RPS · Resale Project Scorecard
Thomson Grand — Grade A
RPS score 7.29/10 · D20 · Ang Mo Kio, Bishan, Thomson · 361 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2015
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.70% — near-median performance within its 2015-era cohort (67th percentile).
2 primary schools within 1km (nearest: AI TONG SCHOOL at 0.59km). Exceptional school catchment — strong appeal for families with young children.
361 units — good project size supporting active resale market and adequate facilities.
370m from Bright Hill Mrt Stn (TE7) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.39% — weak income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
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.
Primary schools within 1km: AI TONG School, CHIJ ST. Nicholas Girls' School (Primary).
The verdict· Scores updated September 2026
Thomson Grand scores 7.29 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 237th of 2,357 resale condos scored in Singapore and 16th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Thomson Grand
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,819 psf, median price $2.57M. Median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,785 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,808 psf | $2.43M |
| Jan–Mar 2026 | 7 | $1,882 psf | $2.57M |
| Apr–Jun 2026 | 4 | $1,797 psf | $2.13M |
| Jul–Sep 2026 | 4 | $1,954 psf | $2.71M |
| 12-month total | 19 | $1,819 psf | $2.57M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Thomson Grand: frequently asked questions
Answers generated from the scorecard data — RPS rank 237th of 2,357, scores updated September 2026.
- Is Thomson Grand a good buy in 2026?
- Thomson Grand scores 7.29/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 237th of 2,357 Singapore resale condos and 16th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Thomson Grand?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Thomson Grand, at a median of $1,819 psf and a median price of $2.57M (range $1,379 psf to $1,991 psf). The median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,785 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Thomson Grand from the nearest MRT station?
- Thomson Grand is about 370m from Bright Hill MRT (TE7), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Thomson Grand compare with Sin Ming Plaza?
- Sin Ming Plaza is the project scored next to Thomson Grand on the District 20 ranking: 7.36 (Grade A) against Thomson Grand's 7.29 (Grade A). Thomson Grand scores higher on Project Size (8 vs 5) and Rental Yield (2 vs 1); Sin Ming Plaza scores higher on Project's Historical Performance (7 vs 9) and Tenure (8 vs 10).
- Which primary schools are within 1km of Thomson Grand?
- 2 primary schools are within 1km of Thomson Grand: AI TONG School, CHIJ ST. Nicholas Girls' School (Primary). 2 primary schools within 1km (nearest: AI TONG SCHOOL at 0.59km). Exceptional school catchment — strong appeal for families with young children. Thomson Grand scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Thomson Grand, and how big is the project?
- Thomson Grand is 99-year leasehold, completed in 2015, has 361 units, developed by Sim Lian Group. 99YR tenure — about 83 years remaining — no near-term decay concern. 361 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Thomson Grand in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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