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*Thomson Reserve Preliminary Analysis TLDR**1) Track Record**JadeScape (TOP 2023):* Outstanding resale profits with 2BRs...
08/08/2026

*Thomson Reserve Preliminary Analysis TLDR*

*1) Track Record*
*JadeScape (TOP 2023):* Outstanding resale profits with 2BRs averaging 600k and 3BRs about ~$1M* (especially larger layouts), and 4-bedrooms profiting between* $1M and $1.7M* (with 1,647 sqft units reaching *$1.1M–$1.2M* in gains).

*AMO Residence (UOL):* Built on land priced 10%–20% higher than typical OCR lands. Over a short 3-year holding period, 2BRs generated *$250k–$300k* profit, 3BRs made*$500k–$600k*, and 4/5 BRs profited *$600k–$700k.*
*Holding Horizon:* Substantial quantum leaps require a holding period of *7 to 10 years*. Short flips (3 to 4 years) are generally not recommended for maximum returns.

*Thomson Grand:* Original buyers required *12 to 13 years* to secure profits of *$895k to $900k*, averaging *$434 PSF* profit with a highest transacted profit of *$669 PSF*. Its 1,346 sqft 3BRs contain *30% wasted space* (private lobbies, oversized balconies, void spaces, and 2 AC ledges). Prorated brand-new equivalent today starts from* $2,299 PSF* with an average of *$2,805 PSF.*

*Thomson Impressions:* Resale owners averaged *9 years* to make *$900k to $1M* (representing a 5% annualized growth rate). Its normalized brand-new equivalent today stands at *$2,878 PSF*.

*Thomson Three (Behind Thomson Reserve):* Achieved an average profit of *$585 PSF* (highest $1,000 PSF). 3-bedroom units took *11 to 12 years* to earn *$950k to $1.1M* in profit. Experienced prolonged stagnation before a recent spike from $1,600 PSF up to *$2,300–$2,400 PSF.* Prorated brand-new equivalent is *$2,200 to $2,800 PSF.*

*Harmonized Resale Comparison (Adjusted to 99-year Lease + 7% GFA):*
Lentor Modern (Brand New): $2,849 PSF
Panorama (Resale): $2,747 PSF
AMO Residence (Resale): $2,921 PSF
JadeScape / Sky Vue (Resale): $3,000+ PSF
Takeaway: Securing a non-ideal stack at Thomson Reserve for $2,500 to $2,800 PSF, or a premium greenery view for $3,000 to $3,100 PSF, represents a strong deal that sits below normalized surrounding resales.
________________________________________________________

*2) Price Prediction*
*PARKTOWN Residence Comparable (UOL/SingLand):* Prorated to Thomson Reserve's land cost ($1,178 PSF PPR) and discounted 10% (converting mixed-use to full residential) yields a normalized *2-bed avg of $2,865 PSF, 3-bed avg of $2,715 PSF, and 4-bed avg of $2,739 PSF.*

*Skye at Holland Comparable (CapitaLand/SingLand/UOL):* Prorated to Thomson Reserve's land price ($1,178 PSF PPR) yields a normalized *2-bed avg of $2,689 PSF, 3-bed avg of $2,661 PSF, and 4-bed avg of $2,748 PSF.*

*Thomson Reserve Launch Estimates (Average of Comparables):* Projected launch averages are $2,777 PSF for 2-bedrooms, $2,688 PSF for 3-bedrooms, and $2,743 PSF for 4-bedrooms, with the overall average expected to sit around $2,700 to $2,800 PSF.

*Vela Bay Pattern Replication:* Vela Bay launched with a $2,532 PSF starting price and $2,869 PSF average (sea views commanded $3,300 PSF). Thomson Reserve is rumored to replicate this pattern, starting at $2,526 PSF for road/non-ideal stacks. Premium greenery/landed views (sea view equivalent) will likely command $3,000 to $3,300 PSF, with low floors starting around $2,800 to $2,900 PSF and high floors crossing $3,000 to $3,200 PSF.
_________________________________________________________

*3) Unit Selection Concepts*
*Concept 1 — Views vs. Size & Layout:* Functional layout and unit size are far more critical to capital gains than a premium view.

