Thomson Reserve Sells 90% at Launch: What Is Left and Who It Suits

Thomson Reserve, on the former Thomson View site at Bright Hill Drive, is now the best-selling new condo launch of 2026 by units sold. The last launch to move this many homes was ParkTown Residence in Tampines North, which sold 1,041 of 1,193 units in February 2025. Upper Thomson itself had waited about eight years for a launch of this scale; the previous one was the 1,206-unit JadeScape in 2018.

I followed this project from the preview weekends, when it drew a reported 32,000 visitors, and wrote a showflat guide before the 31 October launch. The result confirms what many of us saw on the ground: demand was real, and it was concentrated in the larger homes.

Bigger homes went first, not the cheapest ones

The usual assumption is that the smallest, lowest-quantum units sell fastest. Thomson Reserve went the other way. Every three-bedroom and four-bedroom home, 524 in total, was taken, along with all 200 two-bedroom premium plus study units. Only 2 of the 28 five-bedroom suites with private lift remain.

Two-bedroom homes make up 716 of the 1,268 units, or about 56%. Of those, 591 have been sold, an 82.5% take-up. That is still healthy. It simply shows that the extra study or third bedroom was where buyers placed their money first.

The top end held up too. The highest reported transaction was a 30th-floor five-bedroom suite in the Luxury Collection at about S$5.98 million (S$3,306 psf). The highest psf was a four-bedroom premium unit at S$3,334 psf, about S$4.56 million. Both figures are after launch discounts.

Who was buying

• Mostly owner-occupiers. Huttons Data Analytics estimated about 90% were buying to live in, most of them already residing in Districts 19 and 20.
• Mostly private-home owners. The same estimate put roughly 70% of buyers at private addresses and 30% at HDB addresses.
• Families buying together. Huttons counted 215 units bought through multiple purchases, including extended families who want to live near each other.
• Singaporean-led. The developers said most buyers were Singaporeans buying for own stay and investment.

These are agency estimates and developer statements, not official URA caveat data. URA’s monthly developer sales release will give a fuller picture.

My read as an agent

Three things lined up here. The location is established: buyers were not betting on a future town, they were buying into schools, food and nature parks they already use. The MRT link is direct, with a sheltered walkway to Upper Thomson station on the Thomson-East Coast Line. And the entry quantum was manageable for the area, with launch prices reported from about S$1.54 million for a two-bedroom and S$2.50 million for a three-bedroom.

What I take from the unit-type split is that family buyers are prepared to stretch for a usable layout rather than settle for the lowest price. That is useful context for anyone weighing a two-bedroom here against a three-bedroom elsewhere.

One caution. A strong launch weekend says a lot about demand today. It says nothing certain about future prices. Thomson Reserve is a 1,268-unit project, so when owners later resell, many similar units may be on the market at the same time. Choose your stack and layout as if you will one day need to stand out among them.

What is still available

Yes, there are still homes left. ERA is one of the appointed marketing agencies for Thomson Reserve, so I can see the developer’s live availability. As at 2 November 2026, 127 homes were still open, almost all of them two-bedroom layouts. Availability and prices change daily, so I confirm the live list and current prices with you before any decision.

A few things worth knowing before you look:

• The cheapest unit is not always the better buy. A 678 sq ft premium two-bedroom on a lower floor can work out to a similar or lower psf than a 592 sq ft unit higher up. My floor plan selection guide covers how to weigh the extra space against floor, facing and view.
• Within one unit size, floor and outlook drive the price gap. Decide what you actually value, such as greenery, a quieter facing or a higher floor, before comparing prices.
• Remaining homes are not spread evenly across the blocks. When several similar units sit in the same stack, check what sets your unit apart, because those neighbours are also your future resale competition.

Should you still consider Thomson Reserve?

It may suit you if you live or work around Thomson, Bishan or Ang Mo Kio and want to stay in a familiar area, if a two-bedroom fits your household for the next several years, or if direct MRT access matters more to you than maximum floor area per dollar. You will also need to be comfortable with progressive payments and a TOP expected in the second half of 2030; my progressive payment guide walks through the stages.

It is better to look elsewhere if you need three bedrooms or more, because those layouts are gone here, if you need to move in soon, or if you are counting on a quick resale gain. If you are upgrading from an HDB flat and the timeline is tight, my comparison of new launch and resale condos for HDB upgraders covers the trade-offs.

For the full project background, layouts and location notes, see my Thomson Reserve project review.

If you missed out: the next launches to watch

PropNex’s Kelvin Fong described Thomson Reserve as the last major private launch scheduled for 2026, and expects 2027 launches in established areas near MRT stations, with manageable quantum, to find buyers. Two projects I am tracking closely fit that description and may interest families who missed the three- and four-bedroom units here.

One Chuan Grove at Lorong Chuan will have 1,056 homes about 250m from Lorong Chuan MRT on the Circle Line, with a preliminary preview target of 13 February 2027. Hougang Central Residences, a working title until the developer confirms the name, is an integrated site where HDB indicates about 835 homes alongside the Hougang Central transport hub; launch details are still pending.

Waiting for the next launch is not automatically better. You give up a known product and price today for an unknown one later. But if Thomson Reserve’s remaining layouts do not fit how your family lives, it is reasonable to compare against these, and against nearby resale, before committing. You can also browse all my new launch project reviews.

FAQ

Disclosure: ERA Realty Network is one of the appointed marketing agencies for Thomson Reserve, and Melvin Tan may receive a commission if you purchase through him.

This article provides general information. Sales figures, availability and buyer estimates are as reported on the dates stated and may change. It is not financial, legal or investment advice, and past launch performance does not indicate future prices or returns. Verify current availability, prices and project details with official developer materials before making a commitment.