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Home/District 20 - Ang Mo Kio, Bishan/THOMSON GARDEN ESTATE

THOMSON GARDEN ESTATE

District 20RCRFreeholdPropertyGuru

Project Details

Address
JALAN CHEGAR
Property Type
Terrace
Total Units
N/A
Est. TOP
N/A
Tenure
Freehold
Price by Bedroom (median, 3yr)
2-Bed*
$2,900,000
12 txns
3-Bed*
$3,018,888
25 txns
4-Bed*
$3,450,000
3 txns
5-Bed*
$5,680,000
11 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$2987
51 transactions
Normalized PSF
$2,987
Raw $2,987 · Bala Freehold
vs new D20 launches
+23.8%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 20 - Ang Mo Kio, Bishan ->

Investment Signals

Catholic High School (Primary) (599m)T1Ai Tong School (980m)T2Kuo Chuan Presbyterian Primary (1.8km)T3No incoming supply within 2kmMarymount MRT (588m)Upper Thomson MRT (662m)
Last 3 years
  • THOMSON GARDEN ESTATERCR
    Apr 2026 · D20 · 3-Bed* · 1,080 sqft · fl -
    $3,300,000
    $3,057 psf
    $3,057 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Mar 2026 · D20 · 2-Bed* · 893 sqft · fl -
    $3,000,000
    $3,358 psf
    $3,358 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Mar 2026 · D20 · 5-Bed* · 2,307 sqft · fl -
    $6,000,000
    $2,601 psf
    $2,601 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Mar 2026 · D20 · 5-Bed* · 2,023 sqft · fl -
    $7,200,000
    $3,560 psf
    $3,560 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Feb 2026 · D20 · 2-Bed* · 885 sqft · fl -
    $3,230,000
    $3,651 psf
    $3,651 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jan 2026 · D20 · 3-Bed* · 943 sqft · fl -
    $3,000,000
    $3,182 psf
    $3,182 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jan 2026 · D20 · 2-Bed* · 885 sqft · fl -
    $3,150,000
    $3,560 psf
    $3,560 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Dec 2025 · D20 · 3-Bed* · 1,156 sqft · fl -
    $4,200,000
    $3,633 psf
    $3,633 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Dec 2025 · D20 · 2-Bed* · 885 sqft · fl -
    $2,850,000
    $3,221 psf
    $3,221 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Dec 2025 · D20 · 2-Bed* · 893 sqft · fl -
    $3,990,000
    $4,466 psf
    $4,466 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Oct 2025 · D20 · 3-Bed* · 1,049 sqft · fl -
    $3,800,000
    $3,621 psf
    $3,621 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Aug 2025 · D20 · 3-Bed* · 1,000 sqft · fl -
    $3,018,888
    $3,019 psf
    $3,019 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jul 2025 · D20 · 5-Bed* · 3,652 sqft · fl -
    $6,250,000
    $1,711 psf
    $1,711 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jul 2025 · D20 · 3-Bed* · 916 sqft · fl -
    $2,865,000
    $3,128 psf
    $3,128 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jul 2025 · D20 · 3-Bed* · 915 sqft · fl -
    $3,400,000
    $3,716 psf
    $3,716 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jun 2025 · D20 · 5-Bed* · 1,800 sqft · fl -
    $5,750,000
    $3,195 psf
    $3,195 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Jun 2025 · D20 · 2-Bed* · 885 sqft · fl -
    $2,650,000
    $2,995 psf
    $2,995 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    May 2025 · D20 · 5-Bed* · 1,910 sqft · fl -
    $6,388,888
    $3,346 psf
    $3,346 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    May 2025 · D20 · 5-Bed* · 1,633 sqft · fl -
    $4,200,000
    $2,572 psf
    $2,572 norm
    Resale
  • THOMSON GARDEN ESTATERCR
    Apr 2025 · D20 · 3-Bed* · 920 sqft · fl -
    $3,300,000
    $3,586 psf
    $3,586 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THOMSON GARDEN ESTATE20RCR3*-1,080$3,300,000$3,057$3,057Apr 2026Resale
THOMSON GARDEN ESTATE20RCR2*-893$3,000,000$3,358$3,358Mar 2026Resale
THOMSON GARDEN ESTATE20RCR5*-2,307$6,000,000$2,601$2,601Mar 2026Resale
THOMSON GARDEN ESTATE20RCR5*-2,023$7,200,000$3,560$3,560Mar 2026Resale
THOMSON GARDEN ESTATE20RCR2*-885$3,230,000$3,651$3,651Feb 2026Resale
THOMSON GARDEN ESTATE20RCR3*-943$3,000,000$3,182$3,182Jan 2026Resale
THOMSON GARDEN ESTATE20RCR2*-885$3,150,000$3,560$3,560Jan 2026Resale
THOMSON GARDEN ESTATE20RCR3*-1,156$4,200,000$3,633$3,633Dec 2025Resale
THOMSON GARDEN ESTATE20RCR2*-885$2,850,000$3,221$3,221Dec 2025Resale
THOMSON GARDEN ESTATE20RCR2*-893$3,990,000$4,466$4,466Dec 2025Resale
THOMSON GARDEN ESTATE20RCR3*-1,049$3,800,000$3,621$3,621Oct 2025Resale
THOMSON GARDEN ESTATE20RCR3*-1,000$3,018,888$3,019$3,019Aug 2025Resale
THOMSON GARDEN ESTATE20RCR5*-3,652$6,250,000$1,711$1,711Jul 2025Resale
THOMSON GARDEN ESTATE20RCR3*-916$2,865,000$3,128$3,128Jul 2025Resale
THOMSON GARDEN ESTATE20RCR3*-915$3,400,000$3,716$3,716Jul 2025Resale
THOMSON GARDEN ESTATE20RCR5*-1,800$5,750,000$3,195$3,195Jun 2025Resale
THOMSON GARDEN ESTATE20RCR2*-885$2,650,000$2,995$2,995Jun 2025Resale
THOMSON GARDEN ESTATE20RCR5*-1,910$6,388,888$3,346$3,346May 2025Resale
THOMSON GARDEN ESTATE20RCR5*-1,633$4,200,000$2,572$2,572May 2025Resale
THOMSON GARDEN ESTATE20RCR3*-920$3,300,000$3,586$3,586Apr 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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