Thomson Reserve

The estimated price. Edmund Tie & Company, marketing agent for the collective sale of Thomson View Condominium put the collective sale at S$810 million, or S$1,178 psf per plot ratio including land betterment charge for intensification and lease upgrading premium for a fresh 99-year lease (25 November 2024). This site’s land-cost model, fitted on 17 launches from 2024-10 to 2026-07, prices a launch on land that dear at S$2,757 psf in the middle of the book (nine in ten launches fell within 10%; the range shown is S$2,484–3,030). Recent launches’ own sales rise a median 0.46% a floor (45 launches since 2023, size held constant), so the cheapest psf is on the lowest floor and each floor up adds about S$13 psf. The developer’s price list replaces all of it the day it is out.

Why one stack costs more than another of the same size. URA’s records carry no unit number, so no sale can be tied to a stack — but they show how much the choice of stack is worth. In 50 launch months since 2023, sales of one size on one five-floor band were a median 1.97% apart when there were five of them (one stack through the band: the floors alone), and 4.76% apart when there were more than one stack could hold. The difference, 2.79%, is the stack. Which stack is dearer is not in any public record, so the stacks of each size — a bedroom type at one floor area in one collection — are ordered by what they get, on the same weights as Shervin’s ranking without the demand part, and that spread is laid across the order: the best half of it above the size’s middle, the worst half below. An estimate of how a developer prices, until the price list shows how this one did.

What it looks out over. Beyond the site, from URA’s Master Plan: the share of the land 100 m to 2.5 km ahead of a stack, 30° either side, zoned park, open space, water or sports and recreation — at Thomson Reserve, the Central Catchment and MacRitchie Reservoir one way and housing the other. Zoning is what land is for, not a promise of a view. Inside the site, the facilities within 90 m in front of the windows, from the developer’s list of facilities.

The pools. The share of the ground 8 to 90 m in front of the windows, 35° either side of straight ahead, that the developer’s site plan colours as pool — 4,925 m² of it across the site, read from the plan’s own colours.

The view in Google Earth. The link stands a camera 2 m out from the stack’s windows at the floor’s height — the ground from Copernicus DEM GLO-90 via Open-Meteo’s elevation service, plus 3.15 m a floor and eye level — looking the way the stack faces. Google’s 3D is built from aerial photographs taken before this site was cleared: Thomson View’s old towers still stand in it and none of Thomson Reserve’s own do. It shows what lies beyond the site, not what the other blocks here will hide.

Facing. Every unit plan puts the living room, bedrooms and balcony on the side away from the front door, and the door opens off the lift lobby — so each stack faces away from where it meets its tower’s core, read from the site plan with the tower’s own angle. Block 5’s stacks 19 to 22 face Upper Thomson Road; the developer specifies acoustic balcony ceilings for exactly those.

The model. The developer’s site plan, placed on the map by its north arrow and scale bar and fitted inside the old Thomson View boundary in OpenStreetMap, is the ground; the towers stand on it at 3.15 m a floor: Living rooms are 2.85 m floor to ceiling on every type (developer specification); 3.15 m a floor allows for the slab. Towers of 21 storeys are ~69 m and of 30 storeys ~98 m, inside the 92 m and 120 m SHD height controls, which are measured from sea level. Each stack is its share of its tower’s outline, to within a few metres. The numbered circles are the developer’s 86 facilities in three clubs, from the developer’s own key; tap one on the model for its name.

Sun into the home. For every stack, floor and month, the sun’s position every ten minutes on the 21st, checked against every building of published height in front of the window — the other towers here included. Sun counts once it falls at least 30 cm into the room through a 2.85 m living-room window. Trees, balconies, ledges and the site’s rise above the road are not modelled.

What it faces. The nearest building taller than eye level within 20° of straight ahead, by name and straight-line distance. “Nothing taller within 300 m” is not a promise of a view: a site can be built on.

Shervin’s report. Every home is ranked within its size on a published formula: what buyers took first in the biggest sell-outs since 2025 (its floor third and price quarter), and what the home gets — little afternoon sun, nothing taller close in front, pools in front, distance from the road, a second outside side — each scored 0 to 1 and weighted by Shervin. The walkaway price is the home’s land-cost band, placed by its rank: the best-ranked home’s walkaway is the top of its band, the lowest’s the bottom. The formula is in the site’s code; the ranks are sent, not shown, because the report is what he offers for your email.

Booking day. Buyers ahead of you pick a bedroom count, then a unit, in proportion to what the 12 biggest sell-outs since 2025 — launches of 400 units or more that sold 85% within two months, Tengah Garden Residences 98% in its launch month — had left after their launch month: the dearer quarter and the bigger homes went last. URA records the month of a sale, never the day.

Schools. Straight-line from the middle of each tower, with MOE’s 2025 Phase 2C reading. MOE measures from the school’s boundary to the address, so check yours with OneMap’s SchoolQuery. A distance is not a place.