Condo profile
Thomson Grand: what your unit is worth and what it rents for
Sin Ming Walk · District 20 · Outside Central Region
A 99-year leasehold condo, a 18-minute walk from Bright Hill MRT. Over the last 12 months, units here averaged $1,821 psf and leased at a median of $4,300 a month.
Data refreshed 15 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Thomson Grand unit worth?
Based on 16 resale transactions in the last 12 months (URA):
- 2-Bedroom · 904–947 sq ft$1.65M – $1.68Mavg $1,796 psf · 2 sales
- 3-Bedroom · 1,345–1,593 sq ft$2.36M – $2.73Mavg $1,859 psf · 13 sales
- 4-Bedroom · 2,067 sq ft$2.85Mavg $1,379 psf · 1 sale
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Thomson Grand unit?
Based on 46 rental contracts in the last 12 months (URA):
- 2-Bedroom$4,000 – $4,200 a monthmedian $4,080 · 25 leases
- 3-Bedroom$5,500 – $6,200 a monthmedian $5,800 · 19 leases
- 4-Bedroom$6,550 – $6,650 a monthmedian $6,600 · 2 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
Thomson Grand at a glance
| Tenure | 99-year leasehold from 2010 |
|---|---|
| Remaining lease | About 83 years |
| District / region | D20 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
Thomson Grand is on Sin Ming Walk, about an 18-minute walk from Bright Hill MRT and 19 minutes from Upper Thomson MRT. The lease dates from 2010, so about 83 years remain, and three-bedroom units account for 13 of its 16 resales over the past year. Two-bedroom units draw the most leases. If you own a unit, compare recent resales of the same size and floor band before setting an asking price.
Works well for
- Owners of three-bedroom units, which trade most often here
- Landlords with two-bedroom units, the layout most tenants here lease
Worth weighing
- The nearest MRT station is about an 18-minute walk
- Two- and four-bedroom resales are few, so price those by size
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Thomson Grand units have sold for
Last 12 months · 16 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 2-Bedroom | 2 | $1,796 | $1.65M – $1.68M | 904–947 sq ft |
| 3-Bedroom | 13 | $1,859 | $2.36M – $2.73M | 1,345–1,593 sq ft |
| 4-Bedroom | 1 | $1,379 | $2.85M | 2,067 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
Thomson Grand resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Aug.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Aug 2026 | 16-20 | 1,367 sq ft | $2.71M | $1,982 | Resale |
| Aug 2026 | 06-10 | 1,356 sq ft | $2.61M | $1,925 | Resale |
| Aug 2026 | 01-05 | 2,067 sq ft | $2.85M | $1,379 | Resale |
| Aug 2026 | 06-10 | 1,356 sq ft | $2.70M | $1,991 | Resale |
| May 2026 | 01-05 | 1,593 sq ft | $2.73M | $1,714 | Resale |
| May 2026 | 01-05 | 904 sq ft | $1.65M | $1,819 | Resale |
| Apr 2026 | 06-10 | 947 sq ft | $1.68M | $1,774 | Resale |
| Apr 2026 | 11-15 | 1,367 sq ft | $2.59M | $1,894 | Resale |
98 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Thomson Grand units lease for
Leases in the last 12 months · 46 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 2-Bedroom | 25 | $4,080 | $4,000 – $4,200 | Too few sales |
| 3-Bedroom | 19 | $5,800 | $5,500 – $6,200 | 2.7% |
| 4-Bedroom | 2 | $6,600 | $6,550 – $6,650 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~83 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from 23 Sin Ming Walk. School bands use straight-line distance from 23 Sin Ming Walk; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
Thomson Grand
Closest
The Gardens at Bishan
Thomson Three
Amo Residence
Projects with a later lease start traded at a higher psf. Source: URA transactions and rental contracts.
What brings you to Thomson Grand?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Thomson Grand
How much is my Thomson Grand unit worth?
Over the last 12 months, 2-Bedroom units sold for $1.65M to $1.68M; 3-Bedroom units sold for $2.36M to $2.73M; 4-Bedroom units sold for $2.85M, based on 16 URA-recorded resale transactions averaging $1,821 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Thomson Grand unit?
Most leases in the last 12 months fell in these monthly ranges: 2-Bedroom $4,000 to $4,200; 3-Bedroom $5,500 to $6,200; 4-Bedroom $6,550 to $6,650. The overall median was $4,300 a month across 46 URA-recorded contracts.
What is the average psf at Thomson Grand?
16 resale transactions in the last 12 months averaged $1,821 psf, ranging from $1,379 to $1,991 psf.
What did the latest unit sell for?
A 1,367 sq ft unit on floors 16-20 sold for $2.71M ($1,982 psf) in Aug 2026.
How many years are left on the lease?
About 83 years. It is a 99-year lease from 2010, ending in 2109.
What is the nearest train station?
Bright Hill MRT (TE7), about a 18-minute walk (1472 m). Upper Thomson MRT (TE8) is about a 19-minute walk (1560 m).
Which primary schools are within 1 km?
Ai Tong School (666 m), measured straight-line from 23 Sin Ming Walk. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.