RPS · Resale Project Scorecard
Thomson Grove — Grade B
RPS score 6.44/10 · D26 · Mandai, Upper Thomson · 116 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 1984
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.73% — near-median performance within its 1984-era cohort (61th percentile).
1 primary school within 1km (ANDERSON PRIMARY SCHOOL, 0.57km away). Adequate but narrow school optionality.
116 units — boutique development. Lower transaction frequency and limited shared facilities.
110m from Lentor Mrt Stn (TE5) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 1.80% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 2.06km, far enough that the impact on this project is modest.
Primary schools within 1km: Anderson Primary School.
The verdict· Scores updated September 2026
Thomson Grove scores 6.44 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 702nd of 2,357 resale condos scored in Singapore and 7th of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (0/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns.
See all 14 scored condos in District 26 (Mandai, Upper Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Thomson Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,437 psf, median price $3.41M. Median PSF is down 13.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,660 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,603 psf | $2.38M |
| Jan–Mar 2026 | 1 | $1,444 psf | $4.18M |
| Apr–Jun 2026 | 1 | $1,429 psf | $4.14M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,437 psf | $3.41M |
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 Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 702nd of 2,357, scores updated September 2026.
- Is Thomson Grove a good buy in 2026?
- Thomson Grove scores 6.44/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 702nd of 2,357 Singapore resale condos and 7th of 14 in District 26 (Mandai, Upper Thomson). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, 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 Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Thomson Grove, at a median of $1,437 psf and a median price of $3.41M (range $1,400 psf to $1,806 psf). The median PSF is down 13.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,660 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 Grove from the nearest MRT station?
- Thomson Grove is about 110m from Lentor MRT (TE5), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Thomson Grove compare with Bullion Park?
- Bullion Park is the project scored next to Thomson Grove on the District 26 ranking: 6.65 (Grade A) against Thomson Grove's 6.44 (Grade B). Thomson Grove scores higher on MRT Proximity (10 vs 8) and Project's Historical Performance (7 vs 6); Bullion Park scores higher on Project Size (5 vs 8) and Rental Yield (0 vs 3).
- Which primary schools are within 1km of Thomson Grove?
- One primary school is within 1km of Thomson Grove: Anderson Primary School. 1 primary school within 1km (ANDERSON PRIMARY SCHOOL, 0.57km away). Adequate but narrow school optionality. Thomson Grove scores 7/10 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 Grove, and how big is the project?
- Thomson Grove is freehold, completed in 1984, has 116 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 116 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Thomson Grove in Mandai, Upper 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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