- *Florence Residence 2BR Case Study:* Unit #02-37 (667 sqft, landed-facing, 2-Bed/1-Bath, open-concept kitchen) bought at $1.036M (July 2020) and sold at $1.241M (Dec 2025) made $205k profit. With the same budget, road-facing Unit #12-XX (721 sqft, 2-Bed/2-Bath Deluxe, enclosed kitchen) bought at $1.047M (Aug 2019) and sold at $1.35M (Feb 2026) made $303k profit—meaning the road-facing unit earned $98k more.
- *Riverfront Residences Case Study:* River-facing Unit #14-06 (872 sqft, 3-Bed Compact) bought at $1.218M (Oct 2018) and sold at $1.63M (Aug 2025) made $412k profit. Conversely, low-floor block-facing Unit #03-47 (1,066 sqft, 3-Bed Premium) bought at $1.272M (July 2018; a $60k purchase difference requiring just $15k–$16k more in cash downpayment) sold at $1.928M (Sept 2025), making $656k profit—yielding $244k more profit.
- *JadeScape 2-Bed vs. 3-Bed Case Study:* High-floor Unit #23-41 (764 sqft, landed-view 2-Bed) bought at $1.423M (Mar 2020) and sold at $1.84M (Oct 2025) made $417k profit. Ground-floor compact Unit #01-56 (904 sqft, 3-Bed Compact) bought at $1.451M (Jan 2020) and sold at $1.985M (Aug 2025) made $534k profit—outperforming the high-floor unit by $117k.
- *JadeScape Stack 16 vs. Stack 11 Case Study:* High-floor unblocked Unit #12-16 (764 sqft 2-Bed) bought at $1.92M (Dec 2022) and sold at $2.25M (Apr 2026) made $330k profit. Block-facing Unit B (Stack 11, 1,012 sqft 3-Bed) bought at $1.8M (Oct 2022) and sold at $2.648M (Dec 2025) made $848k profit—making a $518k higher profit.

*Concept 2 — High Floor vs. Low Floor (The 22% Rule):* High floor units generate greater profits as long as their entry price premium is under 22% compared to the equivalent low-floor unit.

- *Florence Residences Case Study (980 sqft):* The low-floor unit bought at $1.488M (Dec 2021) and sold at $1.76M (Aug 2025) made $272k profit. High-floor Unit #17-33 in the same stack bought at $1.565M (Jan 2022) and sold at $1.93M (Aug 2024) made $365k profit. The high-floor unit made $93k more with a shorter hold. The 13-floor entry price difference was only 5%, which is well below the 22% threshold.

*Concept 3 — Big vs. Small (Premium Gap):* Exploit narrow price gaps between compact and premium layouts to maximize capital gains.

- *JadeScape Case Study:* Unit #16-07 (904 sqft, 3-Bed Compact) bought at $1.578M (Oct 2019) and sold at $2.25M (May 2025) made $671k profit. Unit #12-12 (1,055 sqft, 3-Bed Premium) bought at $1.703M (Apr 2019) and sold at $2.73M (Dec 2025) made $1.026M profit. For a purchase price difference of $125k (requiring just $36k more cash downpayment), the premium unit yielded $355k more in profit.

So Thomson reserve will be a mega development. Can we learn from these precedence to avoid fatal flaws of more than 500k difference in profits?

Congratulations! You are one of the Gold Achievers for Jun 2026Sincerest congratulations to you for being one of the Gol...
23/07/2026

Congratulations! You are one of the Gold Achievers for Jun 2026

Sincerest congratulations to you for being one of the Gold Achievers award winners for the month of Jun 2026.

The Super Gold and Gold categories recognise salespersons who submit an impressive 5-figure commission transaction. Commission ranging from $50,000 to $99,999 will be eligible for the Super Gold Achiever, and commission ranging from $10,000 to $49,999 will be eligible for the Gold Achiever respectively.

*Lucerne Grand Preliminary Analysis TLDR**1) Master Plan**Location & Connectivity:*- Lucerne Grand is located directly b...
22/07/2026

*Lucerne Grand Preliminary Analysis TLDR*

*1) Master Plan*

*Location & Connectivity:*
- Lucerne Grand is located directly beside the Lakeside MRT and is just one road away from the new Tengah Township.
*Educational Hub:*
- Similar to the successful Punggol township, the area features more than 15 educational plots in the vicinity, including Rulang Primary, Lakeside Primary, and the Canadian International School, ensuring strong demand from young families.
*Retail Solution:*
- The surrounding residential area currently lacks a mall, forcing residents to travel to Jurong East (e.g., Jem). Lucerne Grand solves this by introducing a ~10,000 sqm commercial component on the first storey to feed the population's needs.
*Renewed Opportunity:*
- Lucerne Grand has the highest plot ratio in the area and is the first new launch within walking distance of the MRT in 11 years (since Lake Grande).
___________________________________________

