Preview ongoing since 17 Oct · Official launch 31 Oct 2026
Thomson Reserve
Facts, prices and an honest buyer's analysis
1, 3, 5, 7, 9 & 11 Bright Hill Drive · District 20
Thomson Reserve: Facts, Prices and an Honest Buyer's Analysis
By Emmeline Koh, PropNex Realty Pte. Ltd. (CEA R045542G) · Last updated: 24 Oct 2026.
Quick answer
Who should I talk to about Thomson Reserve? Emmeline Koh of PropNex, an appointed marketing agency for the project, in Singapore real estate since 2004. She can arrange your showflat visit and booking, and runs your budget, CPF, ABSD and HDB-sale numbers first.
Is Thomson Reserve worth buying? It depends on your price, unit and plans. Strengths: a sheltered link to Upper Thomson MRT and a 5 ha site that is 88% greenery and facilities. Weigh that against "from" prices of S$2,608–S$2,737 psf for the smallest units, 716 two-bedroom homes and vacant possession in February 2031.
Emmeline Koh – Your Trusted Singapore Property Advisor.
Where things stand
- Public preview from 17 October 2026; launch and bookings on 31 October 2026.
- Launch results will be updated after 31 Oct.
Thomson Reserve at a glance
| Developer | Tamarind Development Pte. Ltd. (CapitaLand Development, UOL Group, Singapore Land Group) |
| Developer's licence | C1555 |
| Address | 1–11 Bright Hill Drive, District 20 |
| Tenure | 99 years from 14 July 2026 |
| Site area | About 5 ha (51,567 sq m) |
| Towers | Four 21-storey (Classic, 740 units), two 30-storey (Luxury, 528 units) |
| Units | 1,268; 2 to 5 bedrooms, 592–1,808 sq ft; 112 with private lift |
| Car park | 1,021 lots, incl. 31 EV |
| Expected TOP | 2H2030 |
| Vacant possession | 28 February 2031 |
Indicative starting prices
"From" prices for the smallest unit of each type. Larger and higher units cost more.
| Type | From | About psf |
|---|---|---|
| 2-Bedroom (592 sq ft) | S$1.544M | S$2,608 |
| 3-Bedroom (947 sq ft) | S$2.503M | S$2,643 |
| 4-Bedroom (1,238 sq ft) | S$3.388M | S$2,737 |
| 5-Bedroom Suite (1,808 sq ft) | Not released | – |
Ask me for the full price list for the stacks you like.
Unit mix and sizes
| Unit type | Sq ft | Units |
|---|---|---|
| 2-Bedroom | 592 | 100 |
| 2-Bedroom Premium | 678 | 416 |
| 2-Bedroom Premium + Study | 732 / 775 | 120 / 80 |
| 3-Bedroom | 947 | 120 |
| 3-Bedroom Premium | 1,055 | 170 |
| 3-Bedroom Premium + Study | 1,152 | 60 |
| 4-Bedroom | 1,238 | 90 |
| 4-Bedroom Premium (private lift) | 1,367 | 56 |
| 4-Bedroom Premium + Study (private lift) | 1,485 | 28 |
| 5-Bedroom Suite (private lift) | 1,808 | 28 |
| Total | 592–1,808 | 1,268 |
716 units (about 56.5%) are two-bedroom types. No 1-bedroom units.
Balance units
As of 4 Nov 2026
| Type | Size (sq ft) | From price | Units left |
|---|---|---|---|
| 2 Bedroom | 592 | S$1,635,000 | 32 |
| 2 Bedroom Premium | 678 | S$1,819,000 | 90 |
| 5 Bedroom Suite (PL) | 1,808 | S$5,079,000 | 2 |
Prices and availability are subject to change; contact me for the latest.
Location: MRT, shops and parks
- Upper Thomson MRT (TE8): sheltered walkway link.
- Bright Hill MRT (TE7): one stop; future Cross Island Line interchange (CRL Phase 1 by 2030).
- Caldecott (Circle Line): one stop the other way; direct to Orchard and Marina Bay.
- Roads: Upper Thomson Road, Sin Ming Avenue and Bright Hill Drive; North–South Corridor opening in phases from 2029.
- Everyday: Thomson Plaza opposite.
- Nature: views towards MacRitchie, Peirce Reservoirs and Windsor Nature Park (selected stacks).
