District 20 · Ang Mo Kio · OCR
Thomson Hills Estate
Sembawang Hills Drive · Semi-detached · Freehold
Current PSF
$1,974
+0.6% vs district median
Gross yield
1.8%
median rent $8,000/mo
3-year gain
39.1%
Transactions · 5y
50
6 in last 12 months
Nearest MRT
Lentor Mrt Station · 1,014.117m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
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
27%
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 392m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Mayflower Secondary School · 967m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 598m - 2 hawker centres within 1km
Green
Thomson Walk Pg · 60m - 11 parks within 1km
Mall
Djit Sun Mall · 1.7km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 1.2km
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
$1,442
2022
$1,475
+2.3%
2023
$1,511
+2.4%
2024
$1,601
+6%
2025
$1,925
+20.2%
2026
$2,102
+9.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $8,850,000 | 3,364 | $2,631 | - |
| May 2026 | $5,950,000 | 3,504 | $1,698 | - |
| Mar 2026 | $4,280,000 | 2,033 | $2,105 | - |
| Jan 2026 | $4,100,000 | 2,079 | $1,973 | - |
| Dec 2025 | $7,000,000 | 4,407 | $1,588 | - |
| Sept 2025 | $3,720,000 | 2,010 | $1,851 | - |
| Jul 2025 | $4,900,000 | 2,193 | $2,235 | - |
| Jun 2025 | $4,000,000 | 2,203 | $1,815 | - |
| Jun 2025 | $3,800,000 | 2,217 | $1,714 | - |
| Apr 2025 | $5,380,000 | 3,525 | $1,526 | - |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Thomson Hills Estate actually sell for - this project trades at 3.6× the nearest block’s PSF.