Thomson Grand
SIN MING WALK · D20
Median PSF · 12m
S$1,841
Median price · 12m
S$2.57M
Latest sale
S$2.70M
Aug 2026
1-year change
+3.1%
Sales · 12m
20
114 all time
Gross yield
3.29%
41 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +37.3%
- Annualised
- +6.2%
- Transactions
- 114
- 1 year
- +3.1%
- 3 years p.a.
- +4.0%
- 5 years p.a.
- +5.3%
- Median size
- 1,367 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Thomson Grand | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,841 | S$2,041 | -9.8% |
| Median price | S$2.57M | S$2.51M | +2.5% |
| Gross rental yield | 3.29% | 2.96% | +0.3 pts |
| 1-year price change | +3.1% | +8.6% | -5.5 pts |
This development trades about 10% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,400
Contracts · 12m
41
Implied annual rent
S$65K
Gross yield
3.29%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 18 | S$4,044 |
| 3 bedroom | 16 | S$5,800 |
| All units | 5 | S$9,200 |
| 4 bedroom | 2 | S$6,600 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
67/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%96
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%88
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bright Hill MRT at 210 m.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%61
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%56
Gross yield against every other development in its segment.
- Valuationweight 22%42
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bright Hill MRT210 m
- Bright Hill Interchange MRT390 m
- Mayflower MRT1.0 km
- Upper Thomson MRT1.1 km
Schools within 2 km
- Peirce Secondary Schoolsecondary (s1-s5)280 m
- Ai Tong Schoolprimary490 m
- Mayflower Secondary Schoolsecondary (s1-s5)540 m
- Ang Mo Kio Primary Schoolprimary1.0 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)1.0 km
- Eunoia Junior Collegejunior college1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units1.3 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Condominium | S$2,850,000 | 2,067 sqft | S$1,379 | 01-05 | 82 yr 5 mo |
| Aug 2026 | Condominium | S$2,710,000 | 1,367 sqft | S$1,982 | 16-20 | 82 yr 5 mo |
| Aug 2026 | Condominium | S$2,700,000 | 1,356 sqft | S$1,991 | 06-10 | 82 yr 5 mo |
| Aug 2026 | Condominium | S$2,611,000 | 1,356 sqft | S$1,925 | 06-10 | 82 yr 5 mo |
| May 2026 | Condominium | S$2,730,000 | 1,593 sqft | S$1,714 | 01-05 | 82 yr 8 mo |
| May 2026 | Condominium | S$1,645,000 | 904 sqft | S$1,819 | 01-05 | 82 yr 8 mo |
| Apr 2026 | Strata Terrace | S$4,010,000 | 5,317 sqft | S$754 | - | 82 yr 9 mo |
| Apr 2026 | Condominium | S$2,588,888 | 1,367 sqft | S$1,894 | 11-15 | 82 yr 9 mo |
| Apr 2026 | Condominium | S$1,680,000 | 947 sqft | S$1,774 | 06-10 | 82 yr 9 mo |
| Mar 2026 | Condominium | S$2,573,000 | 1,367 sqft | S$1,882 | 11-15 | 82 yr 10 mo |
| Mar 2026 | Condominium | S$2,570,000 | 1,356 sqft | S$1,895 | 06-10 | 82 yr 10 mo |
