Thomson Three
Thomson Three is a 99-year lease (85 yrs left) apartment development in District 20 (Ang Mo Kio / Bishan / Thomson). It has 133 recorded private transactions. Latest sale: $920,000 (Jul 2026, 46 sqm, floors 11-15). Median $1,858/sqft. Prices up 24% over the period. 85 years lease remaining.
Where Thomson Three ranks in District 20
All 44 projects ›Median psf over time
Estimate a unit at Thomson Three
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,924 | 28 |
| 06-10 | $1,900 | 23 |
| 11-15 | $1,946 | 34 |
| 16-20 | $1,868 | 42 |
| 21-25 | $1,602 | 6 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jul 2026 | 11-15 | Resale | 46 sqm | $920,000 | $1,858 |
| Jul 2026 | 16-20 | Resale | 68 sqm | $1,588,000 | $2,170 |
| Jul 2026 | 11-15 | Resale | 68 sqm | $1,580,000 | $2,159 |
| Jun 2026 | 01-05 | Resale | 97 sqm | $2,288,888 | $2,192 |
| Jun 2026 | 01-05 | Resale | 106 sqm | $2,695,000 | $2,362 |
| Jun 2026 | 06-10 | Resale | 106 sqm | $2,600,000 | $2,279 |
| Jun 2026 | 01-05 | Resale | 117 sqm | $2,420,000 | $1,922 |
| May 2026 | 01-05 | Resale | 138 sqm | $2,900,000 | $1,952 |
| Apr 2026 | 01-05 | Resale | 106 sqm | $2,640,000 | $2,314 |
| Apr 2026 | 01-05 | Resale | 98 sqm | $2,327,000 | $2,206 |
| Apr 2026 | 11-15 | Resale | 68 sqm | $1,585,000 | $2,165 |
| Apr 2026 | 01-05 | Resale | 68 sqm | $1,500,000 | $2,049 |
| Feb 2026 | 16-20 | Resale | 98 sqm | $2,450,000 | $2,323 |
| Feb 2026 | 06-10 | Resale | 106 sqm | $2,645,000 | $2,318 |
| Feb 2026 | 11-15 | Resale | 68 sqm | $1,575,000 | $2,152 |
| Jan 2026 | 16-20 | Resale | 97 sqm | $2,460,000 | $2,356 |
| Dec 2025 | 01-05 | Resale | 117 sqm | $2,450,000 | $1,945 |
| Nov 2025 | 06-10 | Resale | 68 sqm | $1,570,000 | $2,145 |
| Nov 2025 | 16-20 | Resale | 106 sqm | $2,630,000 | $2,305 |
| Oct 2025 | 06-10 | Resale | 46 sqm | $900,000 | $1,818 |
| Oct 2025 | 01-05 | Resale | 68 sqm | $1,460,000 | $1,995 |
| Sep 2025 | 01-05 | Resale | 68 sqm | $1,520,000 | $2,077 |
| Aug 2025 | 06-10 | Resale | 68 sqm | $1,490,000 | $2,036 |
| Aug 2025 | 06-10 | Resale | 46 sqm | $900,000 | $1,818 |
| Aug 2025 | 11-15 | Resale | 68 sqm | $1,550,000 | $2,118 |
Thomson Three is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Thomson Three, with their median resale psf. Useful for comparing what Thomson Three costs per square foot against nearby developments.
About Thomson Three
Prices at Thomson Three in District 20 (Ang Mo Kio / Bishan / Thomson) have risen sharply, up about 24% over the data window (around 4.5% a year). Its $1,858 psf median runs about 13% above the District 20 median, ahead of around 82% of projects there. It has a busy transaction history, with 133 sales between 2021-08 and 2026-07, ranging from $770,000 to $2,980,000. The most recent transaction was a 46 sqm unit (floors 11-15) at $920,000 in Jul 2026, and the median is $1,858 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Thomson Three cost?
The most recent transaction at Thomson Three was $920,000 for a 46 sqm unit in 2026-07. The median price is $1,858 per square foot across 133 transactions, ranging from $770,000 to $2,980,000. Data sourced from URA.
Is Thomson Three freehold or leasehold?
Thomson Three is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at Thomson Three?
The median price at Thomson Three is $1,858 psf, with transactions ranging from $1,349 to $2,379 psf. This is based on 133 URA-recorded transactions in District 20.
Have prices at Thomson Three gone up or down?
Prices at Thomson Three have increased by approximately 24% over the data period (around 4.5% a year). The median price is currently $1,858 psf, with the most recent sale at $920,000 in 2026-07.