Thomson Reserve
1,268 homes by UOL and CapitaLand, on the old Thomson View site. Central Catchment forest at the back, Upper Thomson MRT down the road, and a seventeen-year en-bloc that finally got over the line.
The numbers, on one page.
- Developer
- UOL Group, Singapore Land, CapitaLand DevelopmentSource: JV announcement, Oct 2024
- Tenure
- 99-year leasehold (fresh lease for the redevelopment)Source: en-bloc deal filings
- Total units
- 1,268Source: EdgeProp (Mar 2026) + 99.co launch list (Jul 2026)
- Unit mix
- 1-bedroom to 5-bedroom (expected)
- District
- D20 — Upper Thomson
- Address
- Bright Hill Drive
- Former site
- Thomson View Condominium (en-bloc, S$810M)Source: High Court approval, Jul 2025
- Preview
- Q4 2026 (indicative)Source: two-source corroborated, Jun 2026
- TOP
- 2030 (target)Source: developer-side reporting; 2028/2031 figures circulating elsewhere don't match it
- Nearest MRT
- Upper Thomson (TE8) — ~7 min walk
- Schools (1 km)
- Ai Tong SchoolSource: distance verified on OneMap
- Back boundary
- Central Catchment Nature Reserve forest (MacRitchie water ~1.5 km via trails)Source: OneMap distance check
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 22 Aug 2026.
Thomson View kept failing to en-bloc. Until 2024.
Five collective sale attempts. Seventeen years. Owners couldn't agree, developers wouldn't pay, the math never quite worked. Then the 2024 attempt cleared, and the High Court signed off in July 2025 for S$810 million.
What's going up in its place: 1,268 homes by UOL Group, Singapore Land and CapitaLand Development, running along Bright Hill Drive with the Central Catchment forest at the back. Two counts circulated for months — we carried ~1,240 while that was the better- supported one. EdgeProp's March 2026 report on UOL's launch pipeline settled it at 1,268, and 99.co's new-launch list agreed in July 2026. The developer has not put out an official mix or breakdown.
The forest back-fence is what makes this one different. There will be 2026 launches that are taller, denser, closer to an MRT. None of them will have a 2,880-hectare Central Catchment Nature Reserve as the back fence.
The developer mix is the other thing to know. UOL has been quietly putting up some of the better-resold launches of the past five years. CapitaLand brings the institutional process. SingLand brings the legacy land-bank instinct. Three big developers JV-ing something this size don't usually chase a punchy launch weekend — they tend to play the longer game on pricing.
What it'll cost — and how we estimated.
No prices yet. Anyone quoting you a confident PSF today is guessing. Here's what we're using to triangulate an estimate:
- The S$810M land cost — sets a floor for break-even psf
- UOL and CapitaLand's 2024–2025 launches as margin comps
- D20 resale velocity at the current price band
- A greenery premium for forest-facing stacks (subjective)
| Project | District | Units | Tenure | Nearest MRT | Avg PSF |
|---|---|---|---|---|---|
| Thomson Reservesubject | D20 | 1,268 | 99-yr | TE8 ~7m | Est. S$2,400–2,800 (analyst) |
| Lentor Mansion | D26 | 533 | 99-yr | TE5 ~5m | URA avg S$2,222 · launch S$2,104+ |
| Chuan Park | D19 | 916 | 99-yr | CC14 ~3m | URA avg S$2,650 · launch S$2,579 (Nov 2024) |
| Reserve Residences | D21 | 732 | 99-yr | DT5 ~4m | URA avg S$2,555 · launch S$2,450 (97% sold) |
Comparable PSF figures are averages from URA caveat data at last update. Thomson Reserve estimate is editorial and will be replaced once the developer releases its price list.
Bright Hill Drive, with the Central Catchment forest at the back fence.
The site sits along Bright Hill Drive and backs onto the Central Catchment Nature Reserve. From the site it's about a ten-minute walk to the Venus Drive trailhead, where the MacRitchie boardwalk and forest trails begin; the reservoir water itself is roughly 1.5 km further in. That's a daily routine you don't get at any other 2026 launch.
The commute is about seven minutes to Upper Thomson MRT (TE8) via the covered walkway. Bright Hill (TE7) works as a backup when the Thomson-East Coast Line gets crowded at peak.
What's within reach.
Bright Hill Drive is the kind of address that does the unglamorous things well. The MRT is a covered walk away. There's a primary school inside the 1 km radius. The Central Catchment forest is behind you, Thomson Plaza — the neighbourhood mall by Upper Thomson MRT, anchored by a FairPrice Finest with a Koufu food court and the usual eateries — is a few minutes' walk away, and the heartland shophouses line either side. Day-to-day living doesn't require a car for most of it.
- Ai Tong Schoolwithin 1 km · P1 priority
- Catholic High School1–2 km tier
- CHIJ St Nicholas Girls' School1–2 km tier
- Eunoia Junior Collegewithin 2 km
- Marymount Convent School~3 km by road (separated by the Central Catchment reserve)
- Upper Thomson MRT (TE8)~7 min walk
- Bright Hill MRT (TE7)~8 min walk
- CTE / PIE5–8 min drive
- Thomson Plaza~7 min walk · FairPrice Finest, Koufu food court
- Sembawang Hills Food Centre~5 min drive · late-night hawker
- Upper Thomson eaterieswalking distance
- Bishan-AMK Park~10 min drive · weekend market
- Central Catchment Nature Reserveforest backs onto site
- MacRitchie boardwalk & trails~10 min walk to the Venus Drive trailhead; reservoir water ~1.5 km further
- TreeTop Walktrail-accessible from MacRitchie
- Bishan-Ang Mo Kio Park~10 min drive
- Singapore Island Country Clubadjacent to MacRitchie
Five attempts. Seventeen years. One S$810 million signature.
