
Thomson Reserve
Artist’s impression. Subject to change.
At a glance
What makes Thomson Reserve worth a closer look?
Thomson Reserve is a 1,268-home condominium at Bright Hill Drive in District 20, beside Upper Thomson MRT on the Thomson-East Coast Line. Developed by UOL, Singapore Land and CapitaLand Development, it offers 2- to 5-bedroom homes on a 555,000 sq ft site near MacRitchie. The preview is expected on 17 October 2026.
- Developer
- Tamarind Development Pte. Ltd. (UOL, Singapore Land Group & CapitaLand Development)
- Address
- 1, 3, 5, 7, 9 & 11 Bright Hill Drive, Singapore
- District
- D20 · RCR
- Tenure
- 99-year leasehold (commencement TBC)
- Total units
- 1,268
- Blocks
- 6 blocks: 4 × 21-storey and 2 × 30-storey
- Site area
- Approx. 555,067 sq ft (51,567 sqm)
- Expected completion
- 1Q 2031
- Preview / launch
- 9 Oct 2026
- Price from
- $1,500,000 (as at 24 Sept 2026)
- PSF from
- $2,450 psf (as at 24 Sept 2026)
Highlights
Why Thomson Reserve stands out
- 01
MRT at the doorstep
Beside Upper Thomson MRT (Thomson-East Coast Line). Orchard is five stops away.
- 02
A 555,000 sq ft site
Six blocks on a large site, leaving room for landscaping and 80+ facilities.
- 03
Nature and convenience
Close to MacRitchie Reservoir, Windsor Nature Park and Thomson Plaza.
- 04
Family appeal
Ai Tong School is within approximately 1 km, relevant for long-term own stay.
David & Audrie’s take
Our take on Thomson Reserve
“DRAFT: David & Audrie to write their one-line verdict.”
By Audrie Poh · CEA Reg. No. R060879G
Thomson Reserve is genuinely well-designed—but it is not a “buy at any price” project.
Thomson Reserve is a good project—but price will determine whether it is also a good investment.
It is compelling for buyers who value MRT accessibility, Ai Tong School, greenery and resort-style facilities. However, its 1,268-unit scale and large concentration of smaller units mean buyers must be careful about entry price and future competition.
Our position is straightforward:
Below or around $2,750 psf, selected Thomson Reserve units may offer a reasonable value proposition. Above $2,750 psf, the location advantage must be weighed carefully against the opportunity to own a CCR property at Amberwood at Holland for a comparable overall quantum.
Thomson Reserve may win on MRT proximity, nature and facilities. Amberwood may win on district positioning, exclusivity, family-unit scarcity and the future affluent buyer pool.
That is the purpose of L.E.X.—not simply asking whether a project looks beautiful, but asking:
Is the location desirable? Is the entry price disciplined? And who will buy from you next, at what quantum, and why?
- LLocation
- Thomson Reserve has strong, sustainable location attributes: Near Upper Thomson MRT, with a sheltered pedestrian connection. Within 1km of Ai Tong School. Surrounded by Windsor Nature Park, MacRitchie Reservoir, SICC and landed homes. Two vehicular access points through Bright Hill Drive and Sin Ming Avenue. More than 45% of stacks face the Central Catchment, while another 35% enjoy internal landscape or waterscape views. These are genuine strengths. MRT convenience, a reputable school and greenery should continue attracting both owner-occupiers and future buyers. However, buyers must recognise that this remains a 1,268-unit District 20 development. Some stacks will also face Upper Thomson Road, internal blocks or the above-ground carpark structure. Because the site is large, the actual walk to the MRT will vary depending on the block. Location verdict: Strong, especially for buyers prioritising MRT, Ai Tong and nature—but stack selection matters.
