In the past 12 months, 19 Jadescape owners resold units of the same 764 sq ft size for anywhere from S$1.63M to S$1.84M. Thomson Reserve will have 416 two-bedders at one 678 sq ft size. My District 20 report shows where the value sits, with Thomson Reserve in 3D.
District 20 in detail, Thomson Reserve in 3D, and how mega developments have actually performed. Price scenarios follow once the price list is out.
Sample from the report · 3D site and sun study
Jadescape is the nearest mega condo to Thomson Reserve, with 1,206 homes, also in District 20. In the last 12 months, 19 owners sold the exact same 764 sq ft unit. The prices were not the same.
All 19 sales, from highest to lowest price
A high-floor unit (floors 21 to 25) sold for just S$1.65M, cheaper than eight lower-floor units. So a higher floor alone doesn't get you the best price. Which stack, which direction it faces and the view matter just as much.
At Thomson Reserve, 416 homes will share one 678 sq ft layout. Picking the right one matters. My report shows you which stacks to look at first.
Source: URA resale records, Jadescape 764 sq ft units, Oct 2025 to Sep 2026. Past prices do not predict future prices.
716 of the 1,268 homes are two-bedders, and 416 share one 678 sq ft layout, about one home in three. That is the competition your unit faces at resale.
Source: Thomson Reserve factsheet (version 1, 22 Sep 2026) as reported by StackedHomes (28 Sep 2026) and PropertyNet.SG (26 Sep 2026). Unit mix is subject to change by the developer.
Thomson Reserve's land came in at about S$1,178 psf ppr. One TEL stop away, Lorong Puntong drew S$1,612 psf ppr in September 2026, about 37% more.
+37%
Lorong Puntong top bid over Thomson Reserve's land cost, psf ppr
A higher land bid next door tends to lift the benchmark that new launches and nearby resales are measured against. Analysts expect Lorong Puntong from about S$3,000 psf, and Huttons sees it competing with Thomson Reserve for the same buyers (EdgeProp, 15 Sep 2026).
These are the homes a future buyer will weigh your Thomson Reserve unit against. Medians cover all unit sizes, so read them as the neighbourhood's price level, not as a valuation of any one unit.
| Project | Street | 99-year lease from | Resales, 12 months | Median psf | |
|---|---|---|---|---|---|
| Jadescape | Shunfu Road | 2018 | 71 | S$2,367 | Shunfu Road · lease from 2018 · 71 resales |
| Thomson Impressions | Lorong Puntong | 2015 | 18 | S$2,136 | Lorong Puntong · lease from 2015 · 18 resales |
| Sky Vue | Bishan Street 15 | 2013 | 22 | S$2,228 | Bishan Street 15 · lease from 2013 · 22 resales |
| Thomson Three | Bright Hill Drive | 2012 | 25 | S$2,152 | Bright Hill Drive · lease from 2012 · 25 resales |
| Sky Habitat | Bishan Street 15 | 2011 | 11 | S$2,037 | Bishan Street 15 · lease from 2011 · 11 resales |
Source: URA caveat data via the URA Data Service, private non-landed resales, Oct 2025 to Sep 2026, retrieved 9 Oct 2026. Median psf on strata area across all unit sizes; sample sizes shown.
Six questions I break down for every homeowner, before they commit to anything.
Neighbouring blocks, roads, the school and any nearby land that could still show signs of opportunity.
How many identical units share your size and stack, and who your likely buyer is when you sell.
What owners in completed mega developments like Jadescape are actually getting on resale.
Your budget, loan and monthly cash flow, checked before the showflat.
When more than half the project is two-bedders, who buys yours later, and at what price.
A premium stack, view or floor can cost you more than a lower one when you sell. Know which is the safer pick before you pay the premium.
Four parts, built around your unit type. Free, on WhatsApp, no obligation.
Prices, supply and resale across the district.
How they performed after launch.
Stacks, sun path and views, which is how the developer prices each unit.
