Thomson Three Review — Upper Thomson · D20
HuatScore: 90/100 — Damn Huat!
Is Thomson Three a good buy?
HuatScore rates Thomson Three 90/100 — a "Damn Huat!" verdict. That makes it a confident buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Location is the relative soft spot. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Damn Huat!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2016
- Units: 435
- Developer: UOL × Singapore Land
- Avg PSF: ~$2,125 psf
- Price from: S$0.9M
Live market data
- Resale transactions (12mo): 25
- Recent resale PSF: ~$2,210 psf
- Gross rental yield: 2.9%
What works in its favour
- Both anchors locked in: 398m to AI TONG SCHOOL [SAP] and 193m (~2-min walk) to Upper Thomson MRT (Exit 2). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — AI TONG SCHOOL: AI TONG SCHOOL is SAP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Hot resale demand: Demand pulse 83/100 — 25 resales in the last 12 months. Units turn over fast; easy to find buyers when you exit.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
What to watch out for
- Location is the relative soft spot: Location scores 7/10 — the lowest mark on an otherwise strong card. Nothing here is broken; it is simply the dimension with the least headroom, and the first thing to press on during due diligence.
Who Thomson Three suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Ai Tong School at 398m. P1 crowd already eyeing. Numbers tight on every front — just don't overpay ah.