Completed 2015

Thomson Grand

D20 · Ang Mo Kio / Bishan / Thomson · 23 Sin Ming Walk

A 339-unit condo in D20, completed in 2015, on a 99-year lease from 2010 with about 82 years left. Developed by Luxury Green Development Pte. Ltd..

Source: Condo master (URA caveats); URA transactions, Nov 2026

82 yrs

Lease left

$1,821

Avg $psf, 12 months

Sales, 12 months

2015

Completed

Floor plans → Site plan → E-brochure (PDF) →

What brings you to Thomson Grand?

Buying here? Get a second opinion. A 3-bedder here sold for $2.73M in the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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02 — Prices

Thomson Grand prices

Last 12 months

Sales

$1,821

Average $psf

$1,379 – $1,991

$psf range

$1.65M – $2.85M

Price range

By bedroom type

Last 3 years

TypeSalesAvg $psfPrice rangeSize

3-Bedroom7 sales$1,668 psf$2.51M – $2.98M1,572–1,679 sq ft

4-Bedroom2 sales$1,424 psf$2.85M – $3.04M2,067 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

900–1,099 sq ft2 sales$1,797 psfAvg $1.66M$1.65M – $1.68M

1,300–1,599 sq ft14 sales$1,855 psfAvg $2.56M$2.36M – $2.73M

2,000–2,499 sq ft1 sale$1,379 psf$2.85M

Average $psf by year

In 2025, sales here averaged $1,782 psf, 5% below the D20 average of $1,881 psf for private homes (condos, apartments and ECs).

This condoD20 average

$2,100 $1,600 $1,100

$1,519

2015’15

$1,308

2016’16

$1,268

2017’17

$1,322

2018’18

$1,258

2019’19

$1,335

2020’20

$1,424

2021’21

$1,541

2022’22

$1,658

2023’23

$1,738

2024’24

$1,782

2025’25

$1,824

2026’26

Show as a table

Year	This condo	D20 average
2026	$1,824	$1,932
2025	$1,782	$1,881
2024	$1,738	$1,750
2023	$1,658	$1,677
2022	$1,541	$1,807
2021	$1,424	$1,493
2020	$1,335	$1,553
2019	$1,258	$1,462
2018	$1,322	$1,481
2017	$1,268	$1,249
2016	$1,308	$1,297
2015	$1,519	$1,278

Sales by year

530 sales since 2011; the busiest year was 2012 with 169. The 2026 bar covers Jan–Nov.

New saleSub saleResale

200

100

Show as a table

Year	New sale	Sub sale	Resale	Total
2026	0	0	15	15
2025	0	0	19	19
2024	0	0	14	14
2023	0	0	18	18
2022	0	0	29	29
2021	0	0	30	30
2020	0	0	12	12
2019	0	0	9	9
2018	0	0	26	26
2017	0	3	16	19
2016	0	5	0	5
2015	0	2	0	2
2014	0	1	0	1
2013	0	0	0	0
2012	169	0	0	169
2011	162	0	0	162

Sales in the last two years

36 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

11 Aug 2026#18-XX1,367 sq ft$2.71M$1,982 psfResale

6 Aug 2026#02-XX2,067 sq ft · 4-Bedroom$2.85M$1,379 psfResale

6 Aug 2026#06-XX1,356 sq ft$2.61M$1,925 psfResale

3 Aug 2026#09-XX1,356 sq ft$2.7M$1,991 psfResale

19 May 2026#02-XX1,593 sq ft · 3-Bedroom$2.73M$1,714 psfResale

19 May 2026#05-XX904 sq ft$1.65M$1,819 psfResale

23 Apr 2026#13-XX1,367 sq ft$2.59M$1,894 psfResale

6 Apr 2026#06-XX947 sq ft$1.68M$1,774 psfResale

25 Mar 2026#11-XX1,367 sq ft$2.57M$1,882 psfResale

25 Mar 2026#09-XX1,356 sq ft$2.57M$1,895 psfResale

Show all 36 sales

Compared with nearby condos

Compared with D20 and the five nearest similar condos · average $psf and price, all unit sizes

Thomson GrandThis condo · 99-yr from 2010 · 16 sales, last 12 months $1,821 psfavg $2.47M

D20 medianAll condo sales, last 12 months $1,986 psfavg $1.96M

The Gardens at Bishan60 m · 2004 · 99-yr from 1997 · 17 sales $1,751 psfavg $2.07M Bishan Park Condominium160 m · 1994 · 99-yr · 11 sales $1,472 psfavg $2.06M Faber Garden Condominium210 m · 1984 · Freehold · 3 sales $1,886 psfavg $3.62M Amo Residence430 m · 2026 · 99-yr from 2021 · 32 sales $2,521 psfavg $2.69M Flame Tree Park480 m · 1989 · Freehold · 5 sales $2,058 psfavg $3.59M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Thomson Grand rent

Leases starting Sep 2025–Aug 2026

Leases

$4,400

Median rent a month

$2.47M

Avg sale price, 12 months

2.1%

Est. gross yield

D20 median rent: $4,300 a month; est. gross yield 2.4%.

