Executive Summary: The District 20 Value Trajectory
District 20 (Bishan, Ang Mo Kio, Upper Thomson) has consistently outperformed the broader Rest of Central Region (RCR) market over the past six years. Driven by the completion of the Thomson-East Coast Line (TEL), high demand from Ai Tong School families, and limited new supply, average condo prices have climbed steadily from ~$1,700 PSF in 2020 to over ~$2,500 PSF in 2026.
District 20 Benchmark Project Evolution
| Project Name | Launch Year | Land Rate (PSF PPR) | Launch Avg PSF | 2026 Resale Avg PSF |
|---|---|---|---|---|
| JadeScape (Shunfu) | 2018 | $989 PSF PPR | ~$1,700 PSF | $2,300 - $2,450 PSF |
| AMO Residence (Ang Mo Kio) | 2022 | $1,118 PSF PPR | ~$2,110 PSF | $2,450 - $2,650 PSF |
| Thomson Reserve (Bright Hill) | 2026 (Launched Oct) | $1,178 PSF PPR | Launch list $2,608 - $2,737 PSF (15 Oct 2026) | Developer sales: from $2,762 PSF, 125 units left (2 Nov 2026) |
Land Cost Breakdown & Break-Even Analysis ($1,178 PSF PPR)
Thomson Reserve's en bloc land acquisition price of S$810 million translates to a land rate of $1,178 PSF PPR (including land enhancement charges for a fresh 99-year lease).
Factoring in construction costs, financing, legal fees, and marketing overheads, the developer break-even cost is estimated at ~$2,050 to $2,150 PSF. At the launch-list entry pricing of $2,608–$2,737 PSF (15 October 2026), Thomson Reserve carried a leaner margin over replacement cost than most recent RCR launches; current prices on the 125 units left as of 2 November 2026 start from $2,762 PSF, about 6% higher (see the live pricing page).
Thomson Reserve: 125 units left
- 2-Bedroom33 left
- from S$1.635MS$2,762 psf
- 2-Bedroom Premium90 left
- from S$1.873MS$2,763 psf
- 5-Bedroom Suite (Private Lift)2 left
- from S$5.079MS$2,809 psf
2-Bedroom + Study, 3- and 4-bedrooms are sold out; the bounce-unit list is open. Prices and availability updated , subject to change. Handled by Law Viona (PropNex, CEA R055553G), with no commission payable by buyers.
See every unit on the price chartGet the available-unit list & prices
All 125 remaining units with stack-by-stack prices, sent to your WhatsApp. The e-brochure and floor plans download straight after.
Related Articles
Thomson Reserve Indicative PSF Analysis: Land Cost to Launch Pricing Breakdown 2026
Detailed PSF analysis of Thomson Reserve covering land cost calculations at S$1,178 PSF PPR, construction cost estimates, developer margin analysis, and indicative launch PSF by unit type. Data-driven pricing projections for 1-bedroom to 5-bedroom penthouse units.
Read Article Investment AnalysisThomson View En Bloc History & Land Cost Breakdown: S$1,178 PSF PPR (2026)
Full historical record of the Thomson View en bloc acquisition. See how Tamarind Development (UOL, SingLand, CapitaLand) secured the S$810M site at $1,178 PSF PPR for Thomson Reserve.
Read Article Investment AnalysisInvestment Analysis: S$810M En Bloc vs AMO Residence Track Record
In-depth investment analysis comparing Thomson Reserve's S$810M en bloc land cost (S$1,178 PSF PPR) to AMO Residence's proven District 20 performance. 18% capital gains in 3 years.
Read Article