District 26 · Ang Mo Kio · OCR
Thomson Grove
Yio Chu Kang Road · Condominium · Freehold
Current PSF
$1,566
-16.9% vs district median
Gross yield
2.3%
median rent $4,600/mo
3-year gain
-5.6%
Transactions · 5y
21
5 in last 12 months
Nearest MRT
Lentor Mrt Station · 36.606m
TEL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+168% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential39 / 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Anderson Primary School 582m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 987m
Food
Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market) · 635m
Green
Lentor Green Pg · 115m - 14 parks within 1km
Mall
Djit Sun Mall · 1.8km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 468m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2022
$1,528
2023
$1,522
-0.4%
2024
$1,551
+1.9%
2025
$1,659
+7%
2026
$1,437
-13.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $2.90 | 2.2% | 92 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,138,000 | 2,895 | $1,429 | 06-10 |
| Feb 2026 | $4,180,000 | 2,895 | $1,444 | 06-10 |
| Dec 2025 | $2,683,000 | 1,485 | $1,806 | 01-05 |
| Nov 2025 | $2,080,000 | 1,485 | $1,400 | 01-05 |
| Aug 2025 | $2,600,000 | 1,485 | $1,750 | 01-05 |
| Jun 2025 | $2,600,000 | 1,485 | $1,750 | 06-10 |
| Apr 2025 | $2,470,000 | 1,485 | $1,663 | 06-10 |
| Apr 2025 | $2,460,000 | 1,485 | $1,656 | 01-05 |
| Feb 2025 | $2,358,888 | 1,485 | $1,588 | 01-05 |
| Nov 2024 | $2,355,000 | 1,485 | $1,585 | 01-05 |
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More in District 26
The HDB blocks next door
The entry point, measured: what the resale flats around Thomson Grove actually sell for - this project trades at 2.7× the nearest block’s PSF.