And the price that's too high to pay if you're buying for capital growth.
Most of my work happens before the showflat. Thomson Reserve can look very attractive, but every launch is priced with certain buyers in mind. Three-bedders are usually the sweet spot for families, so why are 56% of the homes here two-bedders?
I want you to see what's good about the project without being blinded by its blind spots: what's happening around it, and what your other options are if the numbers don't fit your finances. Just fill in the form below, and I'll get back to you as soon as I have your requirements.
Chelsey Soh · Champion team in PropNex Realty
“We really enjoyed working with Chelsey for our investment purchase because she is highly responsive, takes instructions well, and works efficiently. Once clear on our criteria, she executed quickly with a structured approach that helped us make confident decisions. Chelsey also provided clear investment comparisons and was always able to support her recommendations with market data.”
We spoke with several property agents before deciding to work with Rodney, and we are very glad we did. His expertise, wide knowledge of the property market, and sincere approach stood out from the start. He helped us find a great rental home, sold our HDB at a very good price, and also sourced a suitable investment unit for us. The entire process was seamless and well-managed, giving us peace of mind throughout.
I am truly grateful to Eugene Bek for his sincerity and dedication in helping me find my home. From the very first meeting, he took the time to listen carefully to my needs and gave me honest advice that made me feel supported and confident. His experience really showed — he noticed details I would have overlooked, explained each step clearly, and made sure I understood the process from start to finish.
Felix did an excellent job helping us sell our property and secure our next home. The sale was handled professionally and efficiently, and he provided great advice throughout the buying process as well. He patiently addressed the many concerns we had, and communication was always clear and timely. Would definitely recommend him to anyone looking for a dependable property agent!
Before working with Rodney from JNA, I was most worried about the 'noise.' Everything changed once we got started. The uncertainty was replaced by a very clear, data-driven roadmap. He tells you exactly what you need to hear, not just what you want to hear. The personalized coaching sessions and deep dive analysis into the market were incredibly practical. The results exceeded my expectations.
We have a wonderful experience working with Rodney from JNA Real Estate. He took the time to understand our needs and financials, so that the property search became much more focused and efficient. We also had a very good experience working with Huiting, who helped us sell our HDB within our required timeframe. She was responsive, efficient, and truly pleasant to work with. We highly recommend both of them.
We could not have asked for a better property agent than Melody. She helped us list our home, arranged viewings that same weekend, and secured a buyer on the very first viewing — at our asking price — and even negotiated an additional one-month free stay extension. What we appreciated most was that she never pushed us to rush. We are truly thankful for her dedication. Highly recommended!
Selling a house can be overwhelming, but Michelle made it feel easy. She is always available to answer our questions and kept us updated every step of the way. She also handled every detail with heart and went above and beyond to make sure we felt supported. Honest, proactive, and incredibly easy to work with. We are so grateful for her hard work!
Rodney had been incredibly helpful and steady through my property purchase journey. I appreciated his intellectual and data-driven approach and candid perspectives. He asked the right questions that offered greater clarity on my motivations and how to calibrate sometimes conflicting objectives to a point when I felt comfortable about my decision. Will wholeheartedly recommend him as an agent.
I chanced upon Felix's listing on PropertyGuru as a first time buyer with no agent. Felix and Dawn made every process smooth and fuss free for us. Even though Felix represents the seller, the value he provided was unbelievable. We had so much clarity and assurance throughout. Even though Felix was overseas, he took time out to do regular check ins on the progress. Thank you for making our first milestone an incredible one.
I've really enjoyed working with Felix! While I've dealt with property agents before, he's definitely the first one I've met who's both so dedicated and so well-informed. Felix has been a constant source of helpful and straightforward advice throughout the buying and selling process, and I always feel reassured knowing that he's looking out for my best interests. Definitely planning to reach out to him again in the future.
