RPS · Resale Project Scorecard
Thomson Plaza — Grade B
RPS score 5.86/10 · D20 · Ang Mo Kio, Bishan, Thomson · 20 units · scored across 7 weighted factors — methodology published.
99YR · Unknown · TOP 1979
Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, tenure.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 2/10
- Future Transformation6% weight
- 4/10
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.
1 primary school within 1km (AI TONG SCHOOL, 0.70km away). Adequate but narrow school optionality.
20 units — very small project; niche product with thin resale market.
290m from Upper Thomson Mrt Stn (TE8) — direct, walk-in MRT access. Strong commuter appeal.
District rental yield 2.76% used as proxy (project-level rental data unavailable) — below-average yield for the area.
99YR tenure — about 49 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
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.
Primary schools within 1km: AI TONG School.
The verdict· Scores updated September 2026
Thomson Plaza scores 5.86 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1211th of 2,357 resale condos scored in Singapore and 38th 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 Tenure (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, tenure.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Thomson Plaza
URA REALIS records no resale transactions at Thomson Plaza in the 12 months to September 2026. The Historical Performance factor (7/10) is scored on 10-year price performance against same-vintage peers instead.
Thomson Plaza: frequently asked questions
Answers generated from the scorecard data — RPS rank 1211th of 2,357, scores updated September 2026.
- Is Thomson Plaza a good buy in 2026?
- Thomson Plaza scores 5.86/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1211th of 2,357 Singapore resale condos and 38th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: total returns, tenure. 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 Plaza?
- URA REALIS records no resale transactions at Thomson Plaza in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (7/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Thomson Plaza from the nearest MRT station?
- Thomson Plaza is about 290m from Upper Thomson MRT (TE8), 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 Plaza compare with Adana @ Thomson?
- Adana @ Thomson is the project scored next to Thomson Plaza on the District 20 ranking: 5.86 (Grade B) against Thomson Plaza's 5.86 (Grade B). Thomson Plaza scores higher on MRT Proximity (9 vs 6) and Project's Historical Performance (7 vs 5); Adana @ Thomson scores higher on Tenure (2 vs 10) and Rental Yield (2 vs 3).
- Which primary schools are within 1km of Thomson Plaza?
- One primary school is within 1km of Thomson Plaza: AI TONG School. 1 primary school within 1km (AI TONG SCHOOL, 0.70km away). Adequate but narrow school optionality. Thomson Plaza 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 Plaza, and how big is the project?
- Thomson Plaza is 99-year leasehold, completed in 1979, has 20 units, developed by Unknown. 99YR tenure — about 49 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention. 20 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Thomson Plaza 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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