CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 20 · Bishan

Thomson V One

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2024

Quick Summary

Thomson V One is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 74 years remaining. 19 transactions are on record since 1995, at a median S$1,619 psf, most recently in Feb 2024. 4 units are currently listed for sale. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on Thomson V One.

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What are the key facts about Thomson V One?

Key takeawayThomson V One is a commercial building in District 20 · Bishan, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 20 · Bishan
Address: 9 Sin Ming Road
Land area: 617 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 33
Managing agent: RHODO PROPERTY & ESTATE MANAGEMENT SERVICES PTE LTD
Strata formed: 2009 (MCST 3389)
Submarket: City Fringe
Units with a recorded sale: At least 12
Transactions on record: 19 (records start 1995)
Live listings: 4
ACRA registrations: 15

About Thomson V One

Thomson V One is a mixed-use building in Bishan (District 20). It is located along Sin Ming Road, Singapore 575630.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is leasehold, with about 74 years remaining on the lease. It occupies roughly 617 sqm of land with about 1,852 sqm of gross floor area.

19 transactions have been recorded here, at a median of S$1,619 psf. The most recent was in February 2024.

18 businesses are 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 35 m away (about a 0-minute walk).

What is Thomson V One zoned as?

Key takeawayThomson V One sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Thomson V One sold for?

Key takeawayAcross 19 recorded transactions since 1995, the median price is about S$610k, most recently in Feb 2024.

Date	Use	Price	Area	PSF
Feb 2024	Retail	S$610k	377 sqft	$1,619
Dec 2023	Retail	S$980k	538 sqft	$1,821
Oct 2023	Retail	S$2.20M	1,776 sqft	$1,239
Mar 2013	Retail	S$1.30M	538 sqft	$2,415
Sept 2012	Retail	S$1.15M	538 sqft	$2,137
Jun 2012	Retail	S$530k	312 sqft	$1,698
May 2012	Retail	S$1.60M	818 sqft	$1,956
Apr 2012	Retail	S$308k	108 sqft	$2,861
Apr 2012	Retail	S$1.43M	743 sqft	$1,919
Oct 2010	Retail	S$440k	312 sqft	$1,410

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 V One rent for?

Key takeawayNo rent is published for Thomson V One itself. On its street, Sin Ming Road, retail space rented at a median of $10.60 psf a month in 2026Q3, with the middle half of leases between $9.02 and $15.15. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sin Ming Road

Street level · 2026Q3

25th pct

$9.02

$97.13 psm

Median

$10.60

$114.10 psm

75th pct

$15.15

$163.05 psm

S$ per sq ft per month · median +55.7% on a year earlier

2023Q4 · $57.97 psm2026Q3 · $114.10 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 psm

S$ 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 V One

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

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.

How fast units move at Thomson V One

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Thomson V One?

Key takeawayURA has approved 9 changes of use at Thomson V One since 2000, most recently in 2025, and refused 1. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

16 Apr 2026RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
15 Dec 2025ApprovedFloor B1
Change of use to takeaway food shop
Proposed change of use of units #B1-XX and #B1-XX to takeaway food shop at thomson v one
4 Jul 2025RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
12 Aug 2024ApprovedFloor B1
Change of use: shop → pet shop / pet grooming
Propsoed change of use of units #B1-XX and #B1-XX from shop to pet shop / pet grooming
25 Apr 2023RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
27 Jun 2022RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
22 Dec 2021ApprovedFloor B1
Change of use to gym and fitness centre
Proposed change of use of unit #B1-XX to gym and fitness centre
4 Dec 2020RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
18 Jun 2019RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at thomson v one
30 May 2019RefusedFloor 1
Change of use to restaurant cum bar
Proposed change of use of unit #01-XX to restaurant cum bar
11 Sept 2017RenewedFloor 1
Continued use as cafe
Continued use of unit #01-XX commercial school as cafe
18 Jul 2017RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at thomson v one

6 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Sin Ming Road price?

Key takeawayAcross 11 strata sales on Sin Ming Road in the last 5 years, the median is $3,252 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,252

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Thomson V One?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

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 available at Thomson V One right now?

Key takeaway4 units are currently listed at Thomson V One. One row per unit; several agents often market the same unit.

For sale (4)

Thomson V OneS$1.10M · 430 sqft
Thomson V One2 agentsS$480k · 172 sqft
Thomson V One2 agentsS$2.00M · 743 sqft
Thomson V OneS$620k · 320 sqft

Browse every listing at this building →

What is near Thomson V One?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 326 m away — and 3 competing retail premisess operate nearby.

Getting around

Upper Thomson MRT326 m · ~5 min

Amenities nearby

Dr Chen And Partners Medical Clinic · 6 mSin Ming Plaza · 35 mPlace Of Worship · 161 mThomson Pk · 181 mUpper Thomson MRT Exit 4 · 200 mThomson Community Club · 237 mEducational Institution · 701 mMount Alvernia Hospital · 1.3 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Sheng Siong Supermarket Pte Ltd · 160 mBlk 320 Shunfu Road · 203 mThomson Plaza · 542 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Thomson V One

Key takeawayThe nearest station is Upper Thomson (TE8), 200 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 7 public car parks are within 500 m.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 200 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 9,960 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 24,000 residents within 1 km (June 2026); 1 other mall 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

Upper Thomson (TE8)200 m · about 21,000 weekday taps
Marymount (CC16)611 m · about 17,000 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 V One. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 9,960 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Sin Ming R D) (URA)94 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Blk 23/24 Sin Ming Road (HDB)204 m
S$0.60 per half-hour at midday on a weekday
Blk 320 Shunfu Road (HDB)207 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 173 car lots
Blk 24A Sin Ming Road (HDB)292 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 28 car lots
Blk 25 Sin Ming Road (HDB)388 m
S$0.60 per half-hour at midday on a weekday · 149 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: Toa Payoh West, 2.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Thomson V One's own car park, if it has one, and its charges are not in the open data.

Who's registered at Thomson V One?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list Thomson V One as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
4
Education
3
Wholesale and retail trade
2
Construction
2
Administrative and support services
1
Arts, entertainment and recreation
1
Manufacturing
1
Real estate
1
Health and social services
0
Other services
0

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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Thomson V One

Where is Thomson V One?⌄

Thomson V One is at 9 Sin Ming Road, Singapore 575630, in the Bishan planning area.

What is Thomson V One zoned as?⌄

Thomson V One sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Thomson V One?⌄

Thomson V One is leasehold. About 74 years remain on the lease.

What have units at Thomson V One sold for?⌄

Across 19 recorded transactions, the median price is S$1,619 psf. The latest was in February 2024.

What is the nearest MRT station to Thomson V One?⌄

Upper Thomson MRT is the closest, 326 m away (about a 5-minute walk).

How many businesses are registered at Thomson V One?⌄

18 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project Thomson V One.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

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.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.