Thomson Reserve has become Singapore’s best-selling new condominium launch of 2026 by sales volume, with 1,143 of its 1,268 units sold during its launch period on 30 and 31 October.
The 90.1% take-up rate was achieved at an average price of approximately $2,900 psf, making it the highest-volume new condominium launch since Parktown Residence sold 1,041 units in February 2025.
But the sales breakdown reveals a clear divide in buyer demand.
Every 3-bedroom and 4-bedroom apartment at Thomson Reserve has been sold, along with all 200 of its 2-bedroom Premium + Study units. Even the five-bedroom suites, with prices reaching almost $6 million, were nearly sold out.
Of the 125 units remaining, 123 are 2-bedders.
This is worth examining given how developers have increasingly allocated a substantial proportion of their projects to smaller units. At Thomson Reserve, 2-bedroom apartments account for more than half the development.
We’ve broken down the sales figures to see which configurations were most popular and what the results suggest about buyer demand.
Larger homes led the sales
Thomson Reserve is a 99-year leasehold development along Bright Hill Drive, jointly developed by UOL Group, Singapore Land Group and CapitaLand Development.
Its 1,268 apartments are spread across six residential towers, with a sheltered connection to Upper Thomson MRT station on the Thomson-East Coast Line.
The project offers homes ranging from 592 sq ft 2-bedders to 1,808 sq ft five-bedroom suites.
Here’s how each configuration performed during the launch.
| Unit type | Sold / Total | Take-up |
|---|---|---|
| 2 Bedroom | 67 / 100 | 67.0% |
| 2 Bedroom Premium | 326 / 416 | 78.4% |
| 2 Bedroom Premium + Study | 200 / 200 | 100% |
| 3 Bedroom | 120 / 120 | 100% |
| 3 Bedroom Premium | 170 / 170 | 100% |
| 3 Bedroom Premium + Study | 60 / 60 | 100% |
| 4 Bedroom | 90 / 90 | 100% |
| 4 Bedroom Premium | 56 / 56 | 100% |
| 4 Bedroom Premium + Study | 28 / 28 | 100% |
| 5 Bedroom Suite | 26 / 28 | 92.9% |
| Total | 1,143 / 1,268 | 90.1% |
The difference is clearest among the 2-bedroom configurations.
The smallest 592 sq ft apartments recorded a 67% take-up rate, while the 678 sq ft Premium units performed better at 78.4%.
All 200 Premium + Study apartments, measuring either 732 or 775 sq ft, were sold.
This runs counter to the assumption that smaller apartments, with their lower purchase quantum, should be the easiest to sell.
The additional study may have appealed to couples who work from home or small families looking for more flexibility without committing to a 3-bedroom apartment.
Demand for larger homes was even more pronounced, with all 350 three-bedroom and 174 four-bedroom apartments sold out.
These figures don’t tell us the exact proportion of owner-occupiers and investors. But they do show that buyers were prepared to commit to larger configurations despite the higher purchase quantum.
Even the $5 million homes were almost entirely sold
Thomson Reserve has 112 four- and five-bedroom homes with private lifts, comprising 56 four-bedroom Premium units, 28 four-bedroom Premium + Study units and 28 five-bedroom suites.
Of these, 110 were sold.
The most expensive transaction reported at launch was a 1,808 sq ft five-bedroom suite on the 30th floor, which fetched approximately $5.98 million, or $3,306 psf, after discounts.
Only two five-bedroom suites remain available, both in Block 5.
| Unit | Size | Asking price | PSF |
|---|---|---|---|
| #03-19 | 1,808 sq ft | $5.079M | $2,809 |
| #04-19 | 1,808 sq ft | $5.098M | $2,820 |
The third-floor suite is approximately $901,000 cheaper than the reported top-floor transaction, despite having the same floor area.
Of course, the difference in floor level, views and other attributes would need to be considered.
Still, the near sell-out of these private-lift units shows that the higher purchase quantum did not prevent buyers from committing to the larger homes.
What’s left at Thomson Reserve?
For buyers who missed the launch, the remaining choices are concentrated in just three configurations.
| Unit type | Units remaining | Asking prices |
|---|---|---|
| 2 Bedroom (592 sq ft) | 33 | $1.635M–$1.723M |
| 2 Bedroom Premium (678 sq ft) | 90 | $1.828M–$2.217M |
| 5 Bedroom Suite (1,808 sq ft) | 2 | $5.079M–$5.098M |
The cheapest remaining apartment is unit #13-08 in Block 1, a 592 sq ft 2-bedder priced at $1.635 million ($2,762 psf).
But buyers willing to spend another $193,000 could consider unit #03-20 in Block 5.
This 678 sq ft 2-bedroom Premium apartment is priced at $1.828 million ($2,696 psf).
For the additional amount, buyers get 86 sq ft more space, or approximately 14.5% more floor area. The trade-off is that the larger apartment is on the third floor, compared with the 13th floor for the cheaper unit.
The larger apartment also has a lower psf price.
At the other end of the remaining 2-bedroom inventory, prices reach $2.217 million ($3,270 psf) for two 678 sq ft Premium units on the 30th floor of Block 7.
That’s $389,000 more than the cheapest remaining unit of the same size.
For buyers considering these units, the difference in floor level, facing and layout is important given the premium involved.
Where are the remaining units concentrated?
The unsold inventory is unevenly distributed across Thomson Reserve’s six residential blocks.
Block 7 has the most unsold apartments, with 49 units remaining out of 264, giving it a take-up rate of 81.4%.
This is followed by Block 5, which has 37 units remaining.
Together, these two blocks account for almost 69% of the development’s unsold inventory.
In contrast, Block 9 has just five apartments remaining out of 180, translating to a 97.2% take-up rate.
A closer examination of the inventory also shows that certain stacks have considerably more available units.
For example, 25 of the 30 apartments in Stack 29 of Block 7 remain unsold. These are all 678 sq ft 2-bedroom Premium units, with asking prices ranging from $1.873 million to $2.217 million.
Does Thomson Reserve have too many 2-bedders?
Beyond the record sales figures, Thomson Reserve’s performance raises a question about the proportion of smaller apartments in new developments.
Of its 1,268 units, 716 are 2-bedroom configurations. That’s 56.5% of the entire development.
This reflects a broader approach among developers to include a substantial allocation of smaller apartments, which generally have more accessible entry prices and appeal to a wider pool of buyers, including investors.
All 524 three- and four-bedroom apartments were sold, along with every 2-bedroom Premium + Study unit. The only apartments left are 123 regular 2-bedders and two five-bedroom suites.
This doesn’t mean buyers were avoiding smaller apartments. In fact, 593 of the 716 two-bedroom units were sold during the launch, which is still an 82.8% take-up rate.
But it does suggest that there may have been stronger demand for larger configurations than the initial unit mix allowed for.
Upper Thomson is also a location that could appeal to families looking for a long-term home, given its proximity to schools, established residential neighbourhoods and MRT access.
For these buyers, having an additional bedroom or study may be worth the higher purchase price, particularly if they intend to stay in the property for many years.
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