Upper Thomson Road Parcel A

Upper Thomson Road Parcel A

Upper Thomson Road (Parcel A) · 99 Years · Expected TOP TBC

Address
Upper Thomson Road (Parcel A)
District
D26
Tenure
99 Years
TOP
TBC
Units
595
Developer
Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd
Project status
Site awarded / pre-launch
Recorded starting price
TBC / Not released

Facts last checked:

Primary source: URA tender award — Upper Thomson Road (Parcel A)

Data status: Confirmed — stated in the cited official source or current published project record. Indicative — current project information that may change before launch or sale. Estimate — Sean See analysis or projection, not an official developer commitment.

Upper Thomson Road Parcel A buyer analysis

Upper Thomson Road Parcel A: Quick Answer, Land Price & Buyer Analysis

Quick Answer

Upper Thomson Road Parcel A is an upcoming 99-year mixed-use private residential development beside Springleaf MRT in District 26. URA awarded the 24,421.9 sqm site to Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd for S$613.939 million in October 2025. URA originally estimated about 595 homes; Wee Hur's current 2026 presentation states 596 residential units and targets a sales launch in the first half of 2027. The official project name, price list and floor plans have not yet been released.

Official site facts

  • Site: Upper Thomson Road (Parcel A), District 26
  • Tenure: 99 years
  • Allowable development: Residential with commercial at 1st storey
  • Site area: 24,421.9 sqm
  • Maximum permissible GFA: 53,729 sqm
  • URA estimated yield: about 595 homes
  • Current developer figure: 596 residential units
  • Developers: Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd

Confirmed sources: URA tender award · Wee Hur 1H 2026 presentation.

Land price and tender competition

The winning tender was S$613.939 million, equivalent to about S$1,062 psf per plot ratio. Five bids were submitted. The second-highest bid was S$601.5 million, so the top two bids were relatively close and provide a useful market signal that more than one developer valued the site near the eventual winning level.

Confirmed source: URA tender closing and bid schedule.

What does the S$1,062 psf ppr land rate mean?

The land rate is not the developer's breakeven and should not be treated as a direct predictor of selling price. Construction, professional and statutory costs, financing, marketing, contingencies, commercial components and the relationship between GFA and saleable residential area all affect the eventual economics.

For context, the neighbouring Springleaf Residence site was awarded at about S$905 psf ppr and launched in August 2025 at an average of about S$2,175 psf. Parcel A's land rate is roughly 17% higher, but buyers should not mechanically add 17% to Springleaf Residence's launch price because the project mix, timing and cost structure differ.

Market reference: CBRE tender commentary.

Launch-price scenarios

Until an official price list is released, a scenario approach is more defensible than publishing one exact launch-price prediction.

Lower scenarioaround S$2,300 psfWould place greater emphasis on value versus recent D26 launches.
Middle scenarioaround S$2,400 psfTests the premium for MRT integration, mixed-use convenience and later launch timing.
Higher scenarioaround S$2,500 psfRequires stronger justification from unit quality, supply conditions and exact stack selection.

Data status: these are Sean See analytical scenarios, not developer-confirmed prices. Wee Hur's 1H 2026 presentation cites about S$2,350 psf average pricing achieved at nearby Lentor Gardens Residences, which is useful context but not a price guide for Parcel A.

Nearby projects buyers should compare

Springleaf Residence is the most direct comparison because it occupies the neighbouring Parcel B and launched in August 2025. Buyers should compare exact unit sizes and floors rather than project averages alone.

For a broader District 26 benchmark, compare Lentor Gardens Residences, Lentor Modern, Lentor Mansion and other recent Lentor launches. These projects provide evidence of what buyers have paid for newer 99-year homes in the wider D26 market, though Lentor and Springleaf are different micro-locations.

5-year District 26 price context

ERA Research reports that median unit prices for resale non-landed homes in District 26 rose by as much as 46.0% from 2020 to 2025, broadly in line with the Outside Central Region over the same period. More recent URA-based market trackers put the district's 12-month median around the low-S$2,300 psf range in 2026, but that figure includes a changing mix of projects and sale types.

How to use this: district growth is background context, not a forecast. The eventual Parcel A entry price and premium over Springleaf Residence and Lentor alternatives remain more important to an individual buyer.

Market-data reference: ERA D26 resale trend analysis.

Transport and MRT integration

The key locational advantage is Springleaf MRT (TE4) on the Thomson-East Coast Line. ERA's site analysis states that the future development is expected to integrate the station's existing entrance/exit structure, which is materially different from simply being within walking distance.

The TEL provides direct access toward Orchard and Marina Bay, while Woodlands Regional Centre is north of the site. Wee Hur's current investor materials also describe the project as adjacent to Springleaf MRT and a nature reserve.

Schools, retail and everyday amenities

Springleaf is currently a lower-density neighbourhood with a smaller amenity base than established town centres. ERA notes that Parcel A is planned with at least 1,500 sqm GFA of commercial space for supermarket, retail or restaurant use and at least 1,000 sqm GFA for a childcare centre. Existing shophouses and eateries sit across Upper Thomson Road.

