Resale Project Scorecard
Thomson Impressions
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 2018 · 288 units
Grade S, 7.69 out of 10, the 8th 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
- 88 yrs
- Resales, 12 months to Oct 2026
- 17
- To Bright Hill MRT
- 320 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Thomson Impressions Score
- S
- Grade
- Score out of 10
- 7.69
- Highest score among 44 resale condos in District 20
- 8th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Project's Historical Performance25%7/10
Avg Ann. of +3.11% — near-median performance within its 2018-era cohort (66th percentile).
The district median is 7/10.
Primary School Effect20%9/10
1 primary school within 1km (Ai Tong School, 0.22km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 9/10.
- Ai Tong 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
288 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%9/10
320 m from Bright Hill MRT (TE7 / CR13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%6/10
Rental yield of 3.54% — above-average income return.
The district median is 3/10.
Tenure10%8/10
99YR tenure — about 88 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 0.30km. 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 Impressions scores 7.69
Thomson Impressions scores 7.69 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 149th of 2,350 resale condos scored in Singapore and 8th 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 Future Transformation (5/10).
| Factor | This condoThomson Impressions | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 30% 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% | 6/10 | 3/10 | +0.30 | 86% 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 Impressions 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 Impressions Prices
By unit type at Thomson Impressions
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom463 sq ft | 463 sq ft | $825,000 to $900,000 | $1,871 psf | 6 |
| 2-bedroom748 sq ft | 748 sq ft | $1.49M to $1.64M | $2,136 psf | 6 |
| 3-bedroom1,055 sq ft | 1,055 sq ft | $2.38M to $2.63M | $2,256 psf | 5 |
Past transactions at Thomson Impressions
17 resales, Nov 2025 to Oct 2026 · median $2,126 psf · $825,000 to $2,630,000 · all 17 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Sep 2026 | 3 Lorong Puntong | 17 | #17-14141BR · Blk 3 | 1BR | 463 | $1,944 | $900,000 | Resale |
| 8 Sep 2026 | 3 Lorong Puntong | 9 | #09-10101BR · Blk 3 | 1BR | 463 | $1,815 | $840,000 | Resale |
| 3 Sep 2026 | 3 Lorong Puntong | 12 | #12-13131BR · Blk 3 | 1BR | 463 | $1,901 | $880,000 | Resale |
| 1 Sep 2026 | 3 Lorong Puntong | 8 | #08-16162BR · Blk 3 | 2BR | 764 | $2,126 | $1,625,000 | Resale |
| 21 Aug 2026 | 3 Lorong Puntong | 13 | #13-16162BR · Blk 3 | 2BR | 764 | $2,146 | $1,640,000 | Resale |
| 21 Jul 2026 | 3 Lorong Puntong | 4 | #04-10101BR · Blk 3 | 1BR | 463 | $1,782 | $825,000 | Resale |
| 24 Jun 2026 | 3 Lorong Puntong | 16 | #16-15153BR · Blk 3 | 3BR | 1,055 | $2,465 | $2,600,000 | Resale |
| 9 Jun 2026 | 1 Lorong Puntong | 2 | #02-03033BR · Blk 1 | 3BR | 1,195 | $2,198 | $2,626,000 | Resale |
| 26 May 2026 | 3 Lorong Puntong | 4 | #04-11113BR · Blk 3 | 3BR | 1,055 | $2,256 | $2,380,000 | Resale |
| 29 Apr 2026 | 1 Lorong Puntong | 12 | #12-01011BR · Blk 1 | 1BR | 463 | $1,875 | $868,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | 3 | $2,146 psf | $2,115 psf |
| Dec 2025 | 1 | — | $1,961 psf |
| Jan 2026 | — | — | $2,048 psf |
| Feb 2026 | 1 | — | $1,986 psf |
| Mar 2026 | 1 | — | $1,893 psf |
| Apr 2026 | 2 | $1,969 psf | $1,889 psf |
| May 2026 | 1 | — | $2,019 psf |
| Jun 2026 | 2 | $2,332 psf | $2,084 psf |
| Jul 2026 | 1 | — | $1,960 psf |
| Aug 2026 | 1 | — | $1,987 psf |
| Sep 2026 | 4 | $1,923 psf | $1,933 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.3% a year, ranked 17 of 24 in D20 and 377 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 Impressions Rent
- Median rent a month
- $3,000 to $5,100
- Gross yield
- 2.4% to 4.2%
- Rental contracts
- 61
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $3,000 to $3,100 | 4.2% | 37 |
| 2-bedroom | $3,900 | $3,800 to $4,000 | 2.9% | 15 |
| 3-bedroom | $5,100 | $5,000 to $5,400 | 2.4% | 9 |
Rental contracts at Thomson Impressions
62 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,500 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,150 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $5,100 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,950 |
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 Impressions By stack
- Highest, stack 15
- $2,322 psf
- Lowest, stack 10
- $1,793 psf
- Stacks with 2+ resales
- 16
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,815 psf | 463 sq ft | Levels 4 to 18 | 8 |
| 02 | $1,992 psf | 1,195 sq ft | Levels 2 to 7 | 4 |
| 03 | $2,017 psf | 1,195 sq ft | Levels 2 to 10 | 4 |
| 04 | $1,826 psf | 463 sq ft | Levels 3 to 11 | 6 |
| 05 | $1,851 psf | 463 sq ft | Levels 3 to 17 | 6 |
| 06 | $1,899 psf | 1,588 sq ft | Levels 16 to 19 | 2 |
| 07 | $1,950 psf | 764 sq ft | Levels 6 to 18 | 7 |
| 08 | $2,029 psf | 732 sq ft | Levels 7 to 16 | 3 |
Show the other 8 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,851 psf | 732 sq ft | Levels 4 to 11 | 3 |
| 10 | $1,793 psf | 463 sq ft | Levels 3 to 18 | 13 |
| 11 | $2,046 psf | 1,055 sq ft | Levels 4 to 18 | 5 |
| 12 | $1,858 psf | 1,055 sq ft | Levels 1 to 17 | 5 |
| 13 | $1,897 psf | 463 sq ft | Levels 2 to 18 | 5 |
| 14 | $1,875 psf | 463 sq ft | Levels 5 to 17 | 3 |
| 15 | $2,322 psf | 1,055 sq ft | Levels 13 to 17 | 4 |
| 16 | $2,015 psf | 764 sq ft | Levels 1 to 13 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Thomson Impressions Notes
How these numbers are worked out
- Grade S places Thomson Impressions 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: $2,126 psf at Thomson Impressions 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 $1,901 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.
- 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 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 Impressions ranged from $1,782 psf to $2,465 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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), 320 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 Impressions for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.