Resale Project Scorecard
Thomson View Condo
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 1987 · 254 units
Grade B, 5.69 out of 10, the 42nd 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
- 48 yrs
- Resales, 12 months to Oct 2026
- 0
- To Upper Thomson MRT
- 280 m
Background: Ang Mo Kio, Bishan, Thomson, not this condo. Photo credits
Thomson View Condo Score
- B
- Grade
- Score out of 10
- 5.69
- Highest score among 44 resale condos in District 20
- 42nd
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, MRT access. Key weaknesses: tenure, schools.
Project's Historical Performance25%9/10
Avg Ann. of +6.05% — top-quartile performance within its 1987-era cohort (86th percentile).
The district median is 7/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 9/10.
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
254 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%9/10
280 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 2.66% — below-average income return.
The district median is 3/10.
Tenure10%2/10
99YR tenure — about 48 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
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 0.58km. 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 View Condo scores 5.69
Thomson View Condo scores 5.69 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1473rd of 2,350 resale condos scored in Singapore and 42nd of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Project's Historical Performance (9/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condoThomson View Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 72% of district |
| Primary School Effect20% | 1/10 | 9/10 | −1.60 | 0% 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% | 3/10 | 3/10 | ±0.00 | 28% of district |
| Tenure10% | 2/10 | 8/10 | −0.60 | 0% 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 View Condo 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 View Condo Prices
No resale at Thomson View Condo in the 12 months to October 2026.
Past transactions at Thomson View Condo
6 resales, Nov 2021 to Oct 2026 · median $1,310 psf · $1,700,000 to $2,500,000 · 4 of the 4 with a purchase on record sold at a profit
| Sale | |||||||
|---|---|---|---|---|---|---|---|
| 20 Oct 2023 | 23 | #23-08081BR | 1BR | 1,313 | $1,295 | $1,700,000 | Resale |
| 8 Sep 2023 | 12 | #12-01011BR | 1BR | 1,313 | $1,384 | $1,818,000 | Resale |
| 18 Aug 2023 | 6 | #06-01011BR | 1BR | 1,313 | $1,317 | $1,730,000 | Resale |
| 30 May 2023 | 25 | #25-04041BR | 1BR | 1,313 | $1,317 | $1,730,000 | Resale |
| 14 Apr 2023 | 26 | #26-07072BR | 2BR | 2,024 | $1,235 | $2,500,000 | Resale |
| 5 Dec 2022 | 12 | #12-05051BR | 1BR | 1,313 | $1,302 | $1,710,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,552 psf |
| Feb–Apr 2022 | — | — | $1,566 psf |
| May–Jul 2022 | — | — | $1,548 psf |
| Aug–Oct 2022 | — | — | $1,664 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,709 psf |
| Feb–Apr 2023 | 1 | — | $1,741 psf |
| May–Jul 2023 | 1 | — | $1,768 psf |
| Aug–Oct 2023 | 3 | $1,317 psf | $1,689 psf |
| Nov 2023 – Jan 2024 | — | — | $1,754 psf |
| Feb–Apr 2024 | — | — | $1,803 psf |
| May–Jul 2024 | — | — | $1,777 psf |
| Aug–Oct 2024 | — | — | $1,875 psf |
| Nov 2024 – Jan 2025 | — | — | $1,835 psf |
| Feb–Apr 2025 | — | — | $1,876 psf |
| May–Jul 2025 | — | — | $1,853 psf |
| Aug–Oct 2025 | — | — | $1,947 psf |
| Nov 2025 – Jan 2026 | — | — | $2,048 psf |
| Feb–Apr 2026 | — | — | $1,894 psf |
| May–Jul 2026 | — | — | $2,002 psf |
| Aug–Oct 2026 | — | — | $1,977 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Thomson View Condo Notes
How these numbers are worked out
- Grade B places Thomson View Condo 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 (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1987, 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), 280 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 View Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.