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apartment · 575630

Thomson V One

Project page · 99-year lease from 2001

Indicative value range
S$1,017,470 – S$1,110,374
Indicative mid S$1,045,480 · S$2,024 psf

Based on 53 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Jadescape · 340 m16-20527 sqftS$1,068,000S$2,025 psf×1.000S$2,025 psf
Sept 2026Thomson Three · 662 m11-15495 sqftS$915,000S$1,848 psf×1.000S$1,848 psf
Sept 2026Jadescape · 340 m01-05527 sqftS$975,888S$1,850 psf×1.000S$1,850 psf
Sept 2026Jadescape · 340 m16-20646 sqftS$1,480,000S$2,292 psf×1.000S$2,292 psf
Sept 2026Jadescape · 340 m16-20527 sqftS$1,060,000S$2,010 psf×1.000S$2,010 psf
Aug 2026Thomson Three · 662 m01-05495 sqftS$835,000S$1,686 psf×1.000S$1,686 psf
Aug 2026Jadescape · 340 m16-20527 sqftS$1,050,000S$1,991 psf×1.000S$1,991 psf
Jul 2026Thomson Three · 662 m11-15495 sqftS$920,000S$1,858 psf×1.000S$1,858 psf
Jul 2026Jadescape · 340 m01-05527 sqftS$1,035,000S$1,962 psf×1.000S$1,962 psf
Jul 2026Jadescape · 340 m16-20527 sqftS$1,050,000S$1,991 psf×1.000S$1,991 psf
Jun 2026Jadescape · 340 m16-20527 sqftS$1,060,000S$2,010 psf×1.000S$2,010 psf
Jun 2026Jadescape · 340 m11-15527 sqftS$1,035,000S$1,962 psf×1.000S$1,962 psf
May 2026Jadescape · 340 m01-05527 sqftS$1,020,000S$1,934 psf×1.000S$1,934 psf
Mar 2026Jadescape · 340 m16-20646 sqftS$1,450,000S$2,245 psf×0.988S$2,219 psf
Mar 2026Jadescape · 340 m11-15646 sqftS$1,460,000S$2,261 psf×0.988S$2,234 psf
Jan 2026Jadescape · 340 m16-20527 sqftS$1,080,000S$2,048 psf×0.988S$2,024 psf
Dec 2025Jadescape · 340 m11-15527 sqftS$1,100,000S$2,086 psf×0.996S$2,077 psf
Dec 2025Jadescape · 340 m11-15527 sqftS$1,070,000S$2,029 psf×0.996S$2,021 psf
Dec 2025Jadescape · 340 m11-15646 sqftS$1,476,888S$2,287 psf×0.996S$2,278 psf
Nov 2025Jadescape · 340 m06-10527 sqftS$1,080,000S$2,048 psf×0.996S$2,040 psf
Nov 2025Jadescape · 340 m21-25646 sqftS$1,475,000S$2,284 psf×0.996S$2,275 psf
Oct 2025Thomson Three · 662 m06-10495 sqftS$900,000S$1,818 psf×0.996S$1,810 psf
Oct 2025Jadescape · 340 m11-15527 sqftS$1,042,800S$1,977 psf×0.996S$1,969 psf
Sept 2025Jadescape · 340 m11-15527 sqftS$1,050,000S$1,991 psf×1.003S$1,997 psf
Sept 2025Jadescape · 340 m06-10527 sqftS$1,037,000S$1,966 psf×1.003S$1,972 psf
Sept 2025Jadescape · 340 m11-15527 sqftS$1,090,000S$2,067 psf×1.003S$2,073 psf
Sept 2025Jadescape · 340 m21-25646 sqftS$1,500,000S$2,323 psf×1.003S$2,330 psf
Sept 2025Jadescape · 340 m21-25646 sqftS$1,480,000S$2,292 psf×1.003S$2,299 psf
Aug 2025Thomson Three · 662 m06-10495 sqftS$900,000S$1,818 psf×1.003S$1,823 psf
Aug 2025Jadescape · 340 m06-10527 sqftS$1,038,000S$1,968 psf×1.003S$1,974 psf
Jul 2025Thomson Three · 662 m01-05495 sqftS$878,000S$1,773 psf×1.003S$1,779 psf
Jul 2025Jadescape · 340 m11-15527 sqftS$1,060,000S$2,010 psf×1.003S$2,016 psf
Jul 2025Jadescape · 340 m11-15527 sqftS$1,130,000S$2,142 psf×1.003S$2,149 psf
Jun 2025Jadescape · 340 m06-10646 sqftS$1,453,000S$2,250 psf×1.006S$2,264 psf
Jun 2025Jadescape · 340 m21-25527 sqftS$1,136,800S$2,155 psf×1.006S$2,169 psf
May 2025Thomson V One01-05441 sqftS$670,000S$1,518 psf×1.006S$1,528 psf
May 2025Jadescape · 340 m06-10527 sqftS$1,040,000S$1,972 psf×1.006S$1,984 psf
Apr 2025Thomson Three · 662 m06-10495 sqftS$900,000S$1,818 psf×1.006S$1,829 psf
Apr 2025Jadescape · 340 m16-20527 sqftS$1,125,000S$2,133 psf×1.006S$2,146 psf
Apr 2025Jadescape · 340 m21-25527 sqftS$1,120,000S$2,124 psf×1.006S$2,137 psf
Apr 2025Jadescape · 340 m06-10527 sqftS$1,100,000S$2,086 psf×1.006S$2,099 psf
Apr 2025Jadescape · 340 m11-15527 sqftS$1,126,888S$2,137 psf×1.006S$2,150 psf
Mar 2025Jadescape · 340 m01-05527 sqftS$1,055,000S$2,000 psf×0.995S$1,991 psf
Mar 2025Jadescape · 340 m06-10646 sqftS$1,450,000S$2,245 psf×0.995S$2,234 psf
Mar 2025Jadescape · 340 m11-15646 sqftS$1,450,000S$2,245 psf×0.995S$2,234 psf
Mar 2025Jadescape · 340 m11-15527 sqftS$1,128,000S$2,139 psf×0.995S$2,128 psf
Feb 2025Thomson Three · 662 m11-15495 sqftS$900,000S$1,818 psf×0.995S$1,809 psf
Feb 2025Jadescape · 340 m06-10646 sqftS$1,450,000S$2,245 psf×0.995S$2,234 psf
Feb 2025Jadescape · 340 m16-20527 sqftS$1,090,000S$2,067 psf×0.995S$2,057 psf
Jan 2025Jadescape · 340 m21-25527 sqftS$1,105,000S$2,095 psf×0.995S$2,085 psf
Dec 2024Jadescape · 340 m11-15527 sqftS$1,080,000S$2,048 psf×1.012S$2,072 psf
Dec 2024Jadescape · 340 m16-20527 sqftS$1,095,000S$2,076 psf×1.012S$2,101 psf
Nov 2024Jadescape · 340 m06-10527 sqftS$1,045,000S$1,981 psf×1.012S$2,005 psf

