Home to a fair amount of landed enclaves and private developments, Thomson has always been a popular district given its locale. Whether it is for the abundance of food options or the proximity to pretty much anywhere on the island, Thomson provides eager homeowners with a range of options to consider it as their next home. With the recent opening of Stage 2 of the Thomson-East Coast MRT Line, there is even more reason to consider this area.

But with various options available from Freehold to 99-year leaseholds, low-density to high-density, high-rise to low-rise, the final choice on which development is best for you could get a little confusing. We reviewed some of the condos in the area under $1.6Mil to help you along with the decision making process. We have reviewed five of the more recent and decent developments in the Thomson area. If you have already been considering Thomson as your next home, this will definitely help narrow down some of your choices.

1. Thomson Impressions

 

Address: Lorong Puntong

Completion Date: 2018

Tenure: 99 Year from 2015

Average PSF: $1,621

Average Quantum: $1,600,000 (3-Bedroom)

Total Units: 288

 

Thomson Impressions is a relatively new development that received its TOP status in 2018. The development sits on a 10,503 Sqm plot of land, which houses 288 residential units that include 5 Strata Landed 4-Bedroom units. Yet, the developers have managed to fit in 4 pools, a clubhouse and even a tennis court. We have seen some developments that fit in less with a larger plot of land.

The 3-Bedroom units are currently averaging about $1.6M, and the average PSF prices have not seen much of a gain which is relative to newer developments. For families that prefer to be within walking distance of amenities, this is probably excluded from your shortlist — located somewhere in between Sembawang Hills Food Centre and Thomson Plaza (accessible by a few bus stops), the dilemma of not exactly being near or far from these main nodes could be a potential obstacle since there are other developments with closer proximity to these nodes.

2. Thomson Three

 

Address: Bright Hill Drive

Completion Date: 2016

Tenure: 99 Years from 2012

Average PSF: $1,555

Average Quantum: $1,600,000 (3-Bedroom)

Total Units: 435

 

Completed in 2016, Thomson Three is aptly named after its three unmistakable towers when driving along Upper Thomson Road. Prices for the development have seen some increase in average PSF prices since its launch, which benefited those who entered early. The average quantum for a 3-Bedroom is similar to Thomson Impressions, which is a newer development. We think the developers did an excellent job at utilising the odd shape of the land, considering that it is in a long triangular fashion rather than a regular shape. They managed to provide all units with either a primary North or South facing and even 10 Strata Landed units.

However, the 3-Bedroom units come with an angular corridor which some might not appreciate. While it provides a level of privacy for those who prefer to not have strangers peep into their space, it is also an inefficient space that is included in your floor space. The other potential obstacle we foresee is the orientation of the living and dining room which we would rather have a back to back orientation in order to increase the spatial ambience when entering the common area. The balcony for the standard 3-Bedroom units has been elongated from the living room to spread across Bedroom 2 and the Master Bedroom. While some might appreciate the access from their bedrooms, the interlinked space between Bedroom 2 and the Master Bedroom slightly diminishes the privacy for the owners of the house.

 

Fun Fact: Thomson Three shares the same bus stop as Thomson Impressions.

The main entrance to Thomson Three is via Bright Hill Drive, which is just right beside the Upper Thomson MRT station. However, due to the topography of the road, there is a slight incline which may be difficult for more senior residents to overcome. So while Thomson Three is technically nearer to Thomson Plaza and Upper Thomson MRT, for residents who prefer sheltered and easy access to the nearest possible transport option, there is a side gate that leads to the bus stop directly opposite of Thomson Impressions. Given the unpredictability of our weather on this sunny and rainy little island, we assume most would prefer cutting across the HDB estate over the hill climb.

