Thomson Reserve is one of the most anticipated launches in District 20, rising on the former Thomson View site. Developed by UOL and CapitaLand Development, this 99-year leasehold project will feature approximately 1,200 units and enjoys a prime location along Upper Thomson Road, within walking distance of Upper Thomson MRT and close to MacRitchie Reservoir. Families will appreciate the proximity to reputable schools, including Ai Tong School within 1km, while nature lovers will enjoy the abundance of greenery and recreational options nearby.
What stands out to me is the unique combination of nature, connectivity and lifestyle. It is rare to find a large-scale development that is both surrounded by landed housing and situated next to one of Singapore’s largest green lungs. That said, buyers should note that this is a mega-development with over 1,200 units, and some may prefer the exclusivity offered by smaller projects. Furthermore, launch prices are expected to reflect the strong attributes of the location.
Price Performance of Nearby Projects
Looking at the performance of nearby projects such as Thomson Grand, Thomson Impressions and The Panorama, the Upper Thomson area has demonstrated healthy price appreciation and resilient demand over the years. The combination of mature amenities, MRT connectivity and limited supply of new launches has helped support long-term value retention. While past performance does not guarantee future results, these developments provide useful reference points when evaluating Thomson Reserve’s potential upside.
My Buy Smart Review of Thomson Reserve
| Location | I think Upper Thomson is one of the more underrated residential enclaves in Singapore. It offers a unique blend of tranquillity and convenience, with easy access to the city while retaining the charm of a mature landed neighbourhood. Being next to MacRitchie Reservoir is a major lifestyle advantage that few projects can replicate. |
| Layout | As details are progressively released, I expect UOL and CapitaLand to deliver functional and efficient layouts that cater to both owner-occupiers and investors. A good mix of compact and family-sized units should appeal to a broad buyer pool. |
| Facilities | With its large land size, Thomson Reserve should be able to offer comprehensive facilities and generous landscaping. Residents can look forward to a resort-like environment that complements the surrounding greenery. |
| Amenities | Upper Thomson is well-known for its vibrant food scene and everyday conveniences. Thomson Plaza, numerous eateries, supermarkets and lifestyle options are all within easy reach, offering residents plenty of choices. |
| Good Schools | One of the strongest attributes of the project is its proximity to reputable schools. Ai Tong School is within 1km, while Catholic High School and Raffles Institution are also nearby, making the development particularly attractive to families. |
| Transport Convenience | The project enjoys excellent connectivity via Upper Thomson MRT on the Thomson-East Coast Line. Residents also benefit from convenient access to major expressways such as the PIE and CTE, making travel across the island relatively seamless. |
| Future Development Plans | The completion of the Thomson-East Coast Line and the upcoming Cross Island Line interchange at Bright Hill will further enhance connectivity in the area. However, I believe the strongest value drivers for Thomson Reserve are not future transformation stories, but rather its established location, proximity to nature, mature amenities and strong owner-occupier demand. |
Overall, I think Thomson Reserve will appeal strongly to buyers who appreciate greenery, connectivity and a family-friendly environment. The combination of an established Upper Thomson address, proximity to top schools and easy access to nature creates a lifestyle proposition that is difficult to replicate elsewhere. While it may not offer the scarcity value of a freehold development, the quality of the location and the strong fundamentals of District 20 make it a project worth serious consideration for both homeowners and long-term investors.
Launching soon in 2H 2026! Interested to find out more? Want an analysis or the floor plans? Drop me a message and I will be more than glad to share.
| Developer | UOL, SingLand and Capitaland |
| Address | Bright Hill Drive |
| District | D20 – Bishan/Ang Mo Kio |
| Tenure | Freehold |
| No. of Units | 1,268 (est) |
| Expected TOP | TBA |
| Nearest MRT | Doorstep to Upper Thomson MRT |
| Popular School(s) within 1km | Ai Tong School |