*2) Demand & Supply*

*Massive Upgrader Pool:*
- There are roughly 198,511 potential HDB flat upgraders in the surrounding townships: Jurong West (74,301), Bukit Batok (40,612), Tengah (30,000), Clementi (29,000), and Jurong East (23,897).
*Severe Supply Shortfall:*
- Across Jurong West and Jurong East, there are only about 11,486 private condo units (exceeding 12,000 once Lucerne Grand is built).
*The 30% Rule:*
- A healthy township usually has a ratio of 70% HDBs to 30% private condos. In this west region, private condos only make up about 6% of the housing supply, indicating massive untapped demand and ensuring exponential growth as transformations complete.
________________________________________________

*3)Track Record*

*Lake Grande (11 years old):*
- Average profits for 3 to 5-bedroom units are around $590K.
*Lakeville (TOP 2018):*
- 3 to 5-bedroom units generated an average profit of $674K, with a 4-bedroom unit making close to $1M in 10 years.
*Lakefront Residences (TOP 2014):*
- Average profits for 3 to 5-bedroom units are $647K, with a 3-bedroom unit making $1.2M in just 7 years.
*Caspian (TOP 2013):*
- The best performer in the area with 6-8% annualized ROI. Average profits sit at $1M, with the highest 4-bedroom recording $1.568M in profit.
*Lakeholmz:*
- Average profits for 3 to 5-bedroom units are $746K, with the highest being $1.8M (though annualized over a longer 21-year holding period is roughly 5%).
_____________________________________________________

*4) Price Prediction*

*Project Details:*
- Developed by CDL, it's a 99-year leasehold featuring 575 residential units (1-5 bedrooms, focusing on 2-3 bedrooms) and the "Lucerne Galleria" retail podium.
*Estimated Launch Price:*
- Based on CDL's previous launch (Zyon Grand in the CCR) and adjusting for land bid prices and removing a 10% CCR premium, Lucerne Grand is predicted to launch starting at ~$2,300 PSF, averaging $2,626 PSF, and maxing out at ~$3,200 to $3,300 PSF.
*Normalizing Older Resales:*
- When older surrounding condos are normalized to today's market rates, the price gap is very narrow. For instance, normalized average prices for 3/4 bedrooms are ~$2,314 PSF for Lake Grande and ~$2,285 PSF for Lakeville, practically overlapping with Lucerne's estimated launch price.
*The "Wasted Space" Factor:*
- Older condos like Caspian appear cheaper on a PSF basis, but roughly 30% of their square footage consists of wasted space like oversized planter boxes and bay windows. Adjusting Caspian's average 3/4 bedroom PSF to reflect actual livable space bumps its effective price from $1,933 PSF to $2,512 PSF, matching Lucerne Grand's expected average.
________________________________________________________

*5) Final Verdict*

*Highlights:*
- Lucerne Grand is built according to newly improved URA policies, meaning layouts will be far more efficient without the wasted bay window space of older eras.
*Market Appeal:*
- Given CDL's reputation for quality finishings, the integrated commercial component, and the severe lack of new launches near the MRT in the last decade, the development is expected to sell out quickly and see high market acceptance.

*Dunearn House On The Ground Analysis**Strong price protection and first-mover advantage:* - low $1,410 PSF PPR due to c...
12/07/2026

*Dunearn House On The Ground Analysis*

*Strong price protection and first-mover advantage:*
- low $1,410 PSF PPR due to cautious bidding following the 2022 GFA harmonization.
- adjacent plot at $1,625 PSF PPR and Newton/Bukit Timah sites exceeding $1,820 PSF PPR, meaning future projects will launch at much higher prices.

*Turf City township transformation:*
- the first in the infrastructure phase of the new Turf City township. With HDBs slated to be introduced around 2030, creating a strong natural pool of HDB upgraders to sustain private property prices in the ecosystem, promoting social progression.

*Fills a massive price void for large units:*
- severe lack of supply for 3BR and 4BR units at this price point. A new 3BR is estimated at ~$2.7M, highly competitive against older projects like Fourth Avenue Residences (958 sqft for $2.7M with wasted space). Similarly, 4BRs under $3.8M to $4.2M are virtually non-existent in this area's resale market unless you look at much older condos.

Alternatives are Cascadia which is close to 10-15 years old. Royal green 4BR at 4.296m. Basically the overlapping quantum helps identify DH as an opportunistic alternative.

