How have HDB prices in Upper Thomson changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Upper Thomson changed by +4.6% a year, from $473 to $730.

Does remaining lease affect HDB prices in Upper Thomson?

In Upper Thomson, 4-room flats with 60-69 years of lease remaining resell at $715 per square foot against $501 for those with <50 years, a difference of +43%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Upper Thomson

Q: What is the median private resale price per square foot in Upper Thomson?

The median private resale price in Upper Thomson (Bishan, Central Region) is S$1,990 per square foot (S$21,500 per square metre), from 203 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.6% a year in cash terms, or +2.6% a year after inflation. HDB resale here runs S$722 per square foot from 80 resales, at a median 4-room price of S$759,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

Q: How many private caveats were recorded in Upper Thomson?

The median private resale price in Upper Thomson (Bishan, Central Region) is S$1,990 per square foot (S$21,500 per square metre), from 203 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.6% a year in cash terms, or +2.6% a year after inflation. HDB resale here runs S$722 per square foot from 80 resales, at a median 4-room price of S$759,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

$1,990median private resale per ft², 203 caveats (12 months)

Medium confidence95% CI $1,950–$2,080 per ft²n = 203 caveats

The median private resale price in Upper Thomson (Bishan, Central Region) is S$1,990 per square foot (S$21,500 per square metre), from 203 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.6% a year in cash terms, or +2.6% a year after inflation. HDB resale here runs S$722 per square foot from 80 resales, at a median 4-room price of S$759,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

Private prices in Upper Thomson

Median price per ft²

$722

n = 80 resales

Median resale price

$696,500

median flat 947 ft²

Median lease remaining

58 yrs

of a 99-year lease

11 of 80 resales here crossed $1,000,000 in the last 12 months (13.8%).

How prices are spread in Upper Thomson

p20 $604
p80 $774
95% CI $681–$739

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $498,000 · 721 ft²	$693/ft²	n = 35
4-roommedian $759,000 · 1,023 ft²	$692/ft²	n = 18
5-roommedian $960,000 · 1,292 ft²	$732/ft²	n = 22
Executivemedian $1,300,000 · 1,668 ft²	$775/ft²	n = 5

Price by remaining lease, 4-room

Upper Thomson, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
<50 yearsmedian $475,000	$501/ft²	n = 14
50-59 yearsmedian $708,000	$695/ft²	n = 17
60-69 yearsmedian $770,000	$715/ft²	n = 42

Across these bands the rate falls 30% from $715/ft² at 60-69 years to $501 at <50, on 4-room flats in Upper Thomson.

Price by floor

HDB publishes a storey range on every resale.

Too few 4-room resales per storey band (8 per band, over 12 months) to chart a floor premium here.

Buyers: Where does a price sit?

Ranked against 80 resales in Upper Thomson (12 months).

Resale price

Floor area in ft²

S$696,500 for 965 ft² is around the 50th percentile of the 80 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$722 per square foot, over 80 resales (12 months).

A market figure for that size in Upper Thomson, not a valuation of your flat.

Floor area in ft²

S$697,000

middle 60% of resales: S$583,000 to S$747,000 for that size · 80 resales, 12 months

Resales (last 12 months)

80 sales

Resales in Upper Thomson, last 12 months
	Address
Aug 2026	442 Sin Ming Ave	S$1,550,000	Executive	63 yrs	$900
Aug 2026	301 Shunfu Rd	S$1,218,000	Executive	58 yrs	$775
Aug 2026	446 Bright Hill Dr	S$1,158,000	5-room	63 yrs	$882
Aug 2026	312 Shunfu Rd	S$950,000	5-room	58 yrs	$729
Aug 2026	304 Shunfu Rd	S$915,000	5-room	58 yrs	$635
Aug 2026	455 Sin Ming Ave	S$815,888	4-room	63 yrs	$736
Aug 2026	311 Shunfu Rd	S$710,000	4-room	57 yrs	$660
Aug 2026	311 Shunfu Rd	S$500,000	3-room	57 yrs	$693
Aug 2026	22 Sin Ming Rd	S$368,000	3-room	46 yrs	$503
Aug 2026	23 Sin Ming Rd	S$358,000	3-room	46 yrs	$512
Aug 2026	22 Sin Ming Rd	S$348,000	3-room	46 yrs	$476
Jul 2026	310 Shunfu Rd	S$905,000	5-room	58 yrs	$695
Jul 2026	446 Bright Hill Dr	S$890,000	4-room	63 yrs	$726
Jul 2026	405 Sin Ming Ave	S$780,000	5-room	59 yrs	$604
Jul 2026	449 Sin Ming Ave	S$750,000	4-room	63 yrs	$676
Jul 2026	406 Sin Ming Ave	S$720,000	4-room	60 yrs	$796
Jul 2026	25 Sin Ming Rd	S$515,000	4-room	47 yrs	$543
Jul 2026	305 Shunfu Rd	S$495,888	3-room	58 yrs	$687
Jul 2026	22 Sin Ming Rd	S$350,000	3-room	46 yrs	$478
Jul 2026	22 Sin Ming Rd	S$338,000	3-room	46 yrs	$462