3. Three 11

 

Address: Upper Thomson Road

Completion Date: 2015

Tenure: Freehold

Average PSF: $1,565

Average Quantum: $1,580,000

Total Units: 65

Three 11 is a boutique development with only a selective 65 units. For those who prefer a more exclusive living over densely populated projects, perhaps you may want to consider such developments. Typically boutique developments occupy a smaller plot of land. Thus, the layouts are relatively more efficient than the larger counterparts, where the layouts conform to the overall architecture of the building. The standard 3-Bedroom layout of Three 11 has a rather efficient layout. However, the second balcony in the Master Bedroom may prove to be a dilemma for some buyers when it could have been included as internal space to fit in an extra dresser.

4. Adana @ Thomson

 

Address: Old Upper Thomson Road

Completion Date: 2018

Tenure: Freehold (Estate in Perpetuity)

Average PSF: $1,749

Average Quantum: Insufficient Data

Total Units: 74

 

Adana @ Thomson is a relatively new development that was completed in 2018. The main entrance to the development is via Old Upper Thomson Road, which is a plus considering the traffic during peak hours along the main road. However, it is situated right beside a petrol kiosk which is not a preference of many considering the fumes that occasionally seep into the unit. Thankfully, the developers did utilise the pool as a buffer in order to create some distance from the kiosk, possibly easing the matter.

Perhaps the most interesting feature of Adana @ Thomson is the Roof Garden which has been trending in newer developments. The utilisation of the roof space provides extra facility space, which residents will appreciate. Again, we notice a similar 2 Balcony approach in the standard 3-Bedroom layouts. While we may not be a fan of the extra balcony, we have seen some owners utilise the space fruitfully. There have not been sufficient current transactions in order to accurately deduce the average quantum of the 3-Bedrooms, But there are currently 3-Bedroom units listed at $1,630,000 for a 947 Sqft unit. Although Adana @ Thomson is a Freehold development, the tenure status is an Estate in Perpetuity, which simply means that the Freehold status is subjected to certain conditions set out in the State Lands Act of Singapore. While we cannot predict the future entirely, the probability of reclamation for State purposes would be rather low.

5. Lattice One

 

Address: Seraya Crescent

Completion Date: Estimated 2024

Tenure: Freehold

Average PSF: $1,744

Average Quantum: $1,600,000

Total Units: 48

Lattice One is The One. Jokes aside, Lattice One is the newest of the bunch and also a development that checks a lot of boxes for us. A boutique development with only 48 units will allow for more exclusive living and usage of the facilities. In a similar fashion to the current trend, there is also a roof garden (Sky Lattice) which enhances the facility space. The main entrance is also located off the main road, which would help to ease any congestion in and out of the development. The 3-Bedroom layout is efficient and rather unique. Unlike the separate balcony attached to the Master Bedroom for some of the developments we mentioned earlier, this layout in Lattice One managed to uniquely design the layout with the space combined. This essentially widens the space of the balcony and can allow for more utilisation of the space. For residents that utilise public transport, there is a side gate that leads directly to the bus stop, which somehow has been relatively rare in this review of the other developments.

Amenities wise, Sembawang Hills Food Centre is directly opposite the development. There, you will find other shophouses which are sufficient for daily necessities. At the time of writing, only 8 units remain for sale. The lowest-priced 3-Bedroom unit with utility space is at $1.49Mil, which is a steal considering the average prices across the Thomson area. The developers have also started a promo period which ends on 10th Oct 2021, to achieve full sale status. If 3-Bedrooms is still a little insufficient for you, there is one last 4-Bedroom unit available.

Our pick

If you have not already guessed it, our pick is Lattice One. Simply for the Freehold tenure, efficient layouts, unique facilities, and accessibility are some of the factors that we consider comparable to the other developments in this review.  The proximity to amenities and quantum price point seems to be unbeatable for brand new development in District 20, Thomson area. With resale developments already at a similar or slightly higher quantum than a brand new unit in Lattice One, there is hardly any dilemma in making the decision. If you are interested in this Freehold development or any of the developments mentioned, do feel free to contact us. We could share further information on the entire landscape of the area as well as answer any queries you may have. Till our next article, we will catch you on one of our Signature Home Tour episodes, Take Care!

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