RPS · Resale Project Scorecard
Thomson Three — Grade S
RPS score 7.89/10 · D20 · Ang Mo Kio, Bishan, Thomson · 445 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.12% — top-quartile performance within its 2016-era cohort (82th percentile).
1 primary school within 1km (AI TONG SCHOOL, 0.40km away). Adequate but narrow school optionality.
445 units — good project size supporting active resale market and adequate facilities.
380m from Upper Thomson Mrt Stn (TE8) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.68% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Bright Hill MRT CRL interchange (CR13, CRL1) at 0.54km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: AI TONG School.
The verdict· Scores updated September 2026
Thomson Three scores 7.89 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 109th of 2,357 resale condos scored in Singapore and 7th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Project's Historical Performance (9/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. 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 Three
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $2,156 psf, median price $1.94M. Median PSF is up 4.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,070 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,995 psf | $1.57M |
| Jan–Mar 2026 | 4 | $2,321 psf | $2.46M |
| Apr–Jun 2026 | 9 | $2,192 psf | $2.42M |
| Jul–Sep 2026 | 6 | $1,899 psf | $940,000 |
| 12-month total | 24 | $2,156 psf | $1.94M |
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 Three: frequently asked questions
Answers generated from the scorecard data — RPS rank 109th of 2,357, scores updated September 2026.
- Is Thomson Three a good buy in 2026?
- Thomson Three scores 7.89/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 109th of 2,357 Singapore resale condos and 7th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. 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 Three?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at Thomson Three, at a median of $2,156 psf and a median price of $1.94M (range $1,686 psf to $2,362 psf). The median PSF is up 4.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,070 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 Three from the nearest MRT station?
- Thomson Three is about 380m 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 Three compare with Sky Habitat?
- Sky Habitat is the project scored next to Thomson Three on the District 20 ranking: 7.92 (Grade S) against Thomson Three's 7.89 (Grade S). Thomson Three scores higher on Project's Historical Performance (9 vs 7) and Future Transformation (5 vs 3); Sky Habitat scores higher on Project Size (8 vs 10) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of Thomson Three?
- One primary school is within 1km of Thomson Three: AI TONG School. 1 primary school within 1km (AI TONG SCHOOL, 0.40km away). Adequate but narrow school optionality. Thomson Three 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 Three, and how big is the project?
- Thomson Three is 99-year leasehold, completed in 2016, has 445 units, developed by UOL Group. 99YR tenure — about 85 years remaining — no near-term decay concern. 445 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Ang Mo Kio & Bishan, Ranked by the Data
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