Thomson Three
137 filed transactions · District 20 · RCR
S$1,559k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,558,888Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 137
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Thomson Three only. Median S$1,808 psf up top from 48 sales, S$1,922 psf low down from 28.
Middle of 5 projects in District 20 that clear the bar — half fall between +1.2% and +7.9%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,750 | 371 |
| 06-10 | S$2,007 | 176 |
| 11-15 | S$2,048 | 168 |
| 16-20 | S$2,104 | 185 |
| 21-25 | S$2,177 | 112 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- Ai Tong School398m
3 more between 1km and 2km
- Catholic High School1.5km
- Ang Mo Kio Primary School1.6km
- CHIJ St. Nicholas Girls' School1.8km
- Upper Thomson194m
- Bright Hill542m
- Marymount1.3km
- Hawker centreShunfu Road Blk 320 (Shunfu Mart)864m
- ParkJalan Sembilang Park312m
- Other schoolsPeirce Secondary School1.0km
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 37 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Bishan Point | 290m | 2026-06 | 26-30 | 118 sqm | $1,897 |
| Bishan Point | 290m | 2026-04 | 26-30 | 87 sqm | $1,856 |
| Bishan Point | 290m | 2026-02 | 26-30 | 87 sqm | $1,794 |
| Bishan Point | 290m | 2026-02 | 26-30 | 87 sqm | $1,828 |
| Country Esquire | 292m | 2026-02 | 11-15 | 156 sqm | $2,025 |
| Bishan Point | 290m | 2025-08 | 11-15 | 110 sqm | $1,823 |
| Bishan Point | 290m | 2025-04 | 31-35 | 244 sqm | $1,409 |
| Bishan Point | 290m | 2025-03 | 26-30 | 110 sqm | $1,848 |
| Bishan Point | 290m | 2025-03 | 26-30 | 110 sqm | $1,757 |
| Landed · Bright Hill Crescent | 243m | 2025-02 | — | 215 sqm | $2,523 |
| 3BHC | 165m | 2025-01 | — | 585 sqm | $866 |
| Bishan Point | 290m | 2024-12 | 21-25 | 87 sqm | $1,687 |
| 3BHC | 165m | 2024-09 | — | 454 sqm | $855 |
| 3BHC | 165m | 2022-04 | — | 451 sqm | $731 |
The 14 most recent are listed, out of 37 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.
The afternoon sun, and what is approved in it247°–293°
Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.
Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.
Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.
Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.
The land under Thomson Three
HDB put this parcel out to tender and names Thomson Three as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.
- Tender launched20 Jun 2012
- Tender closed7 Aug 20126 bids received
- Awarded10 Aug 2012UVD Pte. Ltd.
- Winning tenderS$291,500,000S$7,748 per sq m of gross floor area · S$720 per sq ft
- Parcel
- Bishan S8 Bright Hill Drive
- Site area
- 13,437 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.8
- Gross floor area
- 37,624 sq m
- Sold as
- Condominium
Every bid — all 6, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | UVD Pte. Ltd. | S$291,500,000 | — |
| 2 | FCL Topaz Pte. Ltd., Far East Orchard Limited and Seikisui House, Ltd. | S$246,800,000 | S$44,700,000 · 15.3% |
| 3 | Qingjiang Realty (South Pacific) Group Pte Ltd | S$245,870,000 | S$45,630,000 · 15.7% |
| 4 | Verspring Properties Pte. Ltd. | S$243,000,000 | S$48,500,000 · 16.6% |
| 5 | Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and Hoi Hup J.V. Development Pte Ltd | S$230,870,000 | S$60,630,000 · 20.8% |
| 6 | Wee Hur Development Pte Ltd | S$206,200,000 | S$85,300,000 · 29.3% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 10 Aug 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Thomson Three”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.