What We Don’t Like About Thomson Reserve After Visiting the Showflat…

Upper Thomson MRT.
Thomson Plaza.
Proximity to Ai Tong School.
A large site with extensive facilities.
And a wide selection of units from 2-bedroom apartments to large 5-bedroom suites.

But after visiting the showflat and studying the different layouts, our biggest takeaway wasn’t whether Thomson Reserve is a good or bad development.

It was this:

A good development doesn’t automatically mean every unit is a good buy.

There are quite significant differences between the layouts.

And depending on which unit you choose, something that looks relatively minor on the floor plan today could affect how you live in the home and potentially how future buyers perceive it later.

Here are some of the things we would pay attention to.

1. With 1,268 Units, Your Stack Matters

Thomson Reserve is a sizeable development.

There are 1