Thomson Grand Review — Bishan / Ang Mo Kio · D20
PI Score: 82/100 — Solid Choice!
Is Thomson Grand a good buy?
PI Score rates Thomson Grand 82/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,815 psf
- Price from: S$1.72M
Live market data
- Resale transactions (12mo): 21
- Recent resale PSF: ~$1,800 psf
- Gross rental yield: 2.8%
What works in its favour
- Both anchors locked in: 666m to AI TONG SCHOOL [SAP] and 374m (~5-min walk) to Bright Hill MRT (Exit 4). 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.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +38% above the 5–10 year resale median in Bishan / Ang Mo Kio. Market needs ~8 years of growth to match the entry price.
Who Thomson Grand suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
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 in the 1km ring — parents confirm circling. Solid all-round. Worth a proper viewing.
Nearby condo reviews
- The Gardens at Bishan — Bishan / Ang Mo Kio · D20 (151 m away)
- AMO Residence — Ang Mo Kio · D20 (555 m away)
- Thomson Impressions — Upper Thomson · D20 (605 m away)
- Thomson Reserve — Upper Thomson · D20 (886 m away)
- Thomson Three — Upper Thomson · D20 (908 m away)
- The Panorama — Bishan · D20 (1.2 km away)