District 20 · Ang Mo Kio · OCR
Adana @ Thomson
Old Upper Thomson Road · Apartment · Freehold
Current PSF
$1,965
+0.1% vs district median
Gross yield
3.0%
median rent $3,700/mo
3-year gain
4.1%
Transactions · 5y
16
1 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 888.07m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+236% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
-
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 835m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 410m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 336m
Green
Lower Peirce Reservoir Park · 150m - 9 parks within 1km
Health
Ang Mo Kio Polyclinic (polyclinic) · 2.1km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
Price trend average PSF by year
2021
$1,753
2022
$1,857
+5.9%
2023
$1,888
+1.7%
2026
$1,965
+4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,850/mo | $5.18 | 3.2% | 25 |
| 3BR | $3,700/mo | $4.35 | 2.7% | 45 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,100,000 | 560 | $1,965 | 01-05 |
| Dec 2023 | $2,220,000 | 1,152 | $1,928 | 01-05 |
| Dec 2023 | $1,380,000 | 721 | $1,914 | 01-05 |
| Aug 2023 | $1,082,000 | 560 | $1,933 | 01-05 |
| Jul 2023 | $1,080,000 | 560 | $1,930 | 01-05 |
| Jun 2023 | $1,590,000 | 872 | $1,824 | 01-05 |
| Mar 2023 | $1,568,800 | 872 | $1,799 | 01-05 |
| Aug 2022 | $1,370,000 | 721 | $1,900 | 01-05 |
| Jul 2022 | $1,018,000 | 560 | $1,819 | 01-05 |
| May 2022 | $1,350,000 | 721 | $1,872 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Adana @ Thomson actually sell for - this project trades at 3.0× the nearest block’s PSF.