After months of anticipation, prospective buyers will get their first look at Thomson Reserve when the public preview starts this Saturday Oct 17, with an official sales launch scheduled on Oct 31.
The 1,268-unit condominium on Bright Hill Drive in Upper Thomson is jointly developed by UOL Group, CapitaLand Development and Singapore Land Group. The project is designed by P&T Consultants, with landscape design by Eco Plan Asia.
Thomson Reserve consists of six residential towers across the 5ha elevated site. Four residential towers are 21 storeys, while the other two towers are 30 storeys tall.
The unit mix is split into two collections: the 740-unit Classic Collection across the 21-storey blocks, and the 528-unit Luxury Collection across the pair of taller 30-storey blocks. The Luxury Collection includes 112 units with private lift access.
According to the developers, prices start from:
- $1.544 million ($2,608 psf) for a 592 sq ft, two-bedroom unit
- $2.503 million ($2,643 psf) for a 947 sq ft, three-bedroom unit
- $3.388 million ($2,737 psf) for a 1,238 sq ft, four-bedroom unit
| Unit type | Size (sq ft) | No. of units |
| 2-Bedroom | 592 | 100 |
| 2-Bedroom Premium | 678 | 416 |
| 2-Bedroom Premium + Study | 732 & 775 | 200 |
| 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 |
Based on the unit layouts, the two-bedroom unit types - including the Premium and Premium + Study variants - account for 716 units (about 56%) of the total unit count. The larger four- and five-bedroom units which come with private lifts account for just 9% of the total unit mix.
The developer also says that units in the two collections (the Classic Collection and the Luxury Collection) will carry different finishes, with Smeg appliances and Grohe and Blanco sanitary ware in the Classic Collection, and Miele appliances and marble flooring in the Luxury Collection's living and dining areas.
For a more comprehensive review of the fittings, finishes, unit layouts, and condo facilities, stay tuned for our in-depth New Launch Condo Review of Thomson Reserve. Meanwhile, our Price Review will analyse and compare the indicative launch prices.
Landscaping and facilities occupy 88% of the whole site
Thomson Reserve is close to the Central Catchment Nature Reserve, as well as MacRitchie Reservoir and Lower Peirce Reservoir.
There have only been a handful of new private residential developments in the last few years that are located close to this much green space, and the Thomson Reserve leans on those views as one of its prominent selling points.
Most of the units there will enjoy views of the Lower and Upper Peirce Reservoirs, the Central Catchment Nature Reserve, as well as the Windsor Park Good Class Bungalow (GCB) Area.
On site, the residential towers only take up 12% of the land area, with the vast majority of the site (88%) dedicated to landscaping, water features and recreational space. Condo facilities include eight pools, a golf simulator, a pet garden and a floating bridge, and other facilities located within three clubhouses.
“A large five-hectare site like Thomson Reserve gives us the opportunity to create a spacious development that merges architecture with nature,” says Liam Wee Sin, Chief Executive of UOL Group.
Since the entire site is elevated, the lowest-floor units in the two 30-storey towers are about three storeys above street level. Landscaping in the form of new trees has been planted along the road boundary, and more than 80% of stacks face greenery or landscaped views.
A city-fringe location 20 minutes from the CBD
A sheltered walkway links Thomson Reserve to Upper Thomson MRT station on the Thomson-East Coast Line (TEL). It is about six stops away from Orchard Road Interchange on the TEL and North-South Line, and is also connected to Maxwell and Shenton Way MRT stations in the Central Business District (CBD).
Caldecott MRT station is also one stop away, and it serves as an interchange for the TEL and Circle Line. Also one stop away is Bright Hill on the TEL, which will turn into an interchange connecting the upcoming Cross Island Line.
“With Upper Thomson MRT Station at its doorstep, a rare landed enclave setting and abundant greenery... Thomson Reserve will appeal to a wide spectrum of homebuyers, from first-time homeowners to multi-generational families seeking larger living spaces," says Ronald Tay, Chief Executive Officer (Singapore & International) at CapitaLand Development.
Ai Tong School sits within one kilometre of the site, while Ang Mo Kio Primary School, Catholic High School, CHIJ St. Nicholas Girls' School and Marymount Convent School are at least 2km away from the condo.
Other educational institutions like Raffles Institution and Eunoia Junior College are also close by.
In terms of amenities in the area, Thomson Plaza sits directly opposite the development, and residents of Thomson Reserve will be able to access the shopping mall through the underground linkway of Upper Thomson MRT station.
Bishan-Ang Mo Kio Park is a short cycle from the site, while MacRitchie Reservoir, Lower Peirce Reservoir and the Singapore Island Country Club are each within a few minutes' drive.
How does the launch price of Thomson Reserve compare to its neighbours?
The lowest $psf price at Thomson Reserve is $2,608 psf for a 592 sq ft, two-bedroom unit.
For context, the developers bought the former Thomson View condo in a collective sale worth $810 million in 2025, which reflects a land rate of $1,178 psf.
That's about 27% below the land rate that Malaysian property developer Eco World Development paid for a nearby residential GLS site at Lorong Puntong near Bright Hill MRT. Eco World submitted the winning bid of $208 million ($1,612 psf ppr) for that site in September 2026.
Moreover, a cursory glance at nearby transaction prices also indicates that the launch prices at Thomson Reserve are higher than most of its neighbours.
For example, Thomson Three, a 99-year leasehold project that is next to Thomson Reserve, has set a median resale price of $2,162 psf so far this year. Meanwhile, JadeScape, a 1,206-unit condo on Shunfu Road, has recorded a median resale price of $2,340 psf over the same period.
The newest development in the Upper Thomson Road area is AMO Residence, though it sits in the Outside of Central Region (OCR) and so is not a like-for-like match.
AMO Residence, which is another project by UOL Group, Singapore Land, and Kheng Leong Co., launched for sale in 2022 and was a near sell-out project. It set a median launch price of $2,110 psf, but units there have since changed hands at a median of $2,531 psf, according to caveats lodged this year, roughly 20% above what those early buyers paid.
Thomson Reserve's starting price sits just 3% above that latest transaction figure, but 11% to 21% above its own RCR neighbours. In short, prices at Thomson Reserve are close to - or nearly matching - the median resale price of older condos in this neighbourhood.
Nevertheless, the swift take-up rate that we saw at AMO Residence, and the strong locational attributes in this part of Upper Thomson Road, lend credence to the fact that there is a large underlying demand for prime new homes there. We will have to wait and see if the average launch prices, the unit sizes, and the slew of amenities at Thomson Reserve will convert the weekend turnout into bookings when sales open on Oct 31.
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