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. 1 transaction is on record since 1995, most recently in Jul 2004. ACRA records 0 live company registrations 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
- 11 Thomson Hills Drive
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
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 574756.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold.
1 transaction has been recorded here, at a median of S$484 psf. The most recent was in July 2004.
The nearest MRT is Lentor MRT, 886 m away (about a 14-minute walk). The closest bus stop (Bef Thomson Hills Dr) is 217 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Jul 2004 | Shop House | S$620k | 1,281 sqft | $484 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near Thomson Hills Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 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 near Thomson Hills Estate?
Getting around
- Lentor MRT886 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.
How many companies are registered at Thomson Hills Estate?
- Live registrations
- 0
- Registered last 3 years
- 0
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 Hills Estate
Where is Thomson Hills Estate?⌄
Thomson Hills Estate is at 11 Thomson Hills Drive, Singapore 574756, 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 1 recorded transaction, the median price is S$484 psf. The latest was in July 2004.
What is the nearest MRT station to Thomson Hills Estate?⌄
Lentor MRT is the closest, 886 m away (about a 14-minute walk).
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.