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District 20 · Singapore

Thomson Grand

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,370 sq ft home in Thomson Grand

Comparable sales
Comparable-sale benchmarkS$2,571,444

S$2,481,250 – S$2,586,666

Middle 50% of recorded prices
14 comparable sales over 12 months

5.0% above the benchmarkS$128,556 more than comparable median
Recent comparable saleS$2,700,000
Comparable medianS$2,571,444
S$0Both bars use the same price scaleS$4,100,000
Below rangeUnder S$2,481,250
Within rangeS$2,481,250–2,586,666
Above rangeOver S$2,586,666

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,882
Comparable sales
14Past 12 months
Recorded PSF change
+4.6%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-09–2026-08
Thomson Grand quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,3811,5541,7271,9002,073 Q3 2022: S$1,607 / sq ft; 7 salesQ3 2025: S$1,744 / sq ft; 5 salesQ1 2026: S$1,882 / sq ft; 7 sales Q3 2021Q1 2024Q3 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20212Insufficient sales—
Q4 20210Insufficient sales—
Q1 20223Insufficient sales—
Q2 20222Insufficient sales—
Q3 20227S$1,607S$1,535–1,638
Q4 20221Insufficient sales—
Q1 20230Insufficient sales—
Q2 20232Insufficient sales—
Q3 20233Insufficient sales—
Q4 20232Insufficient sales—
Q1 20243Insufficient sales—
Q2 20241Insufficient sales—
Q3 20241Insufficient sales—
Q4 20242Insufficient sales—
Q1 20251Insufficient sales—
Q2 20253Insufficient sales—
Q3 20255S$1,744S$1,709–1,814
Q4 20253Insufficient sales—
Q1 20267S$1,882S$1,797–1,885
Q2 20261Insufficient sales—
Q3 20263Insufficient sales—

Price versus other developments

District 20 · 99-year leasehold

Thomson GrandS$1,882

14 sales · This development

The Gardens At BishanS$1,874

7 sales

Centro ResidencesS$2,052

10 sales

Rafflesia CondominiumS$1,653

5 sales

The PanoramaS$2,210

5 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 20 transactions

LowerHigher50 / 100

Price percentile

0.0% above the district 20 median of S$1,882 / sq ft.

Based on 70 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 20 resale prices for similar-sized homes

70 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$993–1,169 / sq ft: 1 salesS$1,169–1,345 / sq ft: 2 salesS$1,345–1,520 / sq ft: 11 salesS$1,520–1,696 / sq ft: 15 salesS$1,696–1,872 / sq ft: 4 salesS$1,872–2,048 / sq ft: 14 salesS$2,048–2,224 / sq ft: 14 salesS$2,224–2,400 / sq ft: 4 salesS$2,400–2,576 / sq ft: 3 salesS$2,576–2,751 / sq ft: 2 salesS$993S$2,751 / sq ft
Thomson Grand: S$1,882 / sq ftMarket median: S$1,882 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$993–1,1691
S$1,169–1,3452
S$1,345–1,52011
S$1,520–1,69615
S$1,696–1,8724
S$1,872–2,04814
S$2,048–2,22414
S$2,224–2,4004
S$2,400–2,5763
S$2,576–2,7512

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 3 sales (15.8%)1,200–1,799 sq ft: 15 sales (78.9%)1,800 sq ft and above: 1 sales (5.3%)19recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
315.8%
1,200–1,799 sq ft
1578.9%
1,800 sq ft and above
15.3%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,165–1,576 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-081356 sq ft6–10S$2,700,000S$1,991
2026-081367 sq ft16–20S$2,710,000S$1,982
2026-081356 sq ft6–10S$2,611,000S$1,925
2026-041367 sq ft11–15S$2,588,888S$1,894
2026-031356 sq ft6–10S$2,570,000S$1,895
2026-031367 sq ft11–15S$2,573,000S$1,882
2026-031410 sq ft16–20S$2,565,000S$1,819
2026-021356 sq ft6–10S$2,408,000S$1,775

Up to eight recent matching sales shown; the recent comparison contains 14 matching sales in this window. The history chart also includes older matching sales. View all 101 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Thomson Grand 101 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Thomson GrandCondominium192 m²1–5S$2,850,000S$1,379
2026-08Thomson GrandCondominium127 m²16–20S$2,710,000S$1,982
2026-08Thomson GrandCondominium126 m²6–10S$2,700,000S$1,991
2026-08Thomson GrandCondominium126 m²6–10S$2,611,000S$1,925
2026-05Thomson GrandCondominium148 m²1–5S$2,730,000S$1,714
2026-05Thomson GrandCondominium84 m²1–5S$1,645,000S$1,819
2026-04Thomson GrandCondominium127 m²11–15S$2,588,888S$1,894
2026-04Thomson GrandCondominium88 m²6–10S$1,680,000S$1,774
2026-03Thomson GrandCondominium127 m²11–15S$2,573,000S$1,882
2026-03Thomson GrandCondominium126 m²6–10S$2,570,000S$1,895
2026-03Thomson GrandCondominium131 m²16–20S$2,565,000S$1,819
2026-02Thomson GrandCondominium127 m²16–20S$2,580,000S$1,887
2026-02Thomson GrandCondominium126 m²6–10S$2,408,000S$1,775
2026-01Thomson GrandCondominium127 m²11–15S$2,572,888S$1,882
2026-01Thomson GrandCondominium126 m²1–5S$2,359,000S$1,739
2025-12Thomson GrandCondominium125 m²1–5S$2,400,000S$1,784
2025-11Thomson GrandCondominium127 m²11–15S$2,460,000S$1,800
2025-10Thomson GrandCondominium127 m²11–15S$2,545,000S$1,862
2025-10Thomson GrandCondominium88 m²1–5S$1,720,000S$1,816
2025-09Thomson GrandCondominium126 m²6–10S$2,588,000S$1,908

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What’s around Thomson Grand — before you book a viewing.

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Parks & green spaces

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