By bedroom type

TypeLeasesMedian rentMiddle halfD20 median

2-Bedroom23 leases$4,080 median$4,000 – $4,200D20 $4,000

3-Bedroom20 leases$5,750 median$5,500 – $6,200D20 $5,000

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

Thomson GrandThis condo · 99-yr from 2010 · 45 leases 2.1%$4,400 median rent

D20 medianAll condo leases, same months 2.4%$4,300 median rent

The Gardens at Bishan60 m · 2004 · 99-yr from 1997 · 74 leases 2.4%$4,200 median rent Bishan Park Condominium160 m · 1994 · 99-yr · 23 leases 2.6%$4,500 median rent Faber Garden Condominium210 m · 1984 · Freehold · 33 leases 1.6%$4,800 median rent Amo Residence430 m · 2026 · 99-yr from 2021 · 102 leases 1.7%$3,800 median rent Flame Tree Park480 m · 1989 · Freehold · 20 leases 1.6%$4,900 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

82years left of 99

2010Ends 2109

99-year lease from 8 Feb 2010. About 82 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Thomson Grand floor plans by bedroom type

45 layouts, from a 1,572 sq ft penthouse to a 6,135 sq ft 1-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

1-Bedroom 11 5,102 – 6,135 sq ft 11 layouts · 5,102 – 6,135 sq ft

Strata Terrace House - 73 Sin Ming Walk6,135 sq ft Strata Terrace House5,188 sq ft

3-Bedroom 20 1,582 – 1,765 sq ft 20 layouts · 1,582 – 1,765 sq ft

B5-G1,593 sq ft B3-G1,765 sq ft B2-G1,582 sq ft

4-Bedroom 4 2,067 – 2,099 sq ft 4 layouts · 2,067 – 2,099 sq ft

C2-G2,067 sq ft C1-G2,099 sq ft

Penthouse 10 1,572 – 2,303 sq ft 10 layouts · 1,572 – 2,303 sq ft

PH151,787 sq ft PH121,798 sq ft PH032,303 sq ft PH022,142 sq ft PH131,572 sq ft PH06/08/10/141,647 sq ft PH041,636 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Thomson Grand

MRT stations

TE Bright Hill 1.1 km · 14 min walk

TE Upper Thomson 1.8 km · 22 min walk

CR Teck Ghee 2.0 km · 24 min walk

TE Mayflower 3.3 km · 39 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

Ai Tong SchoolPopular 610 m · 10 min walk

Within 2 km

CHIJ St. Nicholas Girls' School 1.1 km · 41 min walk

Ang Mo Kio Primary School 1.2 km · 33 min walk

Mayflower Primary SchoolPopular 1.9 km · 40 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Bishan-Ang Mo Kio Park 2.3 km · 28 min

Clinic Healthcare Family Clinic & Surgery 620 m · 7 min

Supermarket Sheng Siong 2.7 km · 33 min

Hawker centre Sembawang Hills Food Centre (Jalan Leban Food Centre) 2.7 km · 32 min

Map of the area around Thomson Grand, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Thomson Grand

Closest condos

The Gardens at Bishan60 m · 2004 · 99-yr from 1997 avg $2.07M$1,751 psf Bishan Park Condominium160 m · 1994 · 99-yr avg $2.06M$1,472 psf Faber Garden Condominium210 m · 1984 · Freehold avg $3.62M$1,886 psf Amo Residence430 m · 2026 · 99-yr from 2021 avg $2.69M$2,521 psf

New launches within 2 km

Thomson Reserve840 m · 99-yr Artisan 81.4 km · Freehold avg $2.45M$2,382 psf

Upcoming supply

Lorong Puntong / Sin Ming Avenue510 m · about 134 units · 0.43 ha Awarded · $17,350 psm GFA · Sep 2026

Upper Thomson Road (Parcel A)860 m · about 597 units · 2.44 ha Awarded · $11,427 psm GFA · Oct 2025

Upper Thomson Road (Parcel B)860 m · about 890 units · 3.2 ha Awarded · $9,737 psm GFA · Apr 2024

Lentor Gardens2.0 km · about 482 units · 2.06 ha Awarded · $9,903 psm GFA · Apr 2025

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

08 — From Stacked

Questions about Thomson Grand

How many years are left on the lease at Thomson Grand?

About 82 years. It is a 99-year lease from 2010.

When was Thomson Grand completed?

2015.

How many units does Thomson Grand have?

339 units, up to 20 storeys.

What sizes are the 1-bedroom units?

5,102 to 6,135 sq ft across 11 layouts.

What is the price psf at Thomson Grand?

16 sales in the last 12 months averaged $1,821 psf, ranging from $1,379 to $1,991 psf.

What did the latest sale go for?

A 1,367 sq ft unit sold for $2.71M ($1,982 psf) on 11 Aug 2026.

How much is the rent at Thomson Grand?

Leases starting Sep 2025–Aug 2026 had a median rent of $4,400 a month ($4,080 for a 2-bedroom and $5,750 for a 3-bedroom). That is an estimated gross yield of about 2.1%, before costs.

What is the nearest MRT station?

Bright Hill (TE), a 14-minute walk (1.1 km). Upper Thomson (TE) is 1.8 km away.

Which primary schools are within 1 km?

Ai Tong School, 610 m away.

Who developed Thomson Grand?

Luxury Green Development Pte. Ltd.

Answers generated from the data on this page, Nov 2026