Upper Thomson's largest launch in years. 1,268 units on the former Thomson View site. 2-min sheltered walk to Upper Thomson MRT. The honest breakdown — both columns — before you commit.
1,268 UNITS ✦ 2–5 BEDROOM COLLECTIONS ✦ UPPER THOMSON MRT (TE8) ✦ 1KM TO AI TONG SCHOOL ✦ 80+ FACILITIES · 3 CLUBS ✦ UOL · SINGLAND · CAPITALAND ✦ CRL INTERCHANGE FROM 2030 ✦ MACRITCHIE NEARBY ✦ 1,268 UNITS ✦ 2–5 BEDROOM COLLECTIONS ✦ UPPER THOMSON MRT (TE8) ✦ 1KM TO AI TONG SCHOOL ✦ 80+ FACILITIES · 3 CLUBS ✦ UOL · SINGLAND · CAPITALAND ✦ CRL INTERCHANGE FROM 2030 ✦ MACRITCHIE NEARBY ✦
— YOUR ADVISOR
Hi, I'm Edwin Wee.
Property advisor with PropNex (CEA Reg. No. R027823A). I'm tracking Thomson Reserve from preview day — I'll give you the straight numbers: what your budget buys at different launch scenarios, whether your timeline beats the SSD clock, and the honest cons, not just the pros. No obligation, no pressure.
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
2-min sheltered walk to Upper Thomson MRT (TE8) Exit 2 via an integrated pedestrian gateway at the main entrance
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
Artist's impression · For illustration purpose only
Artist's impression of the six towers and central landscaping · 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
UNITS1,268 (2BR–5BR)
CARPARK1,014 lots + basement
— THE VIEWS
Unblocked views that can never be built over.
Thomson Reserve borders the Central Catchment Nature Reserve — a permanent, protected green backdrop. Nature-facing units enjoy panoramic views that are unobstructable by future development — a true rarity in Singapore's dense urban landscape.
Actual drone view · captured at approx. level 15–18 heightActual drone view · captured at approx. level 15–18 heightActual drone view · captured at approx. level 15–18 height
Views shown are captured at approximately the height of levels 15 to 18. Actual views vary by unit, floor and facing. For illustration purpose only.
Unit mix per official project e-brochure; subject to change at 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.
— DRAFT SITE PLAN · JUST RELEASED
The estate, mapped out.
Six towers arranged around a central water court — every facility a short stroll from every block.
Draft site plan — subject to changes pending authorities' approval. Graphics are AI-generated artist's impressions, for illustration purpose only.
Tennis Court
Multi-Purpose Court
Clubhouse
BBQ Pavilion
Swimming Pool
Kids Pool & Playzone
Gym
Pavilions
Playground
Fitness Corner
Facility list from draft site plan — final list to be confirmed by developer.
— LOCATION
Everything that matters, already here.
Next to Upper Thomson MRT, within 1km of Ai Tong School, directly opposite Thomson Plaza — with 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.WITHIN 1 KMAi Tong SchoolWithin 1km — Phase 2C ballot priority for Primary 1 registration at one of Singapore's most sought-after SAP schools.YOUR BACKYARDMacRitchie ReservoirSingapore's oldest reservoir — trails, boardwalks, kayaking and the TreeTop Walk, minutes from home.DIRECTLY OPPOSITEThomson PlazaDirectly opposite the site — supermarkets, F&B, retail and clinics at your door.FOOD BELTThomson EateriesThe famous Upper Thomson food belt — local flavours and global tastes, minutes away.WEEKENDSBishan-Ang Mo Kio ParkRiverside trails, lawns and bridges — one of five nature parks close by.
🌿 Within close proximity to 5 nature parks: Lower Peirce Reservoir · Bishan-Ang Mo Kio · Windsor · MacRitchie Reservoir · Thomson Nature Park
🎓 Ai Tong within 1km — plus within 2km: Catholic High School · CHIJ St Nicholas Girls' · Marymount Convent · Eunoia JC · and Raffles Institution nearby
Windsor Nature Park75-ha trails & marsh boardwalks, to the southwest
Singapore Island Country ClubGolf & country club to the northwest
CHIJ St. Nicholas · Catholic HighWithin 1–2km · Raffles Institution nearby
2-min sheltered walk to Upper Thomson MRT (TE8) Exit 2 via an integrated pedestrian gateway at the main entrance
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
RCR land cost, below OCR prices.
At $1,178 psf ppr, Thomson Reserve's land cost sits below every recent OCR sale — and well under other RCR and CCR sites. That gap is the developers' pricing headroom.
Site
Region
Land Rate (psf ppr)
Thomson Reserve
RCR
$1,178
Hougang Central
OCR
$1,179
Lentor Central
OCR
$1,278
Bedok Rise
OCR
$1,330
Telok Blangah
RCR
$1,326
Chuan Grove
OCR
$1,331 – $1,376
Kallang Close
RCR
$1,415
Dover Drive
RCR
$1,556
Dunearn Road
CCR
$1,625
Bukit Timah Road (Newton)
CCR
$1,820
EN BLOC PRICES$810M
LAUNCH PRICINGTo be releasedPreview October 2026
LAND COST$1,178 psf ppr
Land rates from public tender results. Launch pricing to be released by the developer — preview October 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.
Skye At HollandSame consortium's recent sell-out successParktown ResidenceProven mega-launch execution at scale
ARCHITECTP&T Consultants
LANDSCAPE2nd Edition
INTERIOR DESIGNEco Plan Asia
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
1,268 units — large supply means resale competition later
99-year leasehold, not freehold like some neighbours
1,014 carpark lots for 1,268 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
FREE · NO OBLIGATION
Get the Full Pros & Cons Report
Sent to you personally over WhatsApp — together with the floor plans, site plan and price list the moment they're officially released. One message. Everything you need to decide.
Prepared personally by Edwin Wee · PropNex · CEA R027823A
Replies personally, usually within the hour · 9am – 10pm daily
— LET'S TALK
Get the full Thomson Reserve picture.
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
PRIVATE LIFT
WALKING DISTANCE
WITHIN 1 KM
YOUR BACKYARD
DIRECTLY OPPOSITE
FOOD BELT
WEEKENDS
Prepared personally by