Rent vs D26 +9.5%
Rents near district median
Thomson Grove's latest 12-month median rent is $4,600 compared with the D26 median of $4,200 for the same period. Use this district check before narrowing by bedroom and area band.
Thomson Grove rent and sale price
D26 / Upper Thomson, Springleaf
Address 580 Yio Chu Kang Road Thomson Grove Singapore 787068
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Quick summary about Thomson Grove
Thomson Grove is a freehold condominium in D26 / Upper Thomson, Springleaf. The page currently tracks 101 rentals and 21 sales.
- Latest 12M median rent is $4,600 per month from 17 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $3,410,500, with median sale PSF at $1,437 psf from 4 sales.
- Rent is down 15.9% over the last 3 months. Sale PSF is down 17.5% over the last 3 months.
Thomson Grove Market Brief
Compare the project with D26 across rent, sale PSF, tenure and transaction activity.
Compared with D26
Sale PSF vs D26 -38.1%
Sale PSF below district median
Thomson Grove's latest 12-month median sale PSF is $1,437 psf versus the D26 median of $2,320 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.62%
Rent support below district screen
Gross yield is roughly 1.62% versus a D26 screen of 2.19%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 64.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -30.8%
Activity is lighter
9 recent transactions versus 13 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Thomson Grove against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Latest 12M median sale PSF $1,437 psf
Is the purchase price fair?
$3,310,000 to $3,510,000 and $1,390 to $1,480 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,150
Are similar units renting for more?
3 bed and 1,400 to 1,500 sqft give the closest unit-size checks.
Rent stability 64.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -30.8%
Is activity rising?
Activity is lighter. 9 recent transactions versus 13 in the prior 6-month view.
Thomson Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 21 resale transactions
Total sold value $54.0M
Thomson Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 101 Jun 2021 to Jun 2026
Sale transactions 21 Jul 2022 to May 2026
Rent trend -15.9% Last 3 months
Sale PSF trend -17.5% Last 3 months
Thomson Grove 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
LENTOR MRT STATION (TE5) 0.11 km away
YIO CHU KANG MRT STATION (NS15) 1.02 km away
MAYFLOWER MRT STATION (TE6) 1.46 km away
Schools nearby
ANDERSON PRIMARY SCHOOL 0.58 km away
YIO CHU KANG SECONDARY SCHOOL 0.99 km away
MAYFLOWER PRIMARY SCHOOL 1.2 km away
ANG MO KIO PRIMARY SCHOOL 1.74 km away
Amenities
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 1.8 km away
Thomson Grove Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,000 24 rentals in view
Latest median sale PSF $1,429 psf 9 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $5,000 0 - -
May 2026 0 - 1 $1,429 psf $4,138,000
Apr 2026 2 $4,500 0 - -
Mar 2026 1 $4,300 0 - -
Feb 2026 2 $5,350 1 $1,444 psf $4,180,000
Jan 2026 1 $4,550 0 - -
Dec 2025 1 $7,000 1 $1,806 psf $2,683,000
Nov 2025 1 $4,100 1 $1,400 psf $2,080,000
Oct 2025 3 $4,300 0 - -
Sept 2025 2 $4,675 0 - -
Aug 2025 1 $4,600 1 $1,750 psf $2,600,000
Jul 2025 2 $4,300 0 - -
Projects Similar to Thomson Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1993 Castle Green 0.6 km away 488 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,165 psf
- Median rent
- $3,575
- Median sale PSF
- $1,089 psf
- Median rent
- $3,200
- Median sale PSF
- $1,429 psf
- Median rent
- $4,000
- Median sale PSF
- $1,574 psf
- Median rent
- $3,650
- Median sale PSF
- $1,460 psf
- Median rent
- $4,500
- Median sale PSF
- $1,820 psf
Thomson Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $4,150 $4,191 100
4 bed $6,100 $6,100 1
Thomson Grove Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,400 to 1,500 sqft $4,000 $3,974 73
1,500 to 1,600 sqft $3,750 $3,828 18
2,100 to 2,200 sqft $6,100 $5,567 3
2,800 to 2,900 sqft $7,000 $7,071 7
Thomson Grove Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,356,944 $1,574 psf 12
06 to 10 $2,470,000 $1,556 psf 9
Thomson Grove 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 Grove shows a latest 12-month median monthly rent of $4,600 across 17 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,600
Rentals in period 17
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 Grove show a median price of $3,410,500 and $1,437 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $3,410,500
Latest 12M median PSF $1,437 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold 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 Grove has 21 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $54.0M
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 Grove numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,600/mo Test gross and net yield against typical rent. Buy vs rent $3.4M Compare ownership cost against renting. Mortgage $3.4M Estimate monthly payment from the sale price. Stamp duty $1,437 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 D26 to compare Thomson Grove 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 Grove FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Thomson Grove?
Thomson Grove has a latest 12-month median monthly rent of $4,600 across 17 rentals in that period.
What is the typical sale price at Thomson Grove?
The latest 12-month median sale price for Thomson Grove is $3,410,500, based on 4 sales in that period.
What is the median sale PSF at Thomson Grove?
The latest 12-month median sale price per square foot for Thomson Grove is $1,437 psf. The average for the same period is $1,520 psf.
Is Thomson Grove freehold or leasehold?
Thomson Grove is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Thomson Grove located?
Thomson Grove is located at 580 Yio Chu Kang Road Thomson Grove Singapore 787068 in D26 / Upper Thomson, Springleaf.
How current is the Thomson Grove 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.