Thomson Hills Estate
Thomson Hills Estate is a commercial building in District 20 · Ang Mo Kio, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Jan 2004. ACRA records 1 live company registration at this address.
What are the key facts about Thomson Hills Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Ang Mo Kio
- Address
- 9a Thomson Hills Drive
- Land area
- 286 sqm
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About Thomson Hills Estate
Thomson Hills Estate is a mixed-use estate in Ang Mo Kio (District 20). It is located along Thomson Hills Drive, Singapore 574754.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold. It occupies roughly 286 sqm of land.
2 transactions have been recorded here, at a median of S$333 psf. The most recent was in January 2004.
1 business is currently registered at this address with ACRA.
The nearest MRT is Lentor MRT, 881 m away (about a 14-minute walk). The closest bus stop (Bef Thomson Hills Dr) is 209 m away (about a 3-minute walk).
What is Thomson Hills Estate zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Hills Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jan 2004 | Shop House | S$630k | 1,787 sqft | $353 |
| May 1999 | Shop House | S$560k | 1,787 sqft | $313 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Thomson Hills Estate rent for?
Retail space — District 20 retail
Region band · 2026Q3S$ per sq ft per month
A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 20 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.
Source: URA REALIS retail rental analysis (district × floor × size grid).
Market context around Thomson Hills Estate
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near Thomson Hills Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $133.15 | $188.46 | $400.81 |
| B1 & Below · 30 & Below | $619.37 | $706.67 | $790.91 |
| B1 & Below · >30 - 100 | $297.17 | $316.52 | $350.31 |
| Level 1 · >30 - 100 | $70.71 | $96.43 | $227.01 |
| Level 2 & 3 · >30 - 100 | $130.42 | $267.72 | $324.88 |
| Level 1 · >100 - 300 | $68.64 | $87.36 | $129.01 |
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 near Thomson Hills Estate?
Getting around
- Lentor MRT881 m · ~14 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.
Getting there and parking at Thomson Hills Estate
nearest MRT/LRT Mayflower (TE6) 759 m, about 27,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 4,986 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 33,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.
A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.
Stations within 1 km
- Mayflower (TE6)759 m · about 27,000 weekday taps
- Lentor (TE5)817 m · about 15,000 weekday taps
Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Thomson Hills Estate. Transfers between lines don't tap, so interchanges read low.
Bus
8 bus stops within 400 m, with 4,986 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 601/604/603 Ang Mo Kio Avenue 5 (HDB)457 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 149 car lots
- Old Upp Thomson Rd Off St (URA)470 mS$0.60 per half-hour at midday on a weekday · 16 car lots
- Casuarina Rd (URA)491 mS$0.60 per half-hour at midday on a weekday · 10 car lots
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Nearest URA season parking: Casuarina Road Area, 536 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. Thomson Hills Estate's own car park, if it has one, and its charges are not in the open data.
Who's registered at Thomson Hills Estate?
- Arts, entertainment and recreation1
- Wholesale and retail trade0
Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.
Frequently asked questions about Thomson Hills Estate
Where is Thomson Hills Estate?⌄
Thomson Hills Estate is at 9A Thomson Hills Drive, Singapore 574754, in the Ang Mo Kio planning area.
What is Thomson Hills Estate zoned as?⌄
Thomson Hills Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.
What is the tenure of Thomson Hills Estate?⌄
Thomson Hills Estate is freehold.
What have units at Thomson Hills Estate sold for?⌄
Across 2 recorded transactions, the median price is S$333 psf. The latest was in January 2004.
What is the nearest MRT station to Thomson Hills Estate?⌄
Lentor MRT is the closest, 881 m away (about a 14-minute walk).
How many businesses are registered at Thomson Hills 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 Hills 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.