Thomson Reserve
All 1,268 homes, stack by stack — the sun into each one, what stands in front of it and what it should cost — before the price list is out. Then your ballot number, replayed against your shortlist.
Preview targeted from 16 October 2026 · 99-year leasehold from 14 July 2026 · keys by 27 February 2031 · Upper Thomson MRT Exit 2 is 51 m from Block 1
Shervin’s shortlist for Thomson Reserve
Which home of each size would Shervin choose — and at what price would he walk away?
He has ranked all 1,268 homes within their size: on what sold out first in the biggest launches since 2025, and on what each home actually gets — its sun, what stands in front of it, the road, a second side — worked out floor by floor. The report tells you his pick of each size, whether the homes on your list made it, and a walkaway price for each.
Get the report — free- 129,696
- filed private sales read, from URA
- 45
- launches measured, floor by floor, since 2023
- 12
- sell-outs since 2025, for what went first
- 15,216
- days of sun worked out, every home, every month
1How many bedrooms, and up to how much?
1,268 homes fit, in 55 stacks. Prices are estimates until the developer’s price list is out.
2Pick a stack
A stack is the same home on every floor. Where it faces decides its sun and what it looks at.
Will your homes still be there?booking day, replayed 800 times
Everyone who submits an EOI gets a ballot number. On booking day numbers are called in order, and each buyer chooses from what is left. This replays that day against your list, so you know how far down it you may have to go.
The EOI count and any early day are the developer’s to announce — until then these are what-ifs. Of the ballot holders who turn up, 48% buy: that is what sells 91% of the 1,268 homes on the day, the middle of the 12 biggest sell-outs since 2025.
Get Shervin’s reportfree · email only
How every figure on this page is worked out
The estimated price. Edmund Tie & Company, marketing agent for the collective sale of Thomson View Condominium put the collective sale at S$810 million, or S$1,178 psf per plot ratio including land betterment charge for intensification and lease upgrading premium for a fresh 99-year lease (24 November 2024). This site’s land-cost model, fitted on 17 launches from 2024-10 to 2026-07, prices a launch on land that dear at S$2,757 psf in the middle of the book (nine in ten launches fell within 10%; the range shown is S$2,484–3,030). Recent launches’ own sales rise a median 0.46% a floor (45 launches since 2023, size held constant), so the cheapest psf is on the lowest floor and each floor up adds about S$13 psf. No stack is priced above another: URA’s records carry no unit numbers, so no facing premium is measurable. The developer’s price list replaces all of it the day it is out.
Facing. Every unit plan puts the living room, bedrooms and balcony on the side away from the front door, and the door opens off the lift lobby — so each stack faces away from where it meets its tower’s core, read from the site plan with the tower’s own angle. Block 5’s stacks 19 to 22 face Upper Thomson Road; the developer specifies acoustic balcony ceilings for exactly those.
Where the towers are. The developer’s site plan, placed on the map by its north arrow and scale bar and fitted inside the old Thomson View boundary in OpenStreetMap. Towers are 3.15 m a floor: Living rooms are 2.85 m floor to ceiling on every type (developer specification); 3.15 m a floor allows for the slab. Towers of 21 storeys are ~69 m and of 30 storeys ~98 m, inside the 92 m and 120 m SHD height controls, which are measured from sea level.
Sun into the home. For every stack, floor and month, the sun’s position every ten minutes on the 21st, checked against every building of published height in front of the window — the other towers here included. Sun counts once it falls at least 30 cm into the room through a 2.85 m living-room window. Trees, balconies, ledges and the site’s rise above the road are not modelled.
What it faces. The nearest building taller than eye level within 20° of straight ahead, by name and straight-line distance. “Nothing taller within 300 m” is not a promise of a view: a site can be built on.
Shervin’s report. Every home is ranked within its size on a published formula: what buyers took first in the biggest sell-outs since 2025 (its floor third and price quarter), and what the home gets — little afternoon sun, nothing taller close in front, distance from the road, a second outside side — each scored 0 to 1 and weighted by Shervin. The walkaway price is the home’s land-cost band, placed by its rank: the best-ranked home’s walkaway is the top of its band, the lowest’s the bottom. The formula is in the site’s code; the ranks are sent, not shown, because the report is what he offers for your email.
Booking day. Buyers ahead of you pick a bedroom count, then a unit, in proportion to what the 12 biggest sell-outs since 2025 — launches of 400 units or more that sold 85% within two months, Tengah Garden Residences 98% in its launch month — had left after their launch month: the dearer quarter and the bigger homes went last. URA records the month of a sale, never the day.
Schools. Straight-line from the middle of each tower, with MOE’s 2025 Phase 2C reading. MOE measures from the school’s boundary to the address, so check yours with OneMap’s SchoolQuery. A distance is not a place.
Developer's sales materials — unit mix, site plan, floor plans and elevation — as supplied to Huttons Asia, an appointed marketing agency, by Shervin Poh · UOL Thomson_Elevation & Unit Plan, 18 Sept 2026 — elevation charts and unit plans
Land: Edmund Tie & Company, marketing agent for the collective sale of Thomson View Condominium, 24 November 2024 · confirmed by CapitaLand news release, 1 July 2025 — sale order granted by the High Court at S$810 million
Price model: URA Data Service — private residential transactions, launches 2024-10 to 2026-07 · built 2026-09-29
Streets © OneMap, SLA · buildings and site boundary © OpenStreetMap contributors, ODbL