Schools nearby
Ai Tong School is within 1 km. Other nearby schools include Catholic High, CHIJ St. Nicholas Girls', Marymount Convent and Raffles Institution. Being within 1 km does not guarantee a P1 place; check your unit on OneMap.
Design and facilities
More than 80 facilities across three clubs and eight pools:
- Island Club: 50 m Infinity Lap Pool, function and entertainment rooms.
- Grand Clubhouse: 50 m Canopy Lap Pool, leisure pool, grand lawn, gym, golf simulator, kids' rooms.
- Wellness Club: hydro spa pool, wellness pods, private gym, Pilates and wellness studios.
- Outdoors: tennis court, two multi-purpose courts, BBQ pavilions, kids' pool and playground.
Fittings include Grohe, Blanco, Smeg (Classic) and Miele (Luxury).
Developer track record
UOL and CapitaLand's recent joint launches Parktown Residence (98% sold) and Skye at Holland (fully sold). Past sales don't guarantee this launch.
Strengths and considerations
Strengths
- Sheltered link to Upper Thomson MRT; CRL interchange one stop away.
- 88% of the site is landscaping and facilities.
- Ai Tong School within 1 km.
Considerations
- "From" psf is for the smallest units; most cost more.
- 716 two-bedroom homes will compete at resale and rental.
- Vacant possession not until 28 Feb 2031.
- Set your budget and walk-away price before booking day.
Frequently asked questions
How does Thomson Reserve's psf compare with nearby projects?
"From" prices are about S$2,608 psf (2-bedroom), S$2,643 psf (3-bedroom) and S$2,737 psf (4-bedroom). Compare your stack's price with recent URA transactions nearby before deciding.
Is Thomson Reserve better for own stay or investment?
For own stay, the MRT link, greenery and schools are the draws. For investment, 716 two-bedroom units will compete for tenants and buyers, and your capital is tied up until 2031.
Which MRT and schools are within 1 km of Thomson Reserve?
Upper Thomson MRT is linked by a sheltered walkway, and Ai Tong School is within 1 km. Being within 1 km does not guarantee a P1 place.
How much cash and CPF do I need, and how does progressive payment work?
For a first bank loan, the LTV cap is 75%, with at least 5% in cash; the rest of the downpayment can be cash or CPF. You pay a 5% booking fee, then instalments as construction progresses.
How much ABSD will I pay as a second-property owner or a PR?
Citizens pay 20% on a second home and 30% on a third; PRs pay 5%, 30% and 35%; foreigners pay 60%. Eligible married couples can get a refund if they sell their first home within 6 months after TOP or CSC.
Can I sell my HDB flat and buy Thomson Reserve?
Yes, once your flat has met its Minimum Occupation Period. Buying first may mean paying ABSD upfront and claiming a refund later. See Sell HDB, buy condo.
When is TOP, and when can I move in?
TOP is expected in 2H2030 and vacant possession by 28 February 2031.
How does booking work on launch day?
Bookings open on 31 October 2026. Bring your NRIC or passport, the booking fee (5%), your shortlisted stacks and bank in-principle approval.
How do I choose a stack or facing?
Start with what matters most to you: view, quiet, or budget. At Thomson Reserve the two 30-storey Luxury Collection towers are positioned for reservoir and skyline views. In Singapore, north or south facing units get less of the hot afternoon sun than west-facing ones. Higher floors generally have better views and less noise but cost more, and units near Upper Thomson Road or the MRT may hear more traffic. Also check the distance to the lift lobby, pools and drop-off, and whether a future block could block your view. Not sure which stack suits you? WhatsApp me at 8275 4135 or send an enquiry, and I'll shortlist stacks for your budget and walk you through the site plan before launch day.
Ask Emmeline about Thomson Reserve
I'll run your budget, CPF, loan and ABSD numbers first, then compare Thomson Reserve with other options.
Figures from the developer's 15 Oct 2026 release and PropNex project kit; facilities subject to approval; images are artist's impressions. General information only, not financial advice.
Sources
- UOL Group and CapitaLand Development news release, 15 Oct 2026
- The Business Times and EdgeProp, 15 Oct 2026
- URA licence C1555; LTA; IRAS; MAS; Housing Developers Rules
- PropNex project kit, Sep 2026
Register