A five-hectare site on Bright Hill Drive that once held the 1980s-era Thomson View condominium is about to become one of the largest new private residential launches of 2026. Thomson Reserve, a 1,268-unit development by UOL Group, Singapore Land Group and CapitaLand Development, is scheduled to open for previews in Upper Thomson this month.
What is Thomson Reserve?
Thomson Reserve will rise on the former Thomson View condominium at Bright Hill Drive. The old development — 200 apartments, 54 townhouses and a single shop unit on a five-hectare site — was sold collectively for S$810 million in a deal that completed in October 2025, after objections from a small group of owners were resolved in court. It remains the largest en bloc sale in Singapore since Chuan Park's S$890 million deal in May 2023, and works out to about S$1,178 per square foot per plot ratio.
The project is jointly developed by UOL Group, Singapore Land Group and CapitaLand Development. It will have 1,268 units across six towers — four 21-storey blocks and two 30-storey blocks — with two- to five-bedroom layouts. P&T Consultants is the architect, and the development is 99-year leasehold, with completion expected around 2030.
Why Upper Thomson?
The location is the project's biggest draw. The site sits next to Upper Thomson MRT station on the Thomson-East Coast Line, so residents get a rail link without a bus ride. It is also within one kilometre of Ai Tong School, a popular primary school, and Thomson Plaza is a short walk away.
Because the land is elevated, the taller blocks are being positioned to open up views over greenery, including MacRitchie Reservoir and the nearby nature parks. Upper Thomson is also a mature estate where brand-new private homes have been scarce — part of the reason the launch is drawing attention.
Unit types and floor plans
The developer has released the full unit mix. All 1,268 homes come in two- to five-bedroom layouts — there is no one-bedroom type here. Two- and three-bedroom units make up 1,066 of the 1,268 homes, or about 84 per cent, while four- and five-bedroom units account for the remaining 202.
- 2-Bedroom — 592 sq ft (100 units)
- 2-Bedroom Premium — 678 sq ft (416 units)
- 2-Bedroom Premium + Study — 732 & 775 sq ft (200 units)
- 3-Bedroom — 947 sq ft (120 units)
- 3-Bedroom Premium — 1,055 sq ft (170 units)
- 3-Bedroom Premium + Study — 1,152 sq ft (60 units)
- 4-Bedroom — 1,238 sq ft (90 units)
- 4-Bedroom Premium, private lift — 1,367 sq ft (56 units)
- 4-Bedroom Premium + Study, private lift — 1,485 sq ft (28 units)
- 5-Bedroom Suite, private lift — 1,808 sq ft (28 units)
The developer has released the full floor plan set — 41 layouts across the Classic and Luxury Collections, plus the site plans. Browse them below.
Site plan — Classic Collection (Blocks 1, 3, 9 and 11)
Site plan — Block 1
Site plan — Block 9
Classic Collection — floor plans
2-Bedroom — Type B1 (55 sqm / 592 sq ft)
2-Bedroom — Type B2 (55 sqm / 592 sq ft)
2-Bedroom — Type B3 (55 sqm / 592 sq ft)
2-Bedroom Premium — Type BP1 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP2 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP3 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP4 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP5 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP8 (63 sqm / 678 sq ft)
2-Bedroom Premium — Type BP9 (63 sqm / 678 sq ft)
2-Bedroom Premium + Study — Type BPS1 (68 sqm / 732 sq ft)
2-Bedroom Premium + Study — Type BPS4 (72 sqm / 775 sq ft)
3-Bedroom — Type C1 (88 sqm / 947 sq ft)
3-Bedroom — Type C2 (88 sqm / 947 sq ft)
3-Bedroom — Type C4 (88 sqm / 947 sq ft)
3-Bedroom Premium — Type CP1 (98 sqm / 1055 sq ft)
3-Bedroom Premium — Type CP2 (98 sqm / 1055 sq ft)
3-Bedroom Premium — Type CP3 (98 sqm / 1055 sq ft)
3-Bedroom Premium — Type CP4 (98 sqm / 1055 sq ft)
3-Bedroom Premium — Type CP5 (98 sqm / 1055 sq ft)
3-Bedroom Premium — Type CP6 (98 sqm / 1055 sq ft)
3-Bedroom Premium + Study — Type CPS1 (107 sqm / 1152 sq ft)
3-Bedroom Premium + Study — Type CPS2 (107 sqm / 1152 sq ft)
4-Bedroom — Type D1 (115 sqm / 1238 sq ft)
