Upper Thomson · 2026
The Upper Thomson
Landed Audit
Terrace prices vary across Upper Thomson. Here is what 365 recorded resales show about land PSF, purchase prices and plot sizes.
365 recorded resales · 55 streets · October 2021–September 2026
If you are comparing landed homes around Upper Thomson, the area name is only the starting point. Across the eight areas in this audit, terrace homes differ in their plot sizes, transaction prices and land PSF. Thomson Garden, for example, has a higher median land PSF than Thomson Hills, but a lower median transaction price. Its median terrace plot is also less than half the size.
We reviewed 365 recorded resales across 55 streets from October 2021 to September 2026. The six findings below compare the areas, look more closely at similar-sized plots and individual streets, and show how median land PSF differs between two periods. Teachers’ Housing Estate is shown separately as 999-year tenure; the other areas are freehold.
Land PSF is the transaction price divided by land area. It includes the house, not just bare land.
Finding one — higher land PSF can come with a lower purchase price.
For terrace resales from October 2024 to September 2026, Thomson Garden records a median land PSF of S$3,128, compared with S$1,935 in Thomson Hills—about 62% higher.
The median transaction prices run the other way: S$3.45m in Thomson Garden and S$4.00m in Thomson Hills. The difference in plot sizes helps put those figures in context. Their median terrace plots are 1,022 and 2,203 sq ft respectively.
Median terrace land PSF by areaMedian transaction price per sq ft of land · S$/sq ftRecorded resales, Oct 2024–Sep 2026. Own calculations from the REALIS-derived extract.
October 2024–September 2026 · pockets with at least five terrace sales| Terrace pocket / tenure | Sales | Median land PSF | Median price | Median plot |
|---|
| Thomson GardenFreehold | 33 | S$3,128 | S$3.45m | 1,022 sq ft |
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| Soo ChowFreehold | 6 | S$2,684 | S$4.93m | 1,843 sq ft |
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| Yew Lian ParkFreehold | 6 | S$2,446 | S$4.34m | 1,774 sq ft |
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| Sembawang HillsFreehold | 50 | S$2,305 | S$4.68m | 1,991 sq ft |
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| Teachers’ Housing Estate999-year | 18 | S$2,107 | S$4.13m | 1,812 sq ft |
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| Thomson HillsFreehold | 13 | S$1,935 | S$4.00m | 2,203 sq ft |
|---|
For a buyer, this is why both figures matter. Thomson Garden has the lower median transaction price in this comparison, while Thomson Hills has the larger median plot and lower median land PSF. The medians describe the recorded sales; they are not minimum budgets or asking prices for available homes.
Price, plot and land-PSF medians are calculated independently. These are transacted house-and-land prices divided by land area, not bare-land valuations.
Thomson Garden has higher median land PSF than Thomson Hills, but a lower median transaction price: S$3.45m versus S$4.00m.
You have seen the first comparison.
Explore the remaining five findings.
Continue with similar-sized terrace plots, street-by-street comparisons and changes in median land PSF between 2021–2023 and 2024–2026.
- The 36% land PSF gap that is about 3% among 1,800–2,400 sq ft plots
- Casuarina and Nemesu: equal median plot sizes, but a 29% median land PSF gap
- Where the 164 recent resales occurred, by area and house type
- How median land PSF changed across three areas, with transaction counts included
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About the figures
Land PSF, prices, plot sizes and sales counts are calculated from 365 recorded freehold and 999-year landed resales across 55 streets, from October 2021 to September 2026. Recent comparisons cover October 2024 to September 2026. The eight audit areas are editorial street groups, not official estate boundaries. Medians describe the recorded sales, not the value of an individual home. Condition, frontage, works, title and planning requirements need property-specific checks. Illustrations are AI-generated. Published for education, not as a valuation or recommendation to transact. See our Privacy Policy.
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