*Narrowing Of Price Gap (Tampines Treasure vs FAR | Pinery vs Dunearn House)*

At launch:
TT vs FAR: 44.66% gap
Pinery vs DH:
*Pinery*
Low: 2340psf | Avg: 2551psf | H: 2728psf

*DH*
Low: 2799psf | Avg: 3000psf | H: 3300psf
Gap: avg 19.36% gap

Significantly lower price gap highlights the clear entry opportunities DH provides and also representing how much OCR prices have caught up with CCR, giving more intrinsic value to DH.

*Final Conclusion*
*1) It will "Earn", but requires a longer holding period:*
- You will need to exercise delayed gratification and wait for the township to fully develop and for future HDB upgraders to enter the market (around a 15-year horizon) to see the biggest impact.

*2) The 3 and 4-bedrooms are the clear winners:*
- Correcting the mistakes of past projects, over 50% of Dunearn House consists of 3 and 4BR units tailored for own-stay families. Due to high pent-up demand and undersupply in the area, these larger units are expected to sell out on the first day.

*3) GFA harmonization increases affordability:*
- The new regulations have brought the overall quantum down, successfully pricing in buyers who need a 4BR but cannot afford the $5M price tags seen in the surrounding resale CCR market.

04/07/2026

⚽️ *LENTOR GARDENS RESIDENCES ( )

😘_Wow!! Wow!! Super~ Attractive Indicative Price‼️_
▶︎ 2Br: *$1.5xM ⇢ $1.6xM only*
▶︎ 2BP: *$1.4xM ⇢ $1.6xM only*
▶︎ 2+S: *$1.6xM ⇢ $1.8xM only*
▶︎ 3Br: *$1.8xM ⇢ $2.2xM only*
▶︎ 3BP: *$2.1xM ⇢ $2.4xM only*
▶︎ 4Br: *$2.6xM ⇢ $3.3xM only*
▶︎ Strata Terrace 5Br (3 units)@
⇢ *$3,515,600 only*
▶︎ Shops 463sqft (3 units)@
⇢ *$1,180,650 only*

🚨 Starting from $2050psf
🚨 Average around $2350psf
🚨 Highest should not exceed $2500psf
🚨 New Launch *CHEAPER* then Neighbouring Resale
▶︎ Lentor Modern Transacted $2596psf
▶︎ Non-GFA Harmonized

🕙 *Showflat Opening Hours:*
📅 *4th – 15th July*
⏰ *10:00 AM – 8:00 PM Daily*

🚀 See you at the showflat!

*Lentor Garden Residences**1. Land Price Buffer & Price Protection:* - Kingsford secured the Lentor Gardens land at $920...
28/06/2026

*Lentor Garden Residences*

*1. Land Price Buffer & Price Protection:*
- Kingsford secured the Lentor Gardens land at $920 PSF PPR, which is $62 PSF cheaper than the previous Lentor site and significantly cheaper than future plots (e.g., Lentor Central GLS sold at $1,278 PSF PPR).
- This creates a substantial $200-$400 PSF safety buffer against future launches, ensuring price protection.

*2. Strong Resale Demand & Profitability:*
- Past developments in the area provide a proven track record of profitability. Case studies like Lentor Modern have recorded 34 profitable sub-sale transactions averaging $300K in profit (up to $504K), and AMO Residence has seen 31 profitable transactions.

- proven acceptance of 2500psf in Lentor area - if normalised using Lentor Modern Example, it would mean that prices would have hit 2800psf, granting a 500psf-700psf gap for LGR

*3. Competitive Edge in Unit Sizing (Harmonisation):*
- Due to the new GFA harmonisation policies, the 3-bedroom and 4-bedroom layouts offer fully usable space and are correctly sized.
- By eliminating 1-bedroom units from the project, the developer avoids price dilution and specifically caters to family demographics.

*4. Macro Undersupply of Private Housing:*
- Despite micro-oversupply fears in Lentor, the broader OCR (Outside Central Region) and Ang Mo Kio township are deeply undersupplied. Private housing makes up less than 10% of each township, falling far below the government's standard 70% HDB to 30% private housing ratio.
- Further demands of 170k upgraders are also coming from undersupply areas such as woodlands, sembawang, yishun and even punggol w

*5. Fills Price Void in the market*
- It strategically fills a price void in the market, particularly for buyers looking for premium 3-bedroom units under the $2.5M range.

- for 4-bedroom, you’re left with further away locations like Narra, Canberra Residences etc that not many can accept. Lakegarden/The Sen/SORA/The Myst 4 bedrooms crossed 3.5m, some of which are non harmonised. So if you’re looking at 2.6-2.8M for 4 bedrooms then Lentor Garden is your only choice that is centrally located with accessibility to amenities.

