Growing up in Upper Thomson meant prata on weekend mornings followed by a trip to the TreeTop Walk to burn it off.
To this day, I still fondly think of Thomson Plaza as Thomson Yaohan. It was my go-to mall growing up, especially for McDonald’s after school. If you remember it as Yaohan too, let’s keep our ages to ourselves.
I’d been to the mall more times than I could count but barely knew the landed streets around Jasmine Road and Gardenia Road, even though they were only a short walk away. It took me years to finally turn in and have a proper look around that unassuming landed neighbourhood.
A walk through Adelphi Park Estate - Jasmine Road and Gardenia Road
Initially, I’d planned to walk around Adelphi Park Estate, but one step out of the car was enough to change my mind. The air-con won that round. So, I drove in via Jasmine Road, where an excavator was parked behind barriers along one lane.
As I entered Jasmine Road, the shophouses were on my left. I turned right into Gardenia Road, where the first sight that greeted me was the row of tiled-roof terraces with pots lined up by the gates.
Further in, the road split around a bank lined with trees. The lower stretch ran straight past the houses.
The other stretch climbed alongside the same bank. That was where I could turn into Carnation Drive or stay on Gardenia Road.
These two stretches of road met again at the end of the bank.
The neighbourhood was quiet when I drove in. I saw a delivery van and a construction lorry parked outside a house being rebuilt on Carnation Drive, and that was about it for traffic during my visit.
Just past the junction, the road opened up. I remembered the streets around here being narrow, so that took me by surprise. It felt tucked away enough that I had to remind myself how close I was to the busy Upper Thomson Road.
One tiled-roof house caught my eye. It had arched windows and brick columns above a stone wall. At the junction with Carnation Drive, I saw tiled eaves beside houses with glass balconies and flat canopies.
I liked the shady stretch along the bank best. There were palms spilling over the walls and pots clustered by the gates. Give me a bit of space by the front door, and I’d probably start filling it with plants too.
Walking to Thomson Plaza and Upper Thomson MRT
Google Maps showed a six-minute walk to Thomson Plaza from one point on Gardenia Road, and about eight minutes from a house further in. I’d say that you should allow roughly five to ten minutes on foot, depending on your starting point and walking pace.
You can pick up groceries at FairPrice Finest in the shopping mall. But with chirashi at Omoté and a soft-serve cone from Mixue just a short walk from home, why cook tonight?
Upper Thomson MRT station is situated beside Thomson Plaza. The Thomson–East Coast Line runs from here to Orchard and Shenton Way, and Caldecott is one stop away if you need to access the Circle Line.
Upcoming transport and housing changes in Upper Thomson
Bright Hill MRT station is one stop in the other direction. LTA plans to open the first phase of the Cross Island Line in 2030, which would turn Bright Hill into an interchange. Once it opens, you’ll be able to change at Bright Hill for Hougang or Pasir Ris.
If you drive towards Novena, LTA lists lane changes around Thomson Road and Whitley Road through the first quarter of 2028 while work on the North–South Corridor continues. If that’s your usual route to work, try the drive at your normal commuting hour.
There’s also a new housing site near Bright Hill. In September 2026, URA awarded the site at Lorong Puntong / Sin Ming Avenue to Eco World Development for about $208.1 million. URA estimates the 99-year residential site could yield about 140 homes.
What kind of landed homes can be found on Gardenia Road?
Gardenia Road has terrace, semi-detached and detached houses. The following land sizes come from recorded sales on Gardenia Road. Most terrace houses that sold sat on plots of about 1,500 to 2,700 sq ft, while most semi-detached houses that sold were on plots of about 2,200 to 2,700 sq ft.
Meanwhile, the detached houses that sold had land areas of roughly 4,200 to 7,000 sq ft. Gardenia Road also has detached houses on plots of more than 10,000 sq ft, but none appear in the sales records I reviewed.
The report I reviewed listed five terrace sales on Gardenia Road from 2024 to 2026, ranging from just under $4 million to just over $8 million. This data comes from URA caveats as well as agency-reported sales.
Four of those plots were around 2,000 to 2,600 sq ft, while the largest was over 5,000 sq ft. With so few sales and such different plot sizes, compare houses on similar-sized land and factor in repairs or renovation costs.
What to check before buying on Gardenia Road
If you’re looking to be one of the homeowners in this enclave, I would start by checking the details of the neighbourhood. Part of Gardenia Road near Jasmine Road falls under a URA street block plan that calls for terrace houses with a maximum of two storeys and specific setbacks on the plots it covers.
If you’re planning to rebuild, check the exact address on URA SPACE and switch on the Landed Housing Area layer for the landed housing controls. A registered architect can confirm which planning requirements apply and what can be built.
For tenure, you can ask a conveyancing lawyer to confirm it against the SLA title record for the property.
Meanwhile, if Ai Tong School is on your list, check the exact address on OneMap SchoolQuery. It is the tool MOE uses for Primary 1 distance bands, and MOE advises checking it in the year your child registers.
But here’s where Gardenia Road falls short
The further into the estate you live, the longer the walk to Thomson Plaza. For some homes, part of the route back is uphill too. If you don’t drive, you’ll feel the difference after a big grocery shop or a trip to the wet market. Grocery delivery can take care of the heavier items, and a ride home is an option when you’ve bought more than you can carry.
The roadworks near Jasmine Road took up part of a lane, and a house was undergoing rebuilding works on Carnation Drive. If you work from home or drive out during the school run, try coming over on a weekday to judge the construction noise and traffic.
Gardenia Road might suit you if you want a landed home within walking distance of Thomson Plaza and the MRT, on a street that felt quiet when I visited. If you’re looking further into the estate, try the walk from the mall to the house to see how it fits your routine.
It’s funny how I spent all those years going to Yaohan and rarely thought to explore the streets around the corner. Next time, I might even get out of the car.
Disclaimer
This article is for general information only. Sales figures reflect the records reviewed, and walking times are estimates. Verify property details, planning controls and school distances with the relevant authorities, and seek independent professional advice before making a purchase.
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