Thomson Park, Jalan Belibas
JALAN BELIBAS · D20
Median PSF · 12m
S$2,233
Median price · 12m
S$4.79M
Latest sale
S$4.50M
Oct 2026
1-year change
+16.6%
Sales · 12m
7
20 all time
Gross yield
2.05%
no rental data
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
- -0.8%
- Annualised
- -0.2%
- Transactions
- 20
- 1 year
- +16.6%
- 3 years p.a.
- -0.3%
- 5 years p.a.
- —
- Median size
- 1,988 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 Park, Jalan Belibas | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$2,233 | S$1,955 | +14.3% |
| Median price | S$4.79M | S$1.92M | +148.9% |
| Gross rental yield | 2.05% | 3.59% | -1.5 pts |
| 1-year price change | +16.6% | +5.4% | +11.1 pts |
This development trades about 14% above the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
48/100
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%88
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%73
Distance to the nearest rail station, plus schools within 1 km. Nearest is Upper Thomson MRT at 220 m.
- Supply riskweight 10%56
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
- Rental yieldweight 20%23
Gross yield against every other development in its segment.
- Price momentumweight 18%21
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Upper Thomson MRT220 m
- Bright Hill Interchange MRT820 m
- Bright Hill MRT840 m
- Marymount MRT1.0 km
Schools within 2 km
- Ai Tong Schoolprimary550 m
- Whitley Secondary Schoolsecondary (s1-s5)920 m
- Eunoia Junior Collegejunior college1.0 km
- Catholic High Schoolmixed level (p1-s4)1.2 km
- Peirce Secondary Schoolsecondary (s1-s5)1.3 km
- Mayflower Secondary Schoolsecondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units300 m
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 |
|---|---|---|---|---|---|---|
| Oct 2026 | Terrace | S$4,500,000 | 2,015 sqft | S$2,233 | - | — |
| Aug 2026 | Semi-detached | S$6,680,000 | 2,463 sqft | S$2,712 | - | — |
| Jul 2026 | Terrace | S$4,788,000 | 1,816 sqft | S$2,637 | - | — |
| Jun 2026 | Terrace | S$6,000,000 | 3,006 sqft | S$1,996 | - | — |
| Jun 2026 | Semi-detached | S$5,380,000 | 2,985 sqft | S$1,802 | - | — |
| Mar 2026 | Terrace | S$4,200,000 | 1,603 sqft | S$2,621 | - | — |
| Dec 2025 | Semi-detached | S$4,168,888 | 2,325 sqft | S$1,793 | - | — |
| Jun 2025 | Semi-detached | S$4,700,000 | 2,453 sqft | S$1,916 | - | — |
| Feb 2025 | Semi-detached | S$7,000,000 | 4,353 sqft | S$1,608 | - | — |
| Jan 2025 | Terrace | S$4,068,888 | 1,724 sqft | S$2,360 | - | — |
| Oct 2024 | Terrace | S$3,900,000 | 1,961 sqft | S$1,989 | - | — |
| Jul 2024 | Semi-detached | S$4,550,800 | 2,881 sqft | S$1,579 | - | — |
| Aug 2023 | Terrace | S$4,250,000 | 1,708 sqft | S$2,488 | - | — |
| Jul 2023 | Semi-detached | S$4,600,000 | 2,444 sqft | S$1,882 | - | — |
| Jul 2023 | Terrace | S$3,880,000 | 1,608 sqft | S$2,413 | - | — |
| Apr 2023 | Terrace | S$3,500,000 | 1,674 sqft | S$2,091 | - | — |
| Jun 2022 | Semi-detached | S$4,880,000 | 2,845 sqft | S$1,715 | - | — |
| Apr 2022 | Terrace | S$2,860,000 | 1,658 sqft | S$1,725 | - | — |
| Feb 2022 | Terrace | S$3,880,000 | 1,502 sqft | S$2,584 | - | — |
| Nov 2021 | Terrace | S$3,380,000 | 1,502 sqft | S$2,251 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Centurion 12
S$1,131
+14.8%1 sales2.4% yield
Landed homes, Jalan Ikan Merah
S$2,472
+5.4%1 sales
Landed homes, Soo Chow Walk
S$2,355
—1 sales
Bishan Point
S$1,856
+5.6%5 sales3.1% yield
Thomson Three
S$2,159
+5.3%24 sales3.1% yield
Soo Chow Garden
S$2,320
-14.0%2 sales2.2% yield
New Soo Chow Gardens
S$2,807
—2 sales1.4% yield
Thomson Ridge
S$2,028
-9.2%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.