ERA also noted no primary school within the immediate 1km radius at the time of its 2025 analysis. Families should verify the final residential block address with the official MOE/OneMap distance tools when school-registration distance matters.

Location reference: ERA Parcel A GLS site analysis.

Strengths

  • Immediate Springleaf MRT adjacency with planned station-entrance integration.
  • Mixed-use format adds retail/F&B and childcare within the development.
  • Smaller residential scale than the neighbouring 941-unit Springleaf Residence.
  • Second-mover advantage: Springleaf Residence has already tested demand for high-rise living in the precinct.
  • Close to major green spaces including the Central Catchment and Springleaf nature areas.

Risks and things to watch

  • Official project name, price list and floor plans are still unreleased.
  • The land rate is materially higher than Parcel B's, which may translate into a higher required selling price.
  • The current surrounding retail and school ecosystem is less mature than established town centres.
  • Nature proximity creates planning opportunities but may also bring biodiversity-sensitive design requirements and additional development constraints.
  • Buyers should compare the actual premium against Springleaf Residence once Parcel A's price list is available.

Who might Upper Thomson Road Parcel A suit?

It may suit buyers who place a high value on direct TEL connectivity, prefer a newer mixed-use project, appreciate the greener Springleaf setting and are comfortable waiting for a 2027 launch and later completion.

Compare alternatives first if your priority is lower entry price, a larger established amenity base, primary-school proximity or earlier occupation. The most relevant alternatives are Springleaf Residence and the recent Lentor projects.

Floor-plan / stack analysis: TBC until official plans are released. No stack, facing or layout conclusion should be treated as confirmed before the developer publishes the approved material.

Upper Thomson Road Parcel A Price, Floor Plan, Launch Date, Showflat & Review

Use this project page to review Upper Thomson Road Parcel A price, floor plan, launch date, showflat, location, developer information and key buyer checks. Project details, availability and sales information can change, so verify the latest documents before making a purchase decision.

Upper Thomson Road Parcel A Prices and Unit Types

Current pricing should be checked against the latest available sales information before shortlisting a unit. Compare the exact unit's total price, price per square foot, floor, facing, usable internal area and availability rather than relying only on a headline starting price.

Upper Thomson Road Parcel A Floor Plans and Layout Review

Review the exact floor plan for every shortlisted unit. Check entrance privacy, kitchen and service areas, balcony proportion, storage, bedroom furniture clearance, bathroom access, structural elements and circulation. Use the Singapore condo floor-plan guide to compare layouts consistently.

District 26 context

Upper Thomson Road Parcel A and the wider District 26 market

Understand the neighbourhood first, then judge the exact project entrance, transport routes, surrounding land use and the unit you are considering.

01

District 26 Context

Upper Thomson Road Parcel A is recorded at Upper Thomson Road (Parcel A) in D26 - Mandai / Upper Thomson. Compare the actual entrance, everyday transport, road exposure, nearby amenities, surrounding development and the exact unit rather than relying only on the district label.

Development review

Upper Thomson Road Parcel A Development and Facilities Overview

The current project record describes 595 units, 99 Years tenure, and a property type recorded as Residential Highrise. Expected TOP is TBC. Review the current site plan, block and stack positions, arrival routes, lifts, parking, shared facilities, maintenance estimates and construction or handover programme before deciding.

Project fit

Upper Thomson Road Parcel A Review: Who Might It Suit?

Upper Thomson Road Parcel A may suit buyers whose verified budget, timing, location needs and preferred layout match an available home. Compare the exact unit's total cost, position, tenure and practical daily use with nearby new-launch and resale alternatives rather than choosing from the project name or marketing story alone.

Buyer resources

Useful checks before you shortlist Upper Thomson Road Parcel A

Use the same framework across every project so your comparison is based on budget, layout and total cost rather than marketing alone.

02

New-launch buyer checklist

Work through the practical checks that should be completed before committing to a new-launch purchase.

Open the buyer checklist
Q&A

Upper Thomson Road Parcel A Q&A

Common buyer questions based on the current project information shown on this page.

01

Where is Upper Thomson Road Parcel A located?

Upper Thomson Road Parcel A is recorded at Upper Thomson Road (Parcel A) in D26 - Mandai / Upper Thomson. Verify the actual entrance and regular routes before relying on a location label.

02

What tenure and project scale are recorded?

The page records 99 Years tenure and 595 units. Confirm the applicable title, lease commencement and current project documents.

03

What prices are shown for Upper Thomson Road Parcel A?

Current pricing should be checked against the latest available sales information before shortlisting a unit. Request the latest available sales information and exact unit schedule before comparing costs.

04

Are Upper Thomson Road Parcel A floor plans available?

Use the exact current floor plan for each shortlisted home and verify its area, dimensions, orientation, structural elements and qualifications before comparing layouts.

05

When is Upper Thomson Road Parcel A expected to be completed?

The page records expected TOP as TBC. Verify the latest construction, completion and handover information.

06

What should buyers verify before shortlisting Upper Thomson Road Parcel A?

Verify current price and availability, exact floor plan, stack position, tenure, construction or completion status, financing and total acquisition cost.

