Rent vs D20 +22.2%
Rents above district median
Thomson Grand's latest 12-month median rent is $5,500 compared with the D20 median of $4,500 for the same period. Use this district check before narrowing by bedroom and area band.
Thomson Grand rent and sale price
D20 / Bishan, Ang Mo Kio
Address 23 Sin Ming Walk Thomson Grand Singapore 573916
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Quick summary about Thomson Grand
Thomson Grand is a 99-year leasehold condominium in D20 / Bishan, Ang Mo Kio. The page currently tracks 354 rentals and 114 sales.
- Latest 12M median rent is $5,500 per month from 48 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,565,000, with median sale PSF at $1,816 psf from 17 sales.
- Rent is up 6.9% over the last 3 months. Sale PSF is down 2.4% over the last 3 months.
Thomson Grand Market Brief
Compare the project with D20 across rent, sale PSF, tenure and transaction activity.
Compared with D20
Sale PSF vs D20 -10.5%
Sale PSF near district median
Thomson Grand's latest 12-month median sale PSF is $1,816 psf versus the D20 median of $2,029 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.57%
Rent support near district screen
Gross yield is roughly 2.57% versus a D20 screen of 2.24%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 48.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +9.1%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2010 matters most on sale price. Compare Thomson Grand against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,500
Is the asking rent fair?
$5,250 to $5,800 is the first fair-rent band to check. Above $5,800 should have a visible reason.
Latest 12M median sale PSF $1,816 psf
Is the purchase price fair?
$2,490,000 to $2,640,000 and $1,760 to $1,870 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $5,200
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 48.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +9.1%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Thomson Grand Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2010
Property type Condominium, Non-Landed Properties, Terrace House
Sales 114 resale transactions
Total sold value $269.0M
Thomson Grand Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 354 Jun 2021 to Jun 2026
Sale transactions 114 Jun 2021 to May 2026
Rent trend 6.9% Last 3 months
Sale PSF trend -2.4% Last 3 months
Thomson Grand Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BRIGHT HILL MRT STATION (TE7) 0.45 km away
MAYFLOWER MRT STATION (TE6) 1.05 km away
UPPER THOMSON MRT STATION (TE8) 1.28 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 0.17 km away
MAYFLOWER SECONDARY SCHOOL 0.74 km away
ANG MO KIO PRIMARY SCHOOL 1.22 km away
ANG MO KIO SECONDARY SCHOOL 1.44 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 1.89 km away
ANG MO KIO PARK CONNECTOR Park / green link · 1.72 km away
MARKET & HAWKER CENTRE (BLK 320 SHUNFU ROAD) Food centre · 1.71 km away
Thomson Grand Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,200 76 rentals in view
Latest median sale PSF $1,767 psf 34 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 5 $6,200 0 - -
May 2026 6 $4,900 2 $1,767 psf $2,187,500
Apr 2026 3 $6,500 2 $1,264 psf $2,845,000
Mar 2026 3 $4,400 3 $1,882 psf $2,570,000
Feb 2026 3 $5,800 2 $1,831 psf $2,494,000
Jan 2026 5 $5,800 2 $1,811 psf $2,465,944
Dec 2025 4 $4,900 1 $1,784 psf $2,400,000
Nov 2025 1 $4,000 1 $1,800 psf $2,460,000
Oct 2025 6 $4,750 2 $1,839 psf $2,132,500
Sept 2025 3 $5,500 2 $1,354 psf $3,744,000
Aug 2025 6 $5,650 3 $1,709 psf $2,391,000
Jul 2025 3 $4,300 1 $1,814 psf $2,480,000
Projects Similar to Thomson Grand
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2000 Bishan Loft 3.2 km away 211 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,568 psf
- Median rent
- $4,500
- Median sale PSF
- $1,789 psf
- Median rent
- $4,625
- Median sale PSF
- $1,609 psf
- Median rent
- $4,000
- Median sale PSF
- $1,479 psf
- Median rent
- $5,690
- Median sale PSF
- $1,699 psf
- Median rent
- $4,500
- Median sale PSF
- $1,781 psf
Thomson Grand Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,000 $3,713 143
3 bed $5,200 $4,968 145
4 bed $6,000 $6,003 29
Unknown $9,000 $8,593 37
Thomson Grand Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,000 $3,759 107
1,000 to 1,100 sqft $3,800 $3,578 36
1,300 to 1,400 sqft $5,200 $4,836 108
1,400 to 1,500 sqft $5,800 $5,402 19
1,500 to 1,600 sqft $5,500 $5,224 9
1,600 to 1,700 sqft $6,000 $5,576 25
1,700 to 1,800 sqft $6,000 $5,944 9
2,000 to 2,100 sqft $5,800 $5,800 2
Thomson Grand Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,100,000 $1,581 psf 27
06 to 10 $2,090,000 $1,749 psf 26
11 to 15 $2,320,000 $1,701 psf 29
16 to 20 $2,520,000 $1,709 psf 19
- $3,600,000 $698 psf 13
Thomson Grand Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Thomson Grand shows a latest 12-month median monthly rent of $5,500 across 48 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,500
Rentals in period 48
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Thomson Grand show a median price of $2,565,000 and $1,816 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,565,000
Latest 12M median PSF $1,816 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2010 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Thomson Grand has 114 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $269.0M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Thomson Grand numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,500/mo Test gross and net yield against typical rent. Buy vs rent $2.6M Compare ownership cost against renting. Mortgage $2.6M Estimate monthly payment from the sale price. Stamp duty $1,816 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D20 to compare Thomson Grand against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Thomson Grand FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Thomson Grand?
Thomson Grand has a latest 12-month median monthly rent of $5,500 across 48 rentals in that period.
What is the typical sale price at Thomson Grand?
The latest 12-month median sale price for Thomson Grand is $2,565,000, based on 17 sales in that period.
What is the median sale PSF at Thomson Grand?
The latest 12-month median sale price per square foot for Thomson Grand is $1,816 psf. The average for the same period is $1,701 psf.
Is Thomson Grand freehold or leasehold?
Thomson Grand is listed as 99-year leasehold from 2010. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Thomson Grand located?
Thomson Grand is located at 23 Sin Ming Walk Thomson Grand Singapore 573916 in D20 / Bishan, Ang Mo Kio.
How current is the Thomson Grand transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.