Resale Project Scorecard
Thomson Plaza
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 1979 · 20 units
Grade B, 5.99 out of 10, the 39th 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
- 49 yrs
- Resales, 12 months to Oct 2026
- 0
- To Upper Thomson MRT
- 110 m
Background: Ang Mo Kio, Bishan, Thomson, not this condo. Photo credits
Thomson Plaza Score
- B
- Grade
- Score out of 10
- 5.99
- Highest score among 44 resale condos in District 20
- 39th
Solid, middle-of-the-pack project. Standout strengths: MRT access, schools. Key weaknesses: rental yield, tenure.
Project's Historical Performance25%7/10
Avg Ann. of +6.31% — but from only 3 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
The district median is 7/10.
Primary School Effect20%9/10
1 primary school within 1km (Ai Tong School, 0.63km 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%3/10
20 units — very small project; niche product with thin resale market.
The district median is 7.5/10.
MRT Proximity13%10/10
110 m from Upper Thomson MRT (TE8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%2/10
District rental yield 2.76% used as proxy (project-level rental data unavailable) — below-average yield for the area.
The district median is 3/10.
Tenure10%2/10
99YR tenure — about 49 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Bright Hill MRT CRL interchange (CR13, CRL1) at 0.87km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Thomson Plaza scores 5.99
Thomson Plaza scores 5.99 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1212th of 2,350 resale condos scored in Singapore and 39th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are MRT Proximity (10/10) and Primary School Effect (9/10); its weakest is Tenure (2/10).
| Factor | This condoThomson Plaza | 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% | 3/10 | 7.5/10 | −0.72 | 0% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 74% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 2/10 | 8/10 | −0.60 | 0% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 28% 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 Plaza 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 Plaza Prices
No resale at Thomson Plaza in the 12 months to October 2026.
Past transactions at Thomson Plaza
1 resale, Nov 2021 to Oct 2026
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 27 Mar 2025 | 4D Marigold Drive | 0 | #00-00— | — | 3,455 | $709 | $2,450,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Thomson Plaza Notes
How these numbers are worked out
- Grade B places Thomson Plaza 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1979, 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 Upper Thomson MRT (TE8), 110 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 Plaza for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.