- 1,268 units (est) across a ~5-hectare site at Bright Hill Drive (former Thomson View Condo)
- 99-year leasehold · Q3 2026 preview window (estimated)
- Developer: UOL × SingLand × CapitaLand 50:50 joint venture
- Land cost: S$810 million (S$1,178 psf ppr) — Singapore’s largest approved en-bloc since 2023
- Indicative pricing: ~S$2,300–2,600 psf (analyst estimates)
- Connectivity: Tri-line MRT — Bright Hill (TE7), Upper Thomson (TE8), Marymount (CC16); future CRL13 interchange 2030
- Schools: Within 1 km of Ai Tong School
- VVIP registration: open now ahead of Q3 launch
The biggest D20 launch since Thomson View en-bloc — full details, pricing thesis, and VVIP registration below.
The Bright Hill Drive site is officially in developer hands. Here’s what Singapore buyers need to know about Thomson Reserve — the upcoming Q3 2026 mega-launch by UOL × SingLand × CapitaLand.
- Project: Thomson Reserve (working name)
- Location: Bright Hill Drive, District 20
- Developer: UOL × Singapore Land Group × CapitaLand JV
- Site: ~5 hectares, ~1,268 units (est), 99-year leasehold
- Land cost: S$810M / S$1,178 psf ppr
- Expected preview: Q3 2026
The S$810 Million Conviction
When three SGX-listed property giants commit S$810 million to a single residential site, the market should pay attention. On 22 November 2024, the joint venture exercised the call option to acquire the former Thomson View Condominium at Bright Hill Drive — Singapore’s largest approved residential collective sale since 2023.
After the High Court granted the sale order on 1 July 2025 and site possession completed on 2 October 2025, redevelopment is now firmly underway. Industry consensus tips a Q3 2026 showflat preview, with the project marketed as Thomson Reserve — a working name that may shift when the developer releases its official launch identity.
5 Reasons This Launch Is Different
1. Tri-line MRT walkability. Three MRT lines within walking distance: Upper Thomson (TE8, 3–8 min), Bright Hill (TE7, 9 min), and Marymount (CC16, 13 min). When Cross Island Line Phase 1 opens in 2030, Bright Hill becomes Singapore’s only confirmed TEL × CRL interchange.
2. Ai Tong School catchment. Directly adjacent to Ai Tong School — a SAP school and one of Singapore’s most over-subscribed primary schools. Families qualify for 1km Phase 2C(S) priority. Add Catholic High, CHIJ St Nicholas, and RI Bishan within 2 km.
3. Permanent unblocked nature views. West and north stacks face the protected Central Catchment Nature Reserve and MacRitchie Reservoir — gazetted nature lands. Views cannot be blocked by future construction.
4. Track-record corridor. AMO Residence (98% on launch weekend, 2022). JadeScape (1,206 units fully absorbed). Lentor Central Residences (93% at S$2,200 psf). Springleaf Residence (92% at S$2,175 psf). The pattern is consistent: well-located D20/D26 launches absorb at 90%+.
5. Land cost positions for headroom. At S$1,178 psf ppr, the developers’ land basis is below comparable acquisitions. Analysts project S$2,300–S$2,600 psf launch pricing (subject to developer announcement).
Who Should Be Watching This
HDB upgraders from Bishan, Toa Payoh, AMK, Thomson — ~4,800 HDB flats nearby reaching MOP between 2022 and 2025. Families with school-age children targeting Ai Tong / Catholic High / CHIJ St Nicholas / RI catchment. Investors targeting smaller units for rental yield (~3.0–3.5% gross expected).
The Honest Caveats
- Project name — “Thomson Reserve” is the marketed working name. Official launch name TBC.
- Pricing — All psf figures are independent analyst estimates. Actual prices set by developer.
- Unit mix — Initial reports suggest 1BR + Study to 5BR. Exact mix TBC.
- TOP date — 2030 estimated. Official date in SPA.
- Renderings — No official artist’s impressions released yet.
Related Listings
Thomson Reserve
- District
- Bright Hill Drive, District 20
- Leasehold
- Fresh 99-year leasehold
- PSF
- ~S$2,450–S$2,650 psf
- TOP
- ~2030
Former Thomson View redevelopment at Bright Hill Drive, District 20. UOL, SingLand & CapitaLand Development. Indicative price, showflat and launch timing updates below.
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