How accurate is this estimate for Thomson V One?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.56% gross yield

S$37,200 of rent a year against the estimate above · 0.27 points above flats like it

Leases signed here within a quarter of this size run about S$3,100 a month, the middle of 2 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q2 2026500-600 sqft2Non-landed PropertiesS$3,600
Q4 2025400-500 sqft1Non-landed PropertiesS$3,050
Q4 2025400-500 sqft1Non-landed PropertiesS$3,000
Q4 2025400-500 sqft1Non-landed PropertiesS$2,600
Q3 2025700-800 sqft2Non-landed PropertiesS$3,700
Q2 2025400-500 sqft1Non-landed PropertiesS$3,400
Q1 2025400-500 sqft1Non-landed PropertiesS$2,900
Q3 2024900-1000 sqft2Non-landed PropertiesS$3,800

median of 2 URA rental contracts at Thomson V One within a quarter of 48 sqm, since 2025Q4.

Buying or selling at S$1,045,480?

Buying: Stamp duty on S$1,045,480 · Cash and CPF needed on S$1,045,480 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,045,480.

Each opens with this figure filled in; change anything there.

Primary schools near 9 Sin Ming Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Thomson V One · 01-05 · Apartment · 73 years left
893 sqftS$1,000,000S$1,119 psf
May 2025
Thomson V One · 01-05 · Apartment · 75 years left
441 sqftS$670,000S$1,518 psf
Mar 2023
Thomson V One · 01-05 · Apartment · 77 years left
441 sqftS$700,000S$1,586 psf
Jan 2023
Thomson V One · 01-05 · Apartment · 77 years left
452 sqftS$688,000S$1,522 psf
Jan 2023
Thomson V One · 01-05 · Apartment · 77 years left
420 sqftS$615,000S$1,465 psf
Dec 2022
Thomson V One · 01-05 · Apartment · 77 years left
581 sqftS$888,000S$1,528 psf
Nov 2022
Thomson V One · 01-05 · Apartment · 77 years left
1,163 sqftS$1,335,000S$1,148 psf
Jun 2022
Thomson V One · 01-05 · Apartment · 78 years left
624 sqftS$895,000S$1,434 psf
Apr 2022
Thomson V One · 01-05 · Apartment · 78 years left
926 sqftS$1,100,000S$1,188 psf
Jan 2022
Thomson V One · 01-05 · Apartment · 78 years left
420 sqftS$620,000S$1,477 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years68 yearsS$1,022,160S$1,128,548S$1,243,614S$1,249,005
10 years63 yearsS$977,904S$1,192,060S$1,447,537S$1,460,113
20 years53 yearsS$861,527S$1,280,183S$1,887,711S$1,920,653

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.