- EEntry price
- This is where our opinion becomes more cautious. The development offers: Three established developers. A fresh 99-year lease from July 2026. A five-hectare site. 88% of the site dedicated to landscaping, waterscape and facilities. More than 80 facilities. Generally efficient layouts, although the better family-friendly layouts are found in the larger Premium units. But buyers should not pay an unlimited premium for these features. A large portion of the location, greenery and architectural value may already be priced into the launch price. At $2,750 psf, the estimated entry quantum becomes: Unit type Size Quantum at $2,750 psf 2-Bedroom 592 sq ft $1.628M 2-Bedroom Premium 678 sq ft $1.865M 3-Bedroom 947 sq ft $2.604M 3-Bedroom Premium 1,055 sq ft $2.901M 4-Bedroom 1,238 sq ft $3.405M The 947 sq ft 3-bedroom would already cost approximately $2.604M, compared with Amberwood at Holland’s 3-bedroom starting from $2.568M. Likewise, Thomson Reserve’s 1,238 sq ft 4-bedroom would be approximately $3.405M, while Amberwood’s 4-bedroom starts from $3.175M. The sizes and product positioning differ, but the total financial commitment is already overlapping. If Thomson Reserve prices exceed $2,750 psf, it might be worth considering a CCR location such as Amberwood at Holland. At that point, buyers are no longer comparing an expensive CCR project against a significantly cheaper suburban home. They are comparing: District 20 versus District 10 CCR. A 1,268-unit mega-development versus a 212-unit boutique development. Ai Tong and Upper Thomson MRT versus MGS, the GCB enclave and King Albert Park MRT. Nature and extensive facilities versus prestige, exclusivity and lower future resale competition. This does not mean Amberwood automatically wins. Buyers prioritising immediate MRT convenience, Ai Tong and extensive facilities may still prefer Thomson Reserve. But once Thomson Reserve crosses $2,750 psf, Amberwood deserves a serious side-by-side comparison.
- XExit strategy
- Thomson Reserve should enjoy future resale demand because of: Upper Thomson MRT. Ai Tong School. Nature-facing stacks. Reputable developers. Family-sized layouts and extensive facilities. The concern is internal competition. Of its 1,268 units: 716 units, or approximately 56.5%, are 2-bedroom configurations. 350 units are 3-bedroom configurations. Only 28 units are 5-bedroom homes. There are 1,021 carpark lots for 1,268 units—approximately an 80.5% ratio. When owners eventually sell, they may be competing against many similar units within the same development. This is particularly relevant for the 2-bedroom and common 3-bedroom configurations. The safer exit choices are likely to be: Genuine nature-facing or landed-facing stacks. Units with minimal road exposure. Efficient layouts without unnecessary passageways. Family-friendly units with proper kitchens, yards and storage. Units purchased at a disciplined quantum rather than simply the “best view at any price.”
Unit mix
From two-bedroom homes to five-bedroom suites
Two- and three-bedroom variants make up 1,066 homes (84%); four- and five-bedroom variants make up 202 homes (16%).
| Type | Layouts | Size (sq ft) |
|---|---|---|
| 2-Bedroom | 3 layouts (B1, B2, B3) | 592 |
| 2-Bedroom Premium | 11 layouts (BP1, BP2, BP3, BP4, BP5, BP8, BP9, BP2 (L), BP3 (L), BP6 (L), BP7 (L)) | 678 |
| 2-Bedroom Premium + Study | 5 layouts (BPS1, BPS4, BPS2 (L), BPS3 (L), BPS4 (L)) | 732 – 775 |
| 3-Bedroom | 5 layouts (C1, C2, C4, C3 (L), C5 (L)) | 947 |
| 3-Bedroom Premium | 7 layouts (CP1, CP2, CP3, CP4, CP5, CP6, CP7 (L)) | 1,055 |
| 3-Bedroom Premium + Study | 2 layouts (CPS1, CPS2) | 1,152 |
| 4-Bedroom | 4 layouts (D1, D2, D3, D4 (L)) | 1,238 |
| 4-Bedroom Premium (private lift) | 2 layouts (DP1 (L), DP2 (L)) | 1,367 |
| 4-Bedroom Premium + Study (private lift) | 1 layout (DPS1 (L)) | 1,485 |
| 5-Bedroom Suite (private lift) | 1 layout (E1 (L)) | 1,808 |
Planned mix. Sizes and prices to be confirmed by the developer. Finishes indicated: Smeg, Miele, Liebherr, Grohe, Blanco.
Floor plans
Thomson Reserve floor plans
41 layouts across 10 unit types.