Thomson View went up in the 1980s. 255 units, low density, big plot. The kind of layout that makes en-bloc economics painful on both sides: a developer pays for a lot of land per unit, owners hold out for a number that reflects how much the neighbourhood has appreciated since.
The first attempt came in 2007. The 2013 sale to a Wee Hur–Lucrum Capital JV was awarded but later aborted; a 2018 attempt lapsed short of the 80% consent threshold, and a 2021–2022 campaign (reserve S$950 million) also drew no completed deal. By 99.co's count, that made the 2024 deal the property's fifth collective-sale attempt. Each earlier try collapsed somewhere between what owners wanted and what developers could justify.
2024 was different. The 80% threshold cleared. The High Court signed off in July 2025 for S$810 million — the largest successful en-bloc since Chuan Park (S$890M, sold 2022, court-approved 2023).
Two things this matters for, if you're buying. One: that S$810M land cost sets a realistic floor for launch PSF. Anything wildly below it would mean the developer is doing charity. Two: after seventeen years of failed attempts, this team has more incentive than most to launch into a strong market rather than test the waters.
Be on the list before the preview opens.
We'll send the e-brochure the moment the developer releases it, plus indicative pricing and a priority showflat slot.
What buyers keep asking.
- What is the maintenance fee at Thomson Reserve? +
- No maintenance figure has been published for Thomson Reserve, and any number circulating before the preview is an estimate rather than a developer figure. Monthly maintenance is set by share value — the larger your unit, the more share values it carries — and is confirmed in the Sale & Purchase agreement, not at preview. With 1,268 units the fixed costs spread across a large base, which typically works in buyers' favour, but the facilities count pushes the other way. We will publish the actual banding here once the developer releases it.
- How many balance units are left at Thomson Reserve? +
- All 1,268 units are unsold — Thomson Reserve has not previewed yet, so there is no balance-unit list. Availability only becomes meaningful after the launch weekend, when the first tranche clears and the developer releases further stock. We track remaining availability on this page automatically once the project starts selling; until then, the useful number is the total unit count, not a balance.
- When is Thomson Reserve TOP? +
- Thomson Reserve's Temporary Occupation Permit (TOP) is targeted for 2030, around five years after the projected Q4 2026 preview. Some third-party listings circulate 2028 or 2031; as of August 2026, developer-side reporting consistently points to 2030.
- What is the indicative PSF for Thomson Reserve? +
- We estimate Thomson Reserve will launch in the S$2,400–2,800 psf range, based on the S$810M en-bloc consideration (~S$1,178 psf ppr), developer comps from UOL and CapitaLand's recent launches, and projected 2026 market conditions as of August 2026. Final pricing is announced at preview.
- How many units does Thomson Reserve have? +
- Thomson Reserve has 1,268 units. This page previously carried ~1,240 while the two figures were circulating; 1,268 is now the corroborated one — EdgeProp's March 2026 report on UOL's launch pipeline states "the upcoming 1,268-unit project on the former Thomson View Condo site", and 99.co's new-launch list (updated 24 July 2026) gives the same count. Mix is expected to span 1-bedroom to 5-bedroom; the official breakdown isn't released yet.
- Who is the developer? +
- A joint venture of UOL Group, Singapore Land, and CapitaLand Development — three of Singapore's most established residential developers. EdgeProp describes it as a 50:50 joint venture between UOL and CapitaLand Development; Singapore Land is a listed subsidiary of UOL, in which UOL holds a 50.37% stake.
- What was the former site? +
- Thomson View Condominium — a 255-unit private condo on Bright Hill Drive, completed in 1987 on a 504,314 sq ft site (about 4.7 hectares). UOL Group, Singapore Land and CapitaLand entered a put-and-call option agreement in October 2024 at S$810 million (approximately S$1,178 psf ppr after land-betterment factoring); the 80% strata-owner consent threshold was reached on 22 November 2024, making this Thomson View's fifth collective sale attempt. EdgeProp initially framed it as the biggest en-bloc deal of 2024; it ranked as the second-largest en-bloc deal of 2024 by value. Per EdgeProp (March 2026), the site was acquired in October 2025 at that S$810 million price — 11.8% below the earlier collective sale reserve.
- How far is the nearest MRT? +
- Thomson Reserve is approximately a 7-minute walk from Upper Thomson MRT (TE8) on the Thomson-East Coast Line, with Bright Hill MRT (TE7) as a backup.
- Is Thomson Reserve within 1 km of Ai Tong School? +
- Yes — Thomson Reserve sits within 1 km of Ai Tong School (distance verified on OneMap), placing buyers in the Primary 1 priority admission band for one of Singapore's most sought-after primary schools.
- What's the tenure? +
- Thomson Reserve is 99-year leasehold — a fresh 99-year lease granted for the redevelopment, not the former Thomson View's remaining lease (the developer paid a lease upgrading premium as part of the S$810M deal).
- Do any stacks get MacRitchie Reservoir water views? +
- Not water views — the reservoir water sits roughly 1.5 km away through the Central Catchment Nature Reserve, which is what actually borders the site's back boundary. What the rear and higher stacks should get is unblocked forest greenery, since the 2,880-hectare reserve can't be built on. Specific premium stacks will be confirmed once the site plan is released at preview.
- How do I book a showflat appointment? +
- Once the preview opens in Q4 2026, drop your details via the form on this page. Our partner agent will get back with the e-brochure and a priority showflat slot.
This page will be updated continuously as Thomson Reserve approaches preview. Major updates: site plan release, unit mix breakdown, indicative price list, and the first showflat walk-through. If you have a specific question we haven't covered, email hello@whichcondo.sg.