4-Bedroom — Type D2 (115 sqm / 1238 sq ft)
4-Bedroom — Type D3 (115 sqm / 1238 sq ft)
Site plan — Luxury Collection (Blocks 5 and 7)
Site plan — Block 5
Site plan — Block 7
Luxury Collection — floor plans
Floor plan — Type BP2 (L) (63 sqm / 678 sq ft)
Floor plan — Type BP3 (L) (63 sqm / 678 sq ft)
Floor plan — Type BP6 (L) (63 sqm / 678 sq ft)
Floor plan — Type BP7 (L) (63 sqm / 678 sq ft)
Floor plan — Type BPS2 (L) (68 sqm / 732 sq ft)
Floor plan — Type BPS3 (L) (68 sqm / 732 sq ft)
Floor plan — Type BPS4 (L) (72 sqm / 775 sq ft)
Floor plan — Type C3 (L) (88 sqm / 947 sq ft)
Floor plan — Type C5 (L) (88 sqm / 947 sq ft)
Floor plan — Type CP7 (L) (98 sqm / 1055 sq ft)
Floor plan — Type D4 (L) (115 sqm / 1238 sq ft)
Floor plan — Type DP1 (L) (127 sqm / 1367 sq ft)
Floor plan — Type DP2 (L) (127 sqm / 1367 sq ft)
Floor plan — Type DPS1 (L) (138 sqm / 1485 sq ft)
Floor plan — Type E1 (L) (168 sqm / 1808 sq ft)
The layouts come with branded kitchen appliances — Smeg, Grohe and Blanco in the smaller units, and Miele, Liebherr, Grohe and Blanco in the four- and five-bedroom homes. The private-lift units add a marble-finished lift lobby, walk-in wardrobes and wider frontages; the 5-bedroom suite has a roughly 6-metre-wide frontage looking out towards the low-rise landed cluster, Windsor Nature Park and MacRitchie Reservoir.
The six towers are split into two tiers — a Classic Collection and a Luxury Collection, the latter with private-lift access. Floor plans are not drawn to scale and remain subject to final amendments by the developer and the authorities. Official prices have not been released; previews are planned from 17 October 2026.
You can also download the full Thomson Reserve floor plans & site plan (PDF).
Why the market is watching
Thomson Reserve is arriving at a more cautious moment. After a strong 2025, sales have cooled: developers sold 4,885 new private homes (excluding executive condominiums) in the first seven months of 2026, down 11.6 per cent from the same period a year earlier, while the number of units launched fell 28.7 per cent.
Analysts say the issue is less about weak demand than fewer launches and pickier buyers. Cushman & Wakefield's head of research for Singapore and South-east Asia, Wong Xian Yang, called Thomson Reserve and CDL's Lucerne Grand "litmus tests" of underlying buyer demand. ERA Singapore chief executive Marcus Chu made a similar point — that with the market no longer rising for everyone, each project now has to earn its buyers.
Price is the other big factor. Homes priced at S$2 million and above made up 61 per cent of new non-landed private home sales in the first seven months of 2026, up from 53.9 per cent a year earlier. ERA has flagged S$2.5 million as an important psychological affordability threshold for buyers.
What to watch at the launch
- Pricing — the official price list has not been released. The entry price and overall quantum will decide how quickly 1,268 units move.
- Unit mix — two- to five-bedroom homes. Take-up often hinges on whether the smaller units land within the mass-market budget.
- Scale — this is one of the largest single launches of the year, so early sell-through will be read as a signal for the whole market.
- Timing — previews are planned for October 2026, with completion around 2030.
For buyers, the appeal is straightforward: a rare mega-site beside an MRT station and a popular primary school, in an established estate. The question that will define the launch is price — and whether enough buyers are ready to commit at a moment when the market has turned more cautious.
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Artist's impression of Thomson Reserve, courtesy of UOL Group, CapitaLand Development and Singapore Land Group.
Sources
- CapitaLand — Thomson Reserve (official project page)
- The Business Times — ‘No longer a rising tide’: Upcoming Q4 launches will test homebuying demand
- The Business Times — UOL, SingLand and CapitaLand complete S$810 million Thomson View en bloc deal
- EdgeProp (via Yahoo) — UOL readies mega Thomson Reserve condo launch in 4Q2026