Resale Project Scorecard
Thomson Three
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 2016 · 445 units
Grade S, 8.02 out of 10, the 6th 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
- 85 yrs
- Resales, 12 months to Oct 2026
- 22
- To Upper Thomson MRT
- 190 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Thomson Three Score
- S
- Grade
- Score out of 10
- 8.02
- Highest score among 44 resale condos in District 20
- 6th
Top-tier project across nearly every dimension. Standout strengths: MRT access, schools. Key weaknesses: rental yield.
Project's Historical Performance25%9/10
Avg Ann. of +3.12% — top-quartile performance within its 2016-era cohort (82nd percentile).
The district median is 7/10.
Primary School Effect20%9/10
1 primary school within 1km (Ai Tong School, 0.34km 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
445 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%10/10
190 m from Upper Thomson MRT (TE8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.68% — below-average income return.
The district median is 3/10.
Tenure10%8/10
99YR tenure — about 85 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 0.54km. 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 Three scores 8.02
Thomson Three scores 8.02 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 98th of 2,350 resale condos scored in Singapore and 6th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (9/10); its weakest is Rental Yield (3/10).
| Factor | This condoThomson Three | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 72% 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% | 10/10 | 9/10 | +0.13 | 74% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 28% 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 Three 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 Three Prices
By unit type at Thomson Three
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom495 sq ft | 495 sq ft | $835,000 to $960,000 | $1,853 psf | 4 |
| 2-bedroom732 sq ft | 732 sq ft | $1.50M to $1.59M | $2,156 psf | 6 |
| 3-bedroom1,141 sq ft | 1,141 sq ft | $2.29M to $2.69M | $2,305 psf | 11 |
Past transactions at Thomson Three
22 resales, Nov 2025 to Oct 2026 · median $2,162 psf · $835,000 to $2,900,000 · 19 of the 19 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Sep 2026 | 41 Bright Hill Drive | 20 | #20-04041BR · Blk 41 | 1BR | 495 | $1,939 | $960,000 | Resale |
| 1 Sep 2026 | 41 Bright Hill Drive | 13 | #13-04041BR · Blk 41 | 1BR | 495 | $1,848 | $915,000 | Resale |
| 31 Aug 2026 | 45 Bright Hill Drive | 5 | #05-16161BR · Blk 45 | 1BR | 495 | $1,686 | $835,000 | Resale |
| 30 Jul 2026 | 45 Bright Hill Drive | 14 | #14-19192BR · Blk 45 | 2BR | 732 | $2,159 | $1,580,000 | Resale |
| 20 Jul 2026 | 43 Bright Hill Drive | 15 | #15-09091BR · Blk 43 | 1BR | 495 | $1,858 | $920,000 | Resale |
| 3 Jul 2026 | 43 Bright Hill Drive | 17 | #17-13132BR · Blk 43 | 2BR | 732 | $2,170 | $1,588,000 | Resale |
| 12 Jun 2026 | 41 Bright Hill Drive | 6 | #06-02023BR · Blk 41 | 3BR | 1,141 | $2,279 | $2,600,000 | Resale |
| 9 Jun 2026 | 41 Bright Hill Drive | 3 | #03-03033BR · Blk 41 | 3BR | 1,044 | $2,192 | $2,288,888 | Resale |
| 8 Jun 2026 | 41 Bright Hill Drive | 1 | #01-02023BR · Blk 41 | 3BR | 1,259 | $1,922 | $2,420,000 | Resale |
| 8 Jun 2026 | 41 Bright Hill Drive | 4 | #04-06063BR · Blk 41 | 3BR | 1,141 | $2,362 | $2,695,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | 2 | $2,225 psf | $2,115 psf |
| Dec 2025 | 1 | — | $1,961 psf |
| Jan 2026 | 1 | — | $2,048 psf |
| Feb 2026 | 3 | $2,318 psf | $1,986 psf |
| Mar 2026 | — | — | $1,893 psf |
| Apr 2026 | 4 | $2,186 psf | $1,889 psf |
| May 2026 | 1 | — | $2,019 psf |
| Jun 2026 | 4 | $2,236 psf | $2,084 psf |
| Jul 2026 | 3 | $2,159 psf | $1,960 psf |
| Aug 2026 | 1 | — | $1,987 psf |
| Sep 2026 | 2 | $1,894 psf | $1,933 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 16 of 24 in D20 and 336 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 Three Rent
- Median rent a month
- $3,100 to $7,000
- Gross yield
- 2.4% to 4.1%
- Rental contracts
- 92
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,000 to $3,200 | 4.1% | 21 |
| 2-bedroom | $3,820 | $3,800 to $3,900 | 2.9% | 50 |
| 3-bedroom | $5,000 | $4,830 to $5,200 | 2.4% | 18 |
| 4-bedroom | $7,000 | — | — | 3 |
Rental contracts at Thomson Three
92 contracts, Sep 2025 to Aug 2026 · median $3,819 a month · $2,500 to $7,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,000 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,750 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,000 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,200 |
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 Three By stack
- Highest, stack 10
- $2,205 psf
- Lowest, stack 09
- $1,729 psf
- Stacks with 2+ resales
- 20
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,024 psf | 732 sq ft | Levels 2 to 19 | 8 |
| 02 | $1,922 psf | 1,141 sq ft | Levels 1 to 21 | 5 |
| 03 | $2,135 psf | 1,044 sq ft | Levels 2 to 16 | 6 |
| 04 | $1,833 psf | 495 sq ft | Levels 3 to 20 | 8 |
| 05 | $1,984 psf | 1,044 sq ft | Levels 7 to 21 | 5 |
| 06 | $1,889 psf | 1,141 sq ft | Levels 1 to 19 | 6 |
| 07 | $2,077 psf | 732 sq ft | Levels 1 to 12 | 7 |
| 08 | $1,952 psf | 1,485 sq ft | Levels 3 to 17 | 5 |
Show the other 12 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,729 psf | 495 sq ft | Levels 1 to 21 | 12 |
| 10 | $2,205 psf | 1,055 sq ft | Levels 3 to 19 | 6 |
| 11 | $1,922 psf | 710 sq ft | Levels 4 to 20 | 4 |
| 12 | $1,756 psf | 732 sq ft | Levels 7 to 21 | 6 |
| 13 | $2,049 psf | 732 sq ft | Levels 11 to 19 | 5 |
| 15 | $1,795 psf | 1,044 sq ft | Levels 13 to 17 | 2 |
| 16 | $1,762 psf | 495 sq ft | Levels 5 to 21 | 6 |
| 17 | $1,881 psf | 1,044 sq ft | Levels 5 to 20 | 6 |
| 18 | $2,182 psf | 1,141 sq ft | Levels 5 to 20 | 4 |
| 19 | $2,022 psf | 732 sq ft | Levels 1 to 21 | 7 |
| 20 | $1,735 psf | 732 sq ft | Levels 3 to 20 | 9 |
| 21 | $2,082 psf | 1,141 sq ft | Levels 8 to 20 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Thomson Three Notes
How these numbers are worked out
- Grade S places Thomson Three 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: $2,162 psf at Thomson Three 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 $2,049 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 22 resale caveats at Thomson Three ranged from $1,686 psf to $2,362 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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), 190 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 Three for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.