| Mar 2026 | Condominium | S$2,565,000 | 1,410 sqft | S$1,819 | 16-20 | 82 yr 10 mo |
| Feb 2026 | Condominium | S$2,580,000 | 1,367 sqft | S$1,887 | 16-20 | 82 yr 11 mo |
| Feb 2026 | Condominium | S$2,408,000 | 1,356 sqft | S$1,775 | 06-10 | 82 yr 11 mo |
| Jan 2026 | Condominium | S$2,572,888 | 1,367 sqft | S$1,882 | 11-15 | 83 yrs |
| Jan 2026 | Condominium | S$2,359,000 | 1,356 sqft | S$1,739 | 01-05 | 83 yrs |
| Dec 2025 | Condominium | S$2,400,000 | 1,345 sqft | S$1,784 | 01-05 | 83 yr 1 mo |
| Nov 2025 | Condominium | S$2,460,000 | 1,367 sqft | S$1,800 | 11-15 | 83 yr 2 mo |
| Oct 2025 | Condominium | S$2,545,000 | 1,367 sqft | S$1,862 | 11-15 | 83 yr 3 mo |
| Oct 2025 | Condominium | S$1,720,000 | 947 sqft | S$1,816 | 01-05 | 83 yr 3 mo |
| Sep 2025 | Strata Terrace | S$4,900,000 | 6,135 sqft | S$799 | - | 83 yr 4 mo |
| Sep 2025 | Condominium | S$2,588,000 | 1,356 sqft | S$1,908 | 06-10 | 83 yr 4 mo |
| Aug 2025 | Condominium | S$2,500,000 | 1,507 sqft | S$1,659 | 01-05 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$2,391,000 | 1,399 sqft | S$1,709 | 16-20 | 83 yr 5 mo |
| Aug 2025 | Condominium | S$2,365,000 | 1,356 sqft | S$1,744 | 01-05 | 83 yr 5 mo |
| Jul 2025 | Condominium | S$2,480,000 | 1,367 sqft | S$1,814 | 11-15 | 83 yr 6 mo |
| Jun 2025 | Condominium | S$2,610,000 | 1,367 sqft | S$1,909 | 16-20 | 83 yr 7 mo |
| May 2025 | Condominium | S$2,980,000 | 1,668 sqft | S$1,786 | 06-10 | 83 yr 8 mo |
| May 2025 | Condominium | S$2,390,000 | 1,356 sqft | S$1,762 | 06-10 | 83 yr 8 mo |
| May 2025 | Condominium | S$1,690,000 | 947 sqft | S$1,784 | 06-10 | 83 yr 8 mo |
| Apr 2025 | Condominium | S$2,470,000 | 1,367 sqft | S$1,807 | 11-15 | 83 yr 9 mo |
| Mar 2025 | Strata Terrace | S$3,760,000 | 5,145 sqft | S$731 | - | 83 yr 10 mo |
| Mar 2025 | Condominium | S$1,750,000 | 1,001 sqft | S$1,748 | 06-10 | 83 yr 10 mo |
| Mar 2025 | Condominium | S$1,680,000 | 1,012 sqft | S$1,660 | 11-15 | 83 yr 10 mo |
| Feb 2025 | Condominium | S$2,890,000 | 1,658 sqft | S$1,743 | 01-05 | 83 yr 11 mo |
| Jan 2025 | Strata Terrace | S$3,680,000 | 5,145 sqft | S$715 | - | 84 yrs |
| Jan 2025 | Strata Terrace | S$3,540,000 | 5,145 sqft | S$688 | - | 84 yrs |
| Jan 2025 | Condominium | S$2,465,000 | 1,389 sqft | S$1,775 | 11-15 | 84 yrs |
| Jan 2025 | Condominium | S$1,720,000 | 958 sqft | S$1,795 | 06-10 | 84 yrs |
| Dec 2024 | Condominium | S$2,480,000 | 1,378 sqft | S$1,800 | 11-15 | 84 yr 1 mo |
Showing the 40 most recent of 114 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Bishan Park Condominium
S$1,473
+5.2%8 sales3.2% yield
The Gardens At Bishan
S$1,823
+2.6%16 sales3.5% yield
Island Park
S$1,773
+20.0%2 sales1.1% yield
Faber Garden Condominium
S$1,821
+1.6%4 sales1.6% yield
Faber Garden
S$1,981
+45.7%1 sales2.3% yield
Amo Residence
S$2,524
+3.1%33 sales2.4% yield
Fulton Hill
S$2,438
+29.7%1 sales1.4% yield
Landed Housing Development
S$3,123
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.