2-Bedroom
Type B1 / B1p592 sq ft · 55 sqmClassic Collection
BLK 1 #03-07 to #21-07 · BLK 3 #03-17* to #21-17* · BLK 1 #02-07 · BLK 3 #02-17*
Type B2 / B2p592 sq ft · 55 sqmClassic Collection
BLK 1 #03-08 to #21-08 · BLK 1 #02-08
Type B3 / B3p592 sq ft · 55 sqmClassic Collection
BLK 3 #03-16 to #21-16 · BLK 11 #03-52 to #21-52 · BLK 3 #02-16 · BLK 11 #02-52
3-Bedroom
Type C1 / C1p947 sq ft · 88 sqmClassic Collection
BLK 1 #03-09 to #21-09 · BLK 1 #02-09
Type C2 / C2p947 sq ft · 88 sqmClassic Collection
BLK 11 #03-55 to #21-55 · BLK 11 #02-55
Type C4 / C4p947 sq ft · 88 sqmClassic Collection
BLK 9 #03-40 to #21-40 · BLK 9 #02-40
Type C3 (L) / C3p (L)947 sq ft · 88 sqmLuxury Collection
BLK 7 #02-33 to #30-33 · BLK 7 #01-33
Type C5 (L) / C5p (L)947 sq ft · 88 sqmLuxury Collection
BLK 5 #02-23 to #30-23 · BLK 5 #01-23
4-Bedroom
Type D1 / D1p1,238 sq ft · 115 sqmClassic Collection
BLK 9 #03-45 to #21-45 · BLK 9 #02-45
Type D2 / D2p1,238 sq ft · 115 sqmClassic Collection
BLK 3 #03-15 to #21-15 · BLK 3 #02-15
Type D3 / D3p1,238 sq ft · 115 sqmClassic Collection
BLK 3 #03-14 to #21-14 · BLK 3 #02-14
Type D4 (L) / D4p (L)1,238 sq ft · 115 sqmLuxury Collection
BLK 5 #02-27 to #30-27 · BLK 5 #01-27
5-Bedroom Suite
Type E1 (L)1,808 sq ft · 168 sqmLuxury Collection · Private lift
BLK 5 #03-19 to #30-19
Areas include balcony or PES where applicable and are approximate, subject to final survey. Plans are not to scale.
Location
Upper Thomson MRT at the doorstep
Thomson Reserve sits along Bright Hill Drive, immediately beside Upper Thomson MRT on the Thomson-East Coast Line, with direct rail towards Orchard, the CBD and Marina Bay. MacRitchie Reservoir and the Central Catchment are close by.
- MRTUpper Thomson (TE8)Thomson-East Coast LineBeside the development
- SchoolAi Tong SchoolApprox. 1 km
- MallThomson PlazaRetail, dining and supermarket
- ParkMacRitchie ReservoirAnd the Central Catchment
- ParkWindsor Nature Park
Distances are indicative. School proximity does not guarantee admission; check eligibility with MOE and OneMap.
Six blocks, extensive grounds
A compact six-block footprint leaves generous room for landscaping and communal spaces, with more than 80 facilities planned and 1,014 carpark lots. Planned highlights include:
- Swimming and children's pools
- Tennis and multi-purpose courts
- Clubhouse and BBQ pavilion
- Gym, playground and fitness corner
Thomson Reserve is developed by Tamarind Development, a joint venture of UOL Group, Singapore Land Group and CapitaLand Development, whose recent projects include Watten House, UpperHouse, Parktown Residence, J'den, LyndenWoods and Skye at Holland.
FAQ
Questions buyers are asking
What is Thomson Reserve?
A planned 1,268-home residential development across six blocks on an approximately 555,067 sq ft site.
Where is Thomson Reserve?
At 1, 3, 5, 7, 9 and 11 Bright Hill Drive in District 20, Singapore.
Which MRT is nearest?
Upper Thomson MRT on the Thomson-East Coast Line, immediately beside the development.
What is the tenure?
99-year leasehold. The lease commencement date is to be confirmed.
What unit types are expected?
Two-bedroom homes to five-bedroom suites, including Premium, Study and selected private-lift variants.
Is it within 1 km of Ai Tong School?
It is indicated to be within approximately 1 km. Verify the final address, distance band and admission rules with MOE and OneMap.
When is the preview?
The expected preview is 9 October 2026, subject to developer confirmation.
Has pricing been released?
Not yet. Register with us to receive official prices when they're released.
Gallery
Inside Thomson Reserve

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Images are artist’s impressions or illustrations, for reference only.
Thomson Reserve
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Marketed by
- David Ho · CEA Reg. No. R027577A · +65 8081 4311
- Audrie Poh · CEA Reg. No. R060879G · +65 8986 7678
ERA Realty Network Pte Ltd · Estate Agent Licence L3002382K
This is an independent project information and enquiry page by David Ho and Audrie Poh, not the developer's official website. All information, images and plans are indicative, based on materials available at the time of writing, and subject to change and to the developer's final documents. Artist's impressions are for illustration only. Nothing here is an offer, invitation or contract. Registration does not guarantee unit availability. Please refer to the official sales documents before making any decision.