07

Who might Upper Thomson Road Parcel A suit?

It may suit buyers whose verified budget, timing, daily-location needs and preferred layout match the exact available home.

IN-DEPTH BUYER ANALYSIS

Upper Thomson Road Parcel A Buyer Analysis & Latest Updates

This section brings together the latest project status, land and pricing context, nearby comparisons, Sean’s review, buyer suitability and investment considerations. Figures described as estimated or indicative should be rechecked when official developer material is released.

Latest Upper Thomson Road Parcel A Update

As at 15 September 2026, Upper Thomson Road Parcel A has been awarded to Wee Hur Property and GSC Holdings. The 99-year site is planned for about 595 homes with commercial space at the first storey near Springleaf MRT. The final project name, unit mix, floor plans and official launch price remain pending.

Upper Thomson Road Parcel A Land Price & GLS Analysis

URA awarded the site for S$613.939 million, about S$1,062 psf ppr. This is lower than several later residential land rates and gives useful pricing context, but the mixed-use requirements and final design costs still matter.

Upper Thomson Road Parcel A Estimated Breakeven / Pricing Context

The land basis supports a potentially competitive north-region launch, but buyers should avoid a false-precision breakeven estimate before the approved plans and specifications are known. The practical benchmark is the premium to Springleaf Residence, Thomson Reserve and Lentor-area alternatives once indicative prices emerge.

Any pre-launch price estimate should be treated as indicative only. Official prices, sizes and availability must be checked against the developer’s current sales documents.

Upper Thomson Road Parcel A Nearby Condo Comparison

Compare the project with Springleaf Residence for the immediate precinct benchmark and Thomson Reserve for a more established Upper Thomson comparison. The District 26 guide also provides wider north-central context.

Sean’s Review of Upper Thomson Road Parcel A

Sean’s early view: direct Thomson-East Coast Line access plus on-site retail is a powerful own-stay combination. The project becomes especially interesting if the developer keeps the launch premium modest relative to less-connected new launches.

Upper Thomson Road Parcel A Strengths

  • Springleaf MRT provides established Thomson-East Coast Line connectivity.
  • The first-storey commercial component can materially improve daily convenience.
  • The surrounding Springleaf area retains a greener and lower-density character than many new-launch clusters.
  • The S$1,062 psf ppr land basis gives a useful cost advantage relative to some newer sites.

Upper Thomson Road Parcel A Weaknesses and Buyer Risks

  • Mixed-use activity can create noise, loading and pedestrian traffic for some stacks.
  • The neighbourhood will evolve as more housing is added, so current openness may change.
  • The project is 99-year leasehold.
  • The final value proposition depends heavily on how much MRT and mixed-use premium is priced in.

Upper Thomson Road Parcel A Own Stay Analysis

Strongest for buyers who want Springleaf’s quieter environment without giving up MRT convenience. Check the exact residential-commercial separation, station route, stack exposure and everyday grocery or childcare access.

Upper Thomson Road Parcel A Investment Analysis

For investment, the station and commercial component are durable attributes, but rental yield depends on the final entry quantum. Prefer layouts that can serve both owner-occupiers and tenants rather than highly specialised units.

Who Might Upper Thomson Road Parcel A Suit?

It may suit north-side upgraders, Thomson-East Coast Line commuters and buyers who value greenery plus direct rail access. Buyers wanting a fully mature town centre today may prefer established alternatives.

Upper Thomson Road Parcel A FAQ

What was the Upper Thomson Road Parcel A land bid?

The site was awarded for S$613.939 million, about S$1,062 psf ppr.

Will the project have commercial space?

Yes. The GLS conditions allow residential use with commercial space at the first storey; final tenant mix and layout remain subject to the approved project.

What is the main buyer comparison?

Compare the final total quantum, unit efficiency and station integration against Springleaf Residence, Thomson Reserve and selected Lentor projects.

Upper Thomson Road Parcel A Research & Buyer Guides

Published research for this project is collected here. Scheduled guides appear automatically once they are live, so every link below leads to a published page.

Project ReviewUpper Thomson Road Parcel A Review 2026: Is This Springleaf MRT Mixed-Use Launch Worth Waiting For?Read guide →Estimated Price & Land AnalysisUpper Thomson Road Parcel A Estimated Price Analysis 2026: What S$1,062 PSF PPR Could MeanRead guide →Location ReviewUpper Thomson Road Parcel A Location Review 2026: Springleaf MRT, Nature & Mixed-Use ConvenienceRead guide →Floor Plan & Unit MixUpper Thomson Road Parcel A Floor Plan & Unit Mix Guide 2026Read guide →Site Plan & Stack SelectionUpper Thomson Road Parcel A Site Plan & Stack Selection Guide 2026Read guide →Own Stay vs InvestmentUpper Thomson Road Parcel A Own Stay vs Investment 2026Read guide →Project ComparisonUpper Thomson Road Parcel A vs Springleaf Residence 2026: Which Is the Better Fit?Read guide →Launch-Day ChecklistUpper Thomson Road Parcel A Launch Day Checklist 2026: What Buyers Should VerifyRead guide →