27/06/2026

_Designed as a *“Living Within Nature”* home, *Dunearn House* is thoughtfully crafted with lush landscaped greenery. , allowing residents to embrace nature right at their doorstep._

Beyond its serene surroundings, residents can enjoy an *extensive range of facilities designed for the whole family*, including
• kids’ pool
• ⁠50m lap pool
• ⁠wellness club
• ⁠state-of-the-art gym
• ⁠tennis court,
• ⁠a 60m-long adventure forest and many more!

_*Come Home to Dunearn House. Embrace Nature. Enjoy Full Condo Facilities._*🌿✨🏡

*Preview on 10 July.*
*PM to secure a preview appointment!*

21/06/2026

🚨🚨*WHY WAIT, WHY NOT NOW!?*
.. because even a Pangolin knows when to move quietly and strike at the right moment🦔

And the time is now for *Amberwood at Holland*, a quiet-luxury project in District 10

Rare. Quiet. Protected. Distinctive without needing attention. That is the energy behind Amberwood at Holland😍

🔥 𝗙𝗿𝗲𝘀𝗵 𝗙𝗿𝗼𝗺 𝗧𝗵𝗲 𝗢𝘃𝗲𝗻! 🔥

Introducing the latest unit mix at 𝗔𝗺𝗯𝗲𝗿𝘄𝗼𝗼𝗱 𝗮𝘁 𝗛𝗼𝗹𝗹𝗮𝗻𝗱

🏡 𝟯-𝗕𝗲𝗱𝗿𝗼𝗼𝗺 | 872 sqft – 980 sqft
🏡 𝟰-𝗕𝗲𝗱𝗿𝗼𝗼𝗺 | 1,076 sqft – 1,313 sqft
🏡 𝟱-𝗕𝗲𝗱𝗿𝗼𝗼𝗺 | 1,324 sqft – 1,572 sqft

✨ Spacious layouts crafted for modern family living in a prime Holland address.
Looking forward to more information? PM Holland for an ebook now!

21/06/2026

👦🏻 Thom: "Ree, where did our paper plane go?! 😱"

👧🏻 Ree: "I think it just found us a new home!"

And what a landing it is... 👀

✨ Introducing 𝗧𝗵𝗼𝗺𝘀𝗼𝗻 𝗥𝗲𝘀𝗲𝗿𝘃𝗲 — where 𝗼𝗻𝗲 𝗼𝗳 𝗦𝗶𝗻𝗴𝗮𝗽𝗼𝗿𝗲'𝘀 𝗺𝗼𝘀𝘁 𝗲𝘅𝗰𝗶𝘁𝗶𝗻𝗴 𝗻𝗲𝘄 𝗹𝗮𝘂𝗻𝗰𝗵𝗲𝘀 𝗼𝗳 𝟮𝟬𝟮𝟲 is about to take flight. ✈️🏡

🚀 𝗖𝗼𝗺𝗶𝗻𝗴 𝘁𝗵𝗶𝘀 𝗦𝗲𝗽𝘁𝗲𝗺𝗯𝗲𝗿/𝗢𝗰𝘁𝗼𝗯𝗲𝗿

📍 𝟭,𝟮𝟲𝟴 thoughtfully designed homes
🚇 𝗗𝗼𝗼𝗿𝘀𝘁𝗲𝗽 𝘁𝗼 𝗨𝗽𝗽𝗲𝗿 𝗧𝗵𝗼𝗺𝘀𝗼𝗻 𝗠𝗥𝗧
🛍️ 𝗥𝗶𝗴𝗵𝘁 𝗮𝗰𝗿𝗼𝘀𝘀 𝗳𝗿𝗼𝗺 𝗧𝗵𝗼𝗺𝘀𝗼𝗻 𝗣𝗹𝗮𝘇𝗮

From a simple paper plane journey to a place you'll be proud to call home. ❤️

📩 DM me "THOMSON" to receive your 𝗙𝗥𝗘𝗘 Thomson Reserve eBook (available in both 𝗘𝗻𝗴𝗹𝗶𝘀𝗵 🇬🇧 & 𝗖𝗵𝗶𝗻𝗲𝘀𝗲 🇨🇳) and get the latest updates before launch.

Name: Nick Kwan
wa.me/6594897004
Developer’s Sales Team





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480 Lorong 6 Toa Payoh, #10-01 HDB Hub East Wing (Lift Lobby 1)
Singapore
310480

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