Thomson Garden Estate
Thomson Garden Estate is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 5 transactions are on record since 1995, most recently in Apr 2016. 2 units are currently listed for sale or rent. ACRA records 1 live company registration at this address.
What are the key facts about Thomson Garden Estate?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 220,220a Upper Thomson Road
- Land area
- 150 sqm
- Transactions on record
- 5 (records start 1995)
- Live listings
- 2
- ACRA registrations
- 1
About Thomson Garden Estate
Thomson Garden Estate is a mixed-use estate in Bishan (District 20). It is located along Upper Thomson Road, Singapore 574352.
Under the URA Master Plan it sits on land zoned commercial.
The site is freehold. It occupies roughly 150 sqm of land.
5 transactions have been recorded here, at a median of S$814 psf. The most recent was in April 2016.
1 business is currently registered at this address with ACRA.
The nearest MRT is Upper Thomson MRT, 326 m away (about a 5-minute walk). The closest bus stop (Sin Ming Plaza) is 50 m away (about a 1-minute walk).
What is Thomson Garden Estate zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Thomson Garden Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2016 | Shop House | S$6.50M | 4,092 sqft | $1,588 |
| Jul 2009 | Shop House | S$4.05M | 4,092 sqft | $990 |
| Jul 2008 | Shop House | S$3.33M | 4,092 sqft | $814 |
| May 2005 | Shop House | S$1.98M | 4,092 sqft | $484 |
| Oct 2003 | Shop House | S$2.07M | 4,092 sqft | $506 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Thomson Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Thomson Garden Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $71.06 | $617.70 | $698.19 |
| Level 1 · 30 & Below | $100.00 | $178.57 | $195.95 |
| Level 2 & 3 · >30 - 100 | $142.31 | $189.39 | $218.01 |
| Level 1 · >30 - 100 | $199.25 | $211.77 | $239.11 |
| B1 & Below · >30 - 100 | $267.96 | $348.70 | $384.97 |
| Level 2 & 3 · >100 - 300 | $151.86 | $207.96 | $270.18 |
URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.
What is available at Thomson Garden Estate right now?
For sale (1)
- Restaurant near Upp Thomson MRT station2 agentsS$4.20M · 1,012 sqft
For rent (1)
- Thomson Garden EstateS$11k/mo · 1,600 sqft
What is near Thomson Garden Estate?
Getting around
- Upper Thomson MRT326 m · ~5 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Thomson Garden Estate?
- Live registrations
- 1
- Registered last 3 years
- 1
- Most common type
- Local Company
Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.
Frequently asked questions about Thomson Garden Estate
Where is Thomson Garden Estate?⌄
Thomson Garden Estate is at 220,220A Upper Thomson Road, Singapore 574352, in the Bishan planning area.
What is Thomson Garden Estate zoned as?⌄
Thomson Garden Estate sits on land zoned commercial under the URA Master Plan.
What is the tenure of Thomson Garden Estate?⌄
Thomson Garden Estate is freehold.
What have units at Thomson Garden Estate sold for?⌄
Across 5 recorded transactions, the median price is S$814 psf. The latest was in April 2016.
What is the nearest MRT station to Thomson Garden Estate?⌄
Upper Thomson MRT is the closest, 326 m away (about a 5-minute walk).
How many businesses are registered at Thomson Garden Estate?⌄
1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on Thomson Garden Estate.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.