Thomson Reserve Post-Launch Review: Is It Still Worth Buying After 90% Sold?

A successful launch can make buyers feel that they have missed their chance. It can also make the remaining units feel more attractive simply because so many other people have already bought.

Neither feeling tells you whether the particular unit in front of you is a sensible purchase.

Thomson Reserve sold 1,143 of its 1,268 units, or 90.1%, across its VIP preview and public launch, according to EdgeProp’s launch report. The reported average selling price was approximately $2,900 per square foot. These are launch-period figures, not a live availability update.

For us, the more useful story was the choices buyers made, and how we prepared our own buyer to make a decision when their turn arrived.

Should you buy a remaining unit, consider another Singapore condo, or wait? Here is how we would approach that question.

What Thomson Reserve’s Launch-Day Choices Revealed

During the VIP period, we observed larger homes attracting strong interest. When bulk purchasing began, larger configurations also moved quickly. In the five-bedroom selection we followed, even the most expensive unit was taken up. Before public booking, our observation was that only the lowest two levels remained in that selection.

This is our account of what we saw at that stage, rather than an independently audited transaction timeline. Booking access and starting supply matter when interpreting how quickly a category sold.

What interested us was that a high total price did not automatically stop a buyer from choosing a preferred home. Some buyers appeared willing to pay more for space, floor level and the living experience they wanted.

During the early public-booking period, we also saw mid-to-high floors selected before lower-floor options in the configurations we were watching. As the preferred choices narrowed and the remaining prices became harder to justify, lower-quantum options began to move.

That raises a useful question: if you buy a cheaper unit today, what will make someone choose it when you eventually sell?

A lower entry price can provide room in your budget. But the discount should be considered alongside the compromise, whether that involves facing, privacy, noise, layout or floor level. A unit can be cheaper for reasons that will remain relevant to the next buyer.

The opposite is also true. A higher floor is not automatically a better investment. Paying a premium for a view you enjoy does not establish that a future buyer will reimburse the entire premium.

Our takeaway is to evaluate both sides together: how desirable the unit is, and how much you are paying for that desirability. Launch-day preferences are clues to investigate, not a forecast of resale returns.

How We Set Our Buying Limits Before Booking Day

Our decision did not begin when the queue reached our buyer.

Before launch, we had already considered the layout, shortlisted suitable stacks and worked through estimated prices across floor levels. Our Thomson Reserve research and e-book helped organise the discussion, while our pricing calculations helped identify where a suitable unit might sit within the buyer’s budget.

We started by understanding the lower-priced options. Then we asked whether paying more would deliver a meaningful improvement in the unit’s appeal.

For this buyer, we preferred selected two-bedroom layouts with a tucked-in kitchen. We felt the arrangement suited the intended use and offered a clearer point of differentiation when compared with competing units. That was a selection judgement for this purchase, rather than a claim that every open-kitchen layout is inferior.

We also considered future competition within the development. When buyers have several similar homes to compare, layout usability, facing, floor and total price can become important reasons to choose one over another.

Our aim was to find a sweet spot: a unit with attributes buyers could appreciate, at an entry price we could justify.

For the investment selection we were working on, approximately $2,800 psf was our ceiling. If our turn had arrived with suitable options only around $3,000 psf, we would have paused and reassessed alternatives.

Those numbers were specific to that buyer, shortlist and launch context. They are not universal fair-value thresholds for Thomson Reserve, and readers should not treat them as current quotations.

The difference between $2,800 and $3,000 psf is meaningful even before transaction and financing costs. On an illustrative 678 sq ft unit, it amounts to $135,600. The practical question is what that extra money buys, and what other choices become available at the higher total budget.

When our turn arrived, a suitable option was still available within our criteria. We could proceed because the unit met the plan we had already agreed on.

That is the value of preparation: having reasons to buy, and knowing the conditions under which you would walk away.

Should You Buy Remaining Units, Look Elsewhere or Wait?

The remaining units deserve the same scrutiny as any other purchase. Being among the last available does not automatically make a unit a poor choice—or a good buy.

Start with its actual price, layout, floor and facing. Then compare what the same total budget could buy in another new launch or resale condo. Similar psf figures can hide very different amounts of usable space and different living experiences.

For own stay, consider whether the location and daily comfort justify the premium. For investment, assess rental expectations, costs, future competition and who might buy from you later.

• Buy if the specific unit and price fit your plan.
• Look elsewhere if another property better meets your needs and budget.
• Wait if current options fall short, with a clear idea of what you want to reassess.

Conclusion: Buy the Unit, Not the Launch Hype

Thomson Reserve’s strong launch sales tell us buyers were interested. They do not tell us whether every remaining unit is worth its asking price.

Our approach is simple: choose attributes your future buyer can appreciate, set a price limit and compare alternatives before committing. A popular project still needs to make sense for your own purchase.

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