Resale Project Scorecard
Thomson Grand
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 2015 · 361 units
Grade S, 7.49 out of 10, the 12th highest score among 44 resale condos in District 20.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 83 yrs
- Resales, 12 months to Oct 2026
- 17
- To Bright Hill MRT
- 290 m
Artist's impression: Luxury Green Development Pte Ltd
Thomson Grand Score
- S
- Grade
- Score out of 10
- 7.49
- Highest score among 44 resale condos in District 20
- 12th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield.
Project's Historical Performance25%7/10
Avg Ann. of +1.70% — near-median performance within its 2015-era cohort (67th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Ai Tong School at 0.45km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Ai Tong School
- CHIJ St. Nicholas Girls' School (Primary)
- Ang Mo Kio Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
361 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%9/10
290 m from Bright Hill MRT (TE7 / CR13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%2/10
Rental yield of 2.39% — weak income return.
The district median is 3/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Bright Hill MRT CRL interchange (CR13, CRL1) at 0.48km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Thomson Grand scores 7.49
Thomson Grand scores 7.49 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 194th of 2,350 resale condos scored in Singapore and 12th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10).
| Factor | This condoThomson Grand | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 84% of district |
| Project Size16% | 8/10 | 7.5/10 | +0.08 | 51% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 28% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 37% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 70% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Thomson Grand and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Thomson Grand Prices
By unit type at Thomson Grand
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom926 sq ft | 926 sq ft | $1.66M | $1,797 psf | 2 |
| 3-bedroom1,367 sq ft | 1,367 sq ft | $2.36M to $2.73M | $1,882 psf | 14 |
Past transactions at Thomson Grand
17 resales, Nov 2025 to Oct 2026 · median $1,819 psf · $1,645,000 to $2,850,000 · 16 of 17 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Aug 2026 | 21 Sin Ming Walk | 18 | #18-12123BR · Blk 21 | 3BR | 1,367 | $1,982 | $2,710,000 | Resale |
| 6 Aug 2026 | 23 Sin Ming Walk | 6 | #06-13133BR · Blk 23 | 3BR | 1,356 | $1,925 | $2,611,000 | Resale |
| 6 Aug 2026 | 27 Sin Ming Walk | 2 | #02-18184BR · Blk 27 | 4BR | 2,067 | $1,379 | $2,850,000 | Resale |
| 3 Aug 2026 | 21 Sin Ming Walk | 9 | #09-12123BR · Blk 21 | 3BR | 1,356 | $1,991 | $2,700,000 | Resale |
| 19 May 2026 | 15 Sin Ming Walk | 5 | #05-05052BR · Blk 15 | 2BR | 904 | $1,819 | $1,645,000 | Resale |
| 19 May 2026 | 25 Sin Ming Walk | 2 | #02-16163BR · Blk 25 | 3BR | 1,593 | $1,714 | $2,730,000 | Resale |
| 23 Apr 2026 | 17 Sin Ming Walk | 13 | #13-08083BR · Blk 17 | 3BR | 1,367 | $1,894 | $2,588,888 | Resale |
| 6 Apr 2026 | 11 Sin Ming Walk | 6 | #06-02022BR · Blk 11 | 2BR | 947 | $1,774 | $1,680,000 | Resale |
| 25 Mar 2026 | 25 Sin Ming Walk | 9 | #09-16163BR · Blk 25 | 3BR | 1,356 | $1,895 | $2,570,000 | Resale |
| 25 Mar 2026 | 25 Sin Ming Walk | 11 | #11-16163BR · Blk 25 | 3BR | 1,367 | $1,882 | $2,573,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | 1 | — | $2,115 psf |
| Dec 2025 | 1 | — | $1,961 psf |
| Jan 2026 | 2 | $1,811 psf | $2,048 psf |
| Feb 2026 | 2 | $1,831 psf | $1,986 psf |
| Mar 2026 | 3 | $1,882 psf | $1,893 psf |
| Apr 2026 | 2 | $1,834 psf | $1,889 psf |
| May 2026 | 2 | $1,767 psf | $2,019 psf |
| Jun 2026 | — | — | $2,084 psf |
| Jul 2026 | — | — | $1,960 psf |
| Aug 2026 | 4 | $1,954 psf | $1,987 psf |
| Sep 2026 | — | — | $1,933 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.5% a year, ranked 21 of 24 in D20 and 496 of 715 condos. See the most profitable condos in D20 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Thomson Grand Rent
- Median rent a month
- $4,080 to $5,750
- Gross yield
- 2.7% to 2.9%
- Rental contracts
- 43
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,080 | $4,000 to $4,200 | 2.9% | 23 |
| 3-bedroom | $5,750 | $5,500 to $6,200 | 2.7% | 20 |
Rental contracts at Thomson Grand
45 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $3,750 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,100 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,200 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,600 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,600 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,800 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,080 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $5,400 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $5,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Thomson Grand By stack
- Highest, stack 13
- $1,850 psf
- Lowest, stack 15
- $1,567 psf
- Stacks with 2+ resales
- 17
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,668 psf | 1,001 sq ft | Levels 3 to 20 | 8 |
| 02 | $1,687 psf | 969 sq ft | Levels 6 to 17 | 6 |
| 03 | $1,784 psf | 947 sq ft | Levels 2 to 10 | 3 |
| 05 | $1,805 psf | 963 sq ft | Levels 5 to 19 | 4 |
| 06 | $1,721 psf | 1,012 sq ft | Levels 3 to 13 | 5 |
| 07 | $1,610 psf | 1,372 sq ft | Levels 2 to 14 | 4 |
| 08 | $1,794 psf | 1,362 sq ft | Levels 3 to 14 | 6 |
| 09 | $1,633 psf | 1,405 sq ft | Levels 2 to 18 | 6 |
Show the other 9 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,818 psf | 1,367 sq ft | Levels 2 to 18 | 6 |
| 11 | $1,653 psf | 1,372 sq ft | Levels 4 to 11 | 4 |
| 12 | $1,832 psf | 1,362 sq ft | Levels 2 to 18 | 6 |
| 13 | $1,850 psf | 1,372 sq ft | Levels 6 to 14 | 2 |
| 14 | $1,682 psf | 1,367 sq ft | Levels 3 to 20 | 5 |
| 15 | $1,567 psf | 1,701 sq ft | Levels 3 to 18 | 4 |
| 16 | $1,757 psf | 1,367 sq ft | Levels 2 to 17 | 12 |
| 17 | $1,709 psf | 1,399 sq ft | Levels 5 to 20 | 5 |
| 18 | $1,630 psf | 1,668 sq ft | Levels 2 to 19 | 8 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Thomson Grand Notes
How these numbers are worked out
- Grade S places Thomson Grand in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,819 psf at Thomson Grand against $1,990 psf across District 20, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,786 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 17 resale caveats at Thomson Grand ranged from $1,379 psf to $1,991 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bright Hill MRT (TE7 / CR13), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Thomson Grand for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.