Median price per ft²

$1,990

95% CI $1,950–$2,080 · n = 203 strata caveats (12 months)

Median price

$1,960,000

n = 203 resale caveats (12 months)

How private prices are spread in Upper Thomson

p20 $1,770
p80 $2,320
95% CI $1,950–$2,080

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $2,200,000	$1,990/ft²	n = 140
Apartmentmedian $1,688,000	$2,030/ft²	n = 63
Terracemedian $4,400,000	priced on land	n = 47 caveats
Semi-detachedmedian $6,219,000	priced on land	n = 12 caveats

Buyers: Where does a price sit?

Placed on the published percentiles for 203 caveats in Upper Thomson (12 months).

Price

Floor area in ft²

S$1,960,000 for 981 ft² is around the 51st percentile of the 203 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,990 per square foot, over 203 caveats (12 months).

A market figure for that size in Upper Thomson, not a valuation of your flat.

Floor area in ft²

S$1,960,000

middle 60% of caveats: S$1,740,000 to S$2,280,000 for that size · 203 caveats, 12 months

Private sales by project in Upper Thomson

7 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Upper Thomson, last 12 months
	Tenure				New sale S$/ft²
JadescapeShunfu Road	99 yrs lease commencing from 2018	70	$1,789,000	$2,330	no launch
Thomson ThreeBright Hill Drive	99 yrs lease commencing from 2012	24	$2,307,944	$2,160	no launch
Thomson ImpressionsLorong Puntong	99 yrs lease commencing from 2015	16	$1,606,500	$2,150	no launch
Thomson GrandSin Ming Walk	99 yrs lease commencing from 2010	22	$2,572,944	$1,820	no launch
The Gardens At BishanSin Ming Walk	99 yrs lease commencing from 1997	18	$2,150,000	$1,810	no launch
Lakeview EstateUpper Thomson Road	99 yrs lease commencing from 1977	12	$1,674,000	$1,040	no launch
Thomson Garden EstateJalan Chegar	Freehold	23	$3,800,000	priced on land	no launch

Public (HDB) rents in Upper Thomson

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

n/a

too few resales

Median rent, 4-room

$3,500/mo

from 55 approved rentals (12 months)

Median resale price, 4-room

$759,000

from 18 resales (12 months)

Rent by flat type

Approved HDB rentals in Upper Thomson over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$2,900/mo	7.0%
4-room	$3,500/mo	too few resales
5-room	$3,900/mo	too few rentals

Private rents in Upper Thomson

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$4,100/mo

middle 50% $3,500–$4,800 · all sizes, 665 contracts (12 months)

Median resale price

$1,960,000

all sizes, 203 resale caveats (12 months)

URA’s own median rent per ft² here is $5.26 for 2026 Q2, from 5 projects.

Rent by unit size

Lease contracts lodged with URA in Upper Thomson over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,250/mo	too few resales
50–60 m²	$4,000/mo	too few lettings and too few resales
60–70 m²	$3,800/mo	too few resales
70–80 m²	$4,500/mo	too few resales
80–90 m²	$4,000/mo	too few resales
90–100 m²	$4,900/mo	too few resales
100–110 m²	$5,000/mo	too few lettings and too few resales
110–120 m²	$4,850/mo	too few resales
120–130 m²	$4,675/mo	too few resales
130–140 m²	$5,080/mo	too few lettings and too few resales
140–150 m²	$4,800/mo	too few resales
150–160 m²	$6,100/mo	too few lettings and too few resales
160–170 m²	$4,800/mo	too few lettings and too few resales
170–180 m²	$5,600/mo	too few lettings and too few resales
190–200 m²	$6,200/mo	too few lettings and too few resales
200–210 m²	$6,050/mo	too few lettings and too few resales

640 of 665 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Upper Thomson over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,150/mo	n = 175
2 bedrooms	$4,000/mo	n = 226
3 bedrooms	$4,900/mo	n = 207
4 bedrooms	$6,800/mo	n = 37

645 of 665 contracts are in the rows above. 19 carry no bedroom count and 1 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

Cite us

HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Upper Thomson", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/upper-thomson. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/upper-thomson">Property prices in Upper Thomson - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

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Private property prices per square foot in Upper Thomson

Median price per ft²The middle resale price per square foot of 80 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in Upper ThomsonEvery resale in Upper Thomson over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 80 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Upper Thomson, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Upper Thomson

Median price per ft²

Median price

How private prices are spread in Upper ThomsonEvery private resale caveat in Upper Thomson over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Upper Thomson, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Upper Thomson

Public (HDB) rents in Upper ThomsonHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in Upper ThomsonURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

Cite us

Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Upper Thomson

By flat type

Price by remaining lease, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Upper Thomson

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Upper Thomson

Private rents in Upper Thomson

Rent by unit size

Rent by bedrooms

Nearby areas