Every new-launch buyer asks the same quiet question: if I buy here, will it hold its value? There’s no crystal ball. But one grounded way to build intuition is to look at how comparable, nearby launches have actually performed when their early buyers came to sell. For Thomson Reserve, three projects in the surrounding Thomson–Lentor–Bishan corridor offer a useful reference point: Lentor Modern, AMO Residence and Jadescape. Here’s what the resale numbers show — and, just as importantly, what they don’t.
Why These Three Projects Are Fair Comparables
No two condos are identical, but these three share Thomson Reserve’s core DNA: all are 99-year leasehold, all sit in the same central-north belt around the Thomson-East Coast Line, and all launched within the last several years into similar buyer demand. Crucially, each shares the attributes that tend to drive long-term demand — proximity to an MRT station, a recognised school catchment, and nearby amenities.
- Lentor Modern — Lentor MRT (TEL), integrated with Lentor Modern Mall.
- AMO Residence — Ang Mo Kio, near Mayflower MRT (TEL), within reach of popular schools.
- Jadescape — Marymount (Circle Line), a larger, more established project.
The Resale Numbers
The figures below are drawn from PropNex Research’s analysis of URA caveat data, showing the gross profit (resale price minus original purchase price) achieved on selected resale and sub-sale transactions, grouped by bedroom type.
| Project (MRT) | TOP | Typical holding | Gross resale profit range* |
|---|---|---|---|
| Lentor Modern Lentor (TEL) | 2026 | ~3+ years | 2BR: ~$210k–$220k 3BR: ~$390k–$490k 4BR: ~$490k–$505k |
| AMO Residence Mayflower (TEL) | 2026 | ~3–4 years | 2BR: ~$205k–$328k 3BR: ~$484k–$594k 4&5BR: ~$543k–$683k |
| Jadescape Marymount (CCL) | 2023 | ~5–7 years | 2BR: ~$493k–$627k 3BR: ~$886k–$1.03M Larger units: up to ~$4.35M |
*Gross figures, before transaction costs. Source: PropNex Research analysis of URA caveat data. See the full caveat note below.
What the Pattern Suggests — and Its Limits
Across three projects, three different completion years and a spread of unit sizes, early buyers who held and later sold generally realised meaningful gross gains. The longer-held Jadescape shows the largest figures, which is intuitive — more years in a rising market usually means more appreciation.
The common thread is location quality: MRT-connected, school-catchment, amenity-rich addresses in this corridor have historically been resilient. That’s consistent with the broader picture, where District 20 has been one of the stronger-performing mature districts over the past decade.
How Thomson Reserve Fits the Picture
On paper, Thomson Reserve holds — arguably strengthens — the same attributes that supported those three projects. It’s a 2–3 minute walk to Upper Thomson MRT, within 1km of Ai Tong School, directly opposite Thomson Plaza, and it borders the Central Catchment Nature Reserve. Its land cost also came in favourably — below several recent OCR launches at around $1,178 psf ppr.
That’s a promising starting point. But here’s the honest part: Thomson Reserve’s own resale performance will depend on its launch pricing — which hasn’t been released — and on future market conditions that no one can predict. The comparables tell you what the neighbourhood has done. They do not tell you what any single future unit will do.
- They are gross profits (resale price minus purchase price), before stamp duties (including any Seller’s Stamp Duty), legal and agent fees, financing/interest costs and taxes — actual net returns are lower.
- They are selected transactions illustrating a range, not an average across every unit, and not every unit necessarily sold at a profit.
- Past performance of other projects is not a guarantee of Thomson Reserve’s future performance. Cooling measures, interest rates and supply all affect outcomes.
The Bottom Line
Looking at how Lentor Modern, AMO Residence and Jadescape performed is a sensible piece of homework — it shows that well-located, MRT-and-school-anchored launches in this corridor have historically rewarded early buyers. Thomson Reserve shares those fundamentals and enters with a favourable land cost. Whether that translates into similar outcomes will come down to its launch price and the market ahead — so treat the comparables as context for your own research, not a promise.
Frequently Asked Questions
Do condos near Upper Thomson hold their value?
Historically, well-located 99-year launches in the Thomson–Lentor–Bishan corridor — near MRT, schools and amenities — have shown resilient resale performance, and District 20 has been among the stronger-performing mature districts over the past decade. Past trends, however, don’t guarantee future results.
Are the profit figures net or gross?
Gross — they show resale price minus original purchase price, before stamp duties, legal and agent fees, financing costs and taxes. Your actual net return would be lower and depends on your individual circumstances.
Will Thomson Reserve definitely make a profit?
No one can promise that. Thomson Reserve’s outcome will depend on its launch pricing (not yet released) and future market conditions. The comparable projects provide context, not a projection. This is general information, not financial advice — please do your own due diligence.
Profitability figures are based on PropNex Research analysis of URA caveat data for the named projects and refer to selected resale/sub-sale transactions on a gross basis (before transaction costs, taxes and financing). They illustrate a range and are not an average of all transactions. Comparable projects are referenced for general context only and do not represent Thomson Reserve, whose pricing has not been released. Past performance is not indicative of future results. This article is general information and is not financial, investment or tax advice; please consult a qualified professional and conduct your own due diligence. All figures are subject to change without notice.