Had Michelle as our agent. She is helpful and always ensuring that the whole process of selling of house is on the right track. With her around, we can set our mind at ease without having to worry about anything. She shows professionalism and she even went the extra mile for us in certain areas. Totally appreciate her help and was glad to have her as our agent.
I worked with Felix to sell my first home and purchase my second within 2 weeks, and the whole process felt a lot less stressful with his guidance. He is professional, sharp with negotiations, and knows when and how to bring the right parties together. I really appreciated how quick he was to respond and how well he understood everyone's perspective. Would recommend him if you want someone reliable and level-headed on your side!
Google reviews of JNA Real Estate as shown on Chelsey's Greater Southern Waterfront page. Each review names the JNA agent that client worked with; rating and review count as displayed there.
Like many buyers today, they were unsure how to truly identify a “good buy”, especially when balancing their own stay needs, preferred location, affordability and future growth potential all at the same time.
Instead of chasing what looked the fanciest, we focused heavily on one thing first: entry price. Using our investment principles checklist, we filtered through the market carefully, looking at pricing gaps, surrounding competition, future demand, and whether the next buyer in 4–5 years would still see value at the price we entered today.
Fast forward just over a year later, they are already sitting on paper gains of more than $100K.
A lot of people think property investing is about timing the market perfectly. But more often than not, it's about entering safely from the start. The right entry price gives you room for appreciation, flexibility and peace of mind moving forward. Really happy for them on this purchase.
This client came to me after trying to sell their 4-bedroom central area condo for almost 8–9 months with little to no serious traction.
One of the biggest challenges? The unit was tenanted, and arranging physical viewings was extremely challenging. Most buyers simply moved on once they heard viewing access was limited. In today's market, especially for a $3M+ quantum property in a region with low demand, limited viewings can easily cause a listing to go stale.
Instead of relying on traditional marketing and hoping buyers would show up, we shifted the entire strategy. Through curated positioning, targeted marketing and strategic buyer outreach, we managed to secure a serious buyer without the buyer even physically viewing the unit.
The moment I brought the right buyer in, the unit was successfully offloaded at the seller's desired pricing.
She knew she wanted to start investing in property, but wasn't sure where to start or how to spot a unit that checks all the right boxes.
Through our first consultation, I walked her through my investment framework, the same one used by over 700 of our past investment clients, to assess the market objectively and pinpoint what a safe-entry opportunity looks like in today's climate.
Within days, we found a development that fulfils every one of our investment principles, and she entered at a >60% price gap compared to nearby developments.
This isn't just an investment; it's the start of a long-term wealth-building plan. I'm so happy for her and grateful for the trust, and the work doesn't end here.
When we first came across this property, the asking price was around $4.2M.
After carefully studying the market dynamics, the seller's situation, competition in the area and overall buyer sentiment, I told my clients: don't just buy because something looks nice. Buy only if the entry price makes sense.
Instead of rushing in emotionally, we moved strategically. Through careful negotiation positioning, timing, and understanding where the true leverage was, we eventually secured the unit at around $3.5M.
In the current market, buying well is no longer just about finding listings online. The real edge comes from understanding seller psychology, identifying stale demand situations, knowing where hidden negotiation leverage exists, and recognising when a property is genuinely undervalued versus just “cheap”. For larger quantum homes, the strategy behind the purchase matters even more.
This family had already tried selling their old condo for months with zero strong offers.
The unit was in original condition, needed a major renovation, and they were worried buyers wouldn't see the value.
I knew we needed a fresh strategy. Instead of just listing and waiting, I focused on targeted marketing, strategic pricing and proactive negotiations. In just 2 weeks, we attracted 20+ buyers and locked in a premium offer, way beyond their expectations.
Finding their next home was just as important. I made sure to understand their finances, needs and future plans. The result: a high-floor, sea-facing unit at $100K below the seller's asking price and valuation.
Transaction stories shared by Chelsey Soh; client faces are covered for privacy. Figures are as described by Chelsey for each client. Individual results vary, and past transactions do not predict future outcomes.