKYARDMacRitchie ReservoirSingapore's oldest reservoir — trails, boardwalks, kayaking and the TreeTop Walk, minutes from home.DAILY NEEDSThomson PlazaSupermarkets, F&B, retail and clinics — plus the famous Upper Thomson food belt along the road.
Windsor Nature Park75-ha trails & marsh boardwalks, to the southwest
Singapore Island Country ClubGolf & country club to the northwest
Established Schools NearbyPrimary & secondary options in the area
Direct train to Orchard Road, Shenton Way & Marina Bay — no interchange
Seamless transfers to Circle, Downtown, North-South & North-East lines
Drivers: quick access to CTE & PIE; Sin Ming Ave second entrance
✦ Bright Hill MRT becomes a Thomson-East Coast Line and Cross Island Line interchange when CRL Phase 1 opens in 2030 (Source: LTA).
— THE NUMBERS
Bought right at $1,178 psf ppr.
The S$810M en bloc price gives the developers room to launch competitively against recent land sales.
Site
Location
Land Rate (psf ppr)
Thomson Reserve
RCR
$1,178
Lentor Central
OCR
$1,278
Kallang Close
RCR
$1,415
Dover Drive
RCR
$1,556
EN BLOC PRICES$810M
LAUNCH PRICINGTo be releasedPreview Sept 2026
LAND COST$1,178 psf ppr
Land rates from public tender results. Launch pricing to be released by the developer — preview Sept 2026.
— THE TEAM
Three developers. One launch.
Developed by Tamarind Development Pte. Ltd. — a joint venture by UOL Group, Singapore Land Group & CapitaLand Development.
UOL Group
One of Singapore's leading property companies, known for quality developments in prime locations — recent projects include Avenue South Residence and Clavon.
Singapore Land
A premier property group with heritage dating to 1860, developing and managing commercial and residential landmarks across the island.
CapitaLand
One of Asia's largest diversified real estate groups, with a strong track record of quality homes that meet evolving lifestyle needs.
ARCHITECTP&T Consultants
LANDSCAPEEco Plan Asia
INTERIOR DESIGN2nd Edition
MAIN CONTRACTORLian Beng Construction
— CALCULATORS
Run your numbers.
Indicative figures for planning only. Get the exact breakdown for your profile via the full report.
Affordability Calculator
Progressive Payment (BUC)
— THE HONEST BREAKDOWN
Pros & cons. No agent spin.
✓ The pros
First mega-launch in the area in 8 years — pent-up demand
Walking distance to Upper Thomson MRT
Bright Hill becomes a CRL interchange from 2030 (LTA)🔒 IN REPORT
Low $1,178 psf ppr land cost = pricing headroom🔒 IN REPORT
Reservoir & landed views; 80+ facilities across 3 clubs🔒 IN REPORT
Blue-chip JV with a proven launch record🔒 IN REPORT
✕ The cons
~1,240 units — large supply means resale competition later
99-year leasehold, not freehold like some neighbours
1,014 carpark lots for ~1,240 units — ratio below 1:1🔒 IN REPORT
Upper Thomson Rd traffic at peak hours🔒 IN REPORT
Construction window will last several years🔒 IN REPORT
Only 16% large units — 4/5BR buyers must move fast🔒 IN REPORT
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— LET'S TALK
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WhatsApp me and I'll run your numbers — what your budget buys at different launch scenarios, whether your timeline works against SSD, and if you're upgrading, whether to sell or buy first. If it doesn't fit your situation, I'll tell you that. You'll also get the floor plans, site plan and price list the moment they're officially released.
Budget scenariosSSD timeline checkSell or buy firstFloor plans on release
