Thomson Reserve’s Launch Could Mark a New Chapter for Private Home Sales in Bishan

Bishan may be one of Singapore’s most established (and most-beloved) mature estates, but this has not stopped it from undergoing further development. Per URA’s 2025 Master Plan, rejuvenation plans for the area will see new office towers, a polyclinic and a pedestrian mall being built in the coming years. 

Meanwhile, changes on the private housing front are already beginning to take shape. In October last year, a joint venture between CapitaLand Development and UOL Group completed the en bloc purchase of the former Thomson View condominium for $810 million. This set the stage for Thomson Reserve’s debut, which will be 2026’s biggest new launch.

Featuring roughly 1,268 homes ranging from two- to five-bedroom units, Thomson Reserve is set to inject much-needed private residential supply into Bishan. This could stimulate interest and demand for new homes in the area, but at the same time, it could also set the stage for a stronger resale market to emerge. 

Below, we explore these potential outcomes, as well as the different ways that Thomson Reserve could shake up Bishan’s private housing landscape.

Thomson Reserve will bring the largest injection of new non-landed private housing stock to Bishan since 2018

Chart 1: Non-landed private housing stock by planning area 

Among Singapore’s 38 planning areas, Bishan currently ranks 22^nd in terms of non-landed private housing stock (excluding ECs), with 7,643 completed units. The eventual launch and completion of Thomson Reserve will bring another significant injection of supply to the area, and more importantly, on a scale not seen since 2018 when JadeScape was launched with 1,206 units. 

Assuming broader economic conditions remain conducive to local homebuying, Thomson Reserve can cater to pent-up demand from interested upgraders and right-sizers. Furthermore, its launch would mark an end to a nearly eight-year long dry spell for major new projects in Bishan. 

Chart 2: New non-landed private home sold in Bishan (1Q 2018 – 3Q 2026)

Since peaking at 302 units sold in 3Q 2018, sales of new non-landed private homes (excluding ECs) in Bishan have remained mostly subdued. Based on URA Realis caveats data from January 2018 to September 2026, the majority of quarters across the last three years saw between zero to two new condominiums sold. This prolonged lull was mainly due to a dearth of fresh launches, which would have otherwise stoked buyer interest and activity within Bishan’s primary market. 

Thomson Reserve’s launch could also benefit Bishan’s resale market in the longer run

Although Thomson Reserve is likely to influence the new sale segment most directly, it might also end up supporting Bishan’s resale market over time. As a landmark launch this year, it is likely to put Bishan firmly back in focus for many buyers, which might then lead to spillover demand for nearby private homes.

Chart 3: Resale transactions for non-landed private homes in Bishan (2013 to 9M 2026)

Relating to this potential impact, JadeScape may offer some clues on how a mega development can influence resale activity. 

Even before making its debut, anticipation around JadeScape may have helped to draw more attention from private homebuyers, as annual resale volume for non-landed private homes in Bishan more than doubled from 123 transactions in 2016 to 275 in 2017. Resale activity in the area then stayed relatively elevated during JadeScape’s launch year, with 240 transactions recorded in 2018.

Chart 4: JadeScape’s share of resale non-landed private home transactions in Bishan (2023 to 9M 2026)

Following its completion in late 2022, JadeScape’s influence on Bishan’s resale market continued to persist. Although the development recorded only 16 resale transactions in 2023, this jumped to 85 transactions in 2024, before climbing further to 103 in 2025.

Across the same period, Bishan’s private resale market also saw more activity, with transactions involving non-landed properties rising from 257 in 2023 to 348 in 2024, before easing slightly to 328 in 2025. JadeScape also accounted for 24.4% (85 out of 348 deals) of Bishan’s total resale transactions in 2024 and 31.4% (103 out of 328 deals) in 2025, making it the area’s most active project by resale volume.

Ever since, JadeScape has continued to maintain its lead. As of 24 September 2026, it remains the project with the largest share of private condominium resale transactions in Bishan, accounting for 41 of the 191 transactions recorded since the start of the year.

This dominance naturally points back to Thomson Reserve, or more specifically, its potential to shape Bishan’s resale market in a similar fashion. As another mega development taking root in the area, it could catalyse buyer interest, and eventually emerge as a key driver of resale activity.  

Could Thomson Reserve be your next address in Bishan?

If you are looking for a large-scale development with varied unit types and the potential to see strong resale activity down the line, Thomson Reserve is a suburban launch worth considering. 

With 1,268 homes, Thomson Reserve’s massive unit count easily cements its status as one of Bishan’s more prominent private residential developments. Future residents will also benefit from its proximity to Upper Thomson MRT station, as well as easy access to various lifestyle and recreational amenities, including nearby shopping centres like Thomson Plaza and Junction 8. 

Jointly developed by CapitaLand Development, UOL Group Limited and Singapore Land Group Limited, Thomson Reserve is currently scheduled to preview on 17 October 2026. 

Interested in finding out more about this upcoming project? Get in touch with an ERA Trusted Adviser today for the latest new launch updates and personalised guidance based on your housing needs.