Thomson Grand
Thomson Grand is a condominium in District 20 (Ang Mo Kio / Bishan), in the Rest of Central Region. In the 12 months to August 2026, the median price was S$1,841 psf from 20 sales.
At a glance
- District
- District 20 (Ang Mo Kio / Bishan)
- Region
- Rest of Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2010, about 83 years left
- Completed
- 2015, about 11 years old
What the prices say
The median home in Thomson Grand sold for S$2,571,444: the middle of 20 sales in the 12 months to August 2026.
That is the same as the middle condo project in District 20 (Ang Mo Kio / Bishan) (S$1,849 psf, across 36 projects). By price per square foot it ranks 12th of the 20 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,416 psf in 2021 (30 sales) and S$1,882 psf in 2026 so far (15 sales), up about 33%. The highest year in the record was 2024 at S$1,784 psf.
Higher floors sold for more here: floors 16 to 20 at S$1,887 psf against S$1,743 psf on floors 1 to 5, about 8% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,790 psf, 1,200 to 1,499 sq ft at S$1,817 psf and 1,500 sq ft and over at S$1,714 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 20 (Ang Mo Kio / Bishan) whose median over the last 12 months is closest to Thomson Grand's S$1,841 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,812 psf, about the same as Thomson Grand (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Thomson Grand | S$1,841 psf | 20 |
| Faber Garden Condominium | S$1,812 psf | 6 |
| Bishan Loft | S$1,751 psf | 9 |
| Clover by the Park | S$1,976 psf | 12 |
What sells here
20 homes sold in the last 12 months, up from 17 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 24 of the 37 sales in the last 24 months, well over half.
None of the 37 sales in the last 24 months were first sales of new units: all 37 were resales.
The first new sale in our records was in July 2011.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,400 a month (45 contracts). That is about the same as the district's S$4,300, within 3%.
Over the 24 months the median rent was S$5,000 (103 contracts). The latest 12 months ran noticeably below that: about 12% lower. The two periods overlap, so this shows direction and not a clean year-on-year change.
By bedrooms: 2 bedrooms S$4,080 (23) and 3 bedrooms S$5,750 (20). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (16 rentals and 15 resale or sub-sale transactions) gives a gross yield estimate of 2.6%: a median rent of S$5,650 a month against a median price of S$2,572,888. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
8 other projects in District 20 (Ang Mo Kio / Bishan) were completed within 5 years of Thomson Grand and have a price. Their middle price was S$2,117 psf, so Thomson Grand sold noticeably below projects of a similar age: about 13% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Thomson Grand. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Thomson Grand?
S$1,841 psf in the 12 months to August 2026, from 20 sales. For the median home that is S$2,571,444.
How many homes sold in Thomson Grand?
20 in the last 12 months and 37 in the last 24 months, across all sale types.
What do homes in Thomson Grand rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,400 a month, from 45 contracts.
What is the rental yield in Thomson Grand?
Between 2.6% and 2.6% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Thomson Grand?
It is a 99-year lease from 2010, which leaves about 83 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,841 psf | S$2,571,444 | 20 |
| Last 24 months | S$1,800 psf | S$2,480,000 | 37 |
| Last 5 years | S$1,701 psf | S$2,320,000 | 101 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,416 psf | 30 |
| 2022 | S$1,569 psf | 29 |
| 2023 | S$1,677 psf | 18 |
| 2024 | S$1,784 psf | 14 |
| 2025 | S$1,784 psf | 19 |
| 2026 (to August) | S$1,882 psf | 15 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,743 psf | 9 |
| Floors 6 to 10 | S$1,795 psf | 13 |
| Floors 11 to 15 | S$1,811 psf | 10 |
| Floors 16 to 20 | S$1,887 psf | 5 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,790 psf | 8 |
| 1,200 to 1,499 sq ft | S$1,817 psf | 24 |
| 1,500 sq ft and over | S$1,714 psf | 5 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Thomson Grand, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,400 a month | 45 |
| Last 24 months | S$5,000 a month | 103 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$4,080 a month | 23 | S$4,100 a month |
| 3 bedrooms | S$5,750 a month | 20 | S$5,550 a month |
| 4 or more bedrooms | Under 5 contracts | 2 | S$6,500 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 20 (Ang Mo Kio / Bishan)
- Rents for every district, by size
- Rent against price for Thomson Grand, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Thomson Grand, with a likely range and the recent sales behind it. Sign in is free.
Open Thomson Grand in Condo AtlasOther condos in District 20 (Ang Mo Kio / Bishan)
- Thomson Imperial Court
- Thomson Impressions
- Thomson Plaza
- Thomson Three
- Thomson V One
- Thomson V Two
- Three 11
- Tresalveo
- 183 Longhaus
- Amo Residence
- Artisan 8
- Bishan 8
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.