CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 20 · Bishan

Thomson V Two

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2026

Quick Summary

Thomson V Two 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 freehold. 68 transactions are on record since 1995, at a median S$2,544 psf, most recently in May 2026. 9 units are currently listed for sale or rent. ACRA records 55 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Thomson V Two?

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

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 20 · Bishan
Address: 11 Sin Ming Road
Land area: 1,690 sqm
Completed: Not on record
Storeys: Not on record
Developer: Macly Group (per CommercialGuru)
Strata lots (whole development, MCST): 122
Managing agent: RHODO INTERNATIONAL STRATA MANAGEMENT SERVICES PTE LTD
Strata formed: 2013 (MCST 3918)
Submarket: City Fringe
Units with a recorded sale: At least 42
Transactions on record: 68 (records start 1995)
Live listings: 9
ACRA registrations: 55

About Thomson V Two

Thomson V Two is a mixed-use building in Bishan (District 20). It is located along Sin Ming Road, Singapore 575629.

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

The site is freehold. It occupies roughly 1,690 sqm of land with about 5,069 sqm of gross floor area.

68 transactions have been recorded here, at a median of S$2,544 psf. The most recent was in May 2026.

86 businesses are currently registered at this address with ACRA.

The nearest MRT is Upper Thomson MRT, 315 m away (about a 5-minute walk). The closest bus stop (Sin Ming Plaza) is 53 m away (about a 1-minute walk).

What is Thomson V Two zoned as?

Key takeawayThomson V Two 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 Two sold for?

Key takeawayAcross 68 recorded transactions since 1995, the median price is about S$552k, most recently in May 2026.

Date	Use	Price	Area	PSF
May 2026	Retail	S$950k	269 sqft	$3,530
Jan 2024	Retail	S$550k	183 sqft	$3,006
Jul 2022	Retail	S$1.80M	1,119 sqft	$1,608
Jan 2022	Retail	S$350k	108 sqft	$3,252
Jul 2021	Retail	S$300k	54 sqft	$5,574
Jun 2021	Retail	S$415k	237 sqft	$1,752
Apr 2021	Retail	S$700k	291 sqft	$2,409
Apr 2019	Retail	S$1.03M	269 sqft	$3,828
Nov 2018	Retail	S$260k	54 sqft	$4,831
Jun 2018	Retail	S$200k	54 sqft	$3,716

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 Two rent for?

Key takeawayNo rent is published for Thomson V Two 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 Two

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 Two

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 8 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 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 Two?

Key takeawayURA has approved 28 changes of use at Thomson V Two since 2000, most recently in 2026, and refused 2. 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.

7 Oct 2026ApprovedFloor 1
Change of use to restaurant use
Proposed change of use of units #01-XX and #01-XX to restaurant use at thomson v two
8 Dec 2025RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at thomson v
21 Oct 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
21 Aug 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
21 Dec 2022ApprovedFloor B1
Change of use to shop
Proposed change of use of unit #B1-XX to shop
29 Nov 2022ApprovedFloor B1
Change of use: restaurant → commercial school
Proposed change of use of unit #B1-XX from restaurant to commercial school
30 Sept 2022RenewedFloor 1
Continued use as restaurant
Continued use of the 1st storey shop unit #01-XX as restaurant
20 Sept 2021RenewedFloors B1, 1
Continued use as restaurant
Continued use of 3 shop units #B1-XX, #01-XX & #01-XX as restaurant
7 Aug 2020ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX as a restaurant (cafe) - thomson v two
23 Jul 2020ApprovedFloor B1
Change of use to commercial school
Proposed change of use of unit #B1-XX to commercial school
3 Dec 2019ApprovedFloor B1
Change of use to commercial school
Proposed change of use of unit #B1-XX to commercial school at thomson v two
12 Nov 2019ApprovedFloor B1
Change of use to commercial school
Proposed change of use of unit #B1-XX to commercial school at thomson v two

26 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 Two?

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 Two right now?

Key takeaway9 units are currently listed at Thomson V Two — 8 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (8)

Thomson V TwoS$800k · 291 sqft
Thomson V Two2 agentsS$530k · 118 sqft
Thomson V TwoS$1.55M · 549 sqft
Thomson V Two4 agentsS$7.50M · 3,003 sqft

For rent (1)

Thomson V Two2 agentsS$2k/mo · 473 sqft

Browse every listing at this building →

What is near Thomson V Two?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 315 m away — and 3 competing retail premisess operate nearby.

Getting around

Upper Thomson MRT315 m · ~5 min

Amenities nearby

Dr Chen And Partners Medical Clinic · 25 mSin Ming Plaza · 53 mThomson Pk · 164 mPlace Of Worship · 182 mUpper Thomson MRT Exit 4 · 195 mThomson Community Club · 261 mEducational Institution · 696 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 · 184 mBlk 320 Shunfu Road · 221 mThomson Plaza · 533 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Thomson V Two

Key takeawayThe nearest station is Upper Thomson (TE8), 195 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 195 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 10,000 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)195 m · about 21,000 weekday taps
Marymount (CC16)631 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 Two. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Sin Ming R D) (URA)119 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Blk 23/24 Sin Ming Road (HDB)183 m
S$0.60 per half-hour at midday on a weekday
Blk 320 Shunfu Road (HDB)226 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)272 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 28 car lots
Sin Ming Drive Off St (URA)369 m
S$0.60 per half-hour at midday on a weekday · 34 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 Two's own car park, if it has one, and its charges are not in the open data.

Who's registered at Thomson V Two?

Key takeaway55 live companies (and LLPs and branches; sole proprietors are not counted) list Thomson V Two as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
9
Accommodation and food services
9
Real estate
9
Financial and insurance
7
Other services
6
Education
4
Administrative and support services
4
Professional, scientific and technical services
3
Manufacturing
2
Construction
1

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 Two

Where is Thomson V Two?⌄

Thomson V Two is at 11 Sin Ming Road, Singapore 575629, in the Bishan planning area.

What is Thomson V Two zoned as?⌄

Thomson V Two 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 Two?⌄

Thomson V Two is freehold.

What have units at Thomson V Two sold for?⌄

Across 68 recorded transactions, the median price is S$2,544 psf. The latest was in May 2026.

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

Upper Thomson MRT is the closest, 315 m away (about a 5-minute walk).

How many businesses are registered at Thomson V Two?⌄

86 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.

For agents · in the PropKaki app

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Thomson V Two — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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

Read the figures right

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

Developer: as CommercialGuru names it, not checked against an official record.

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.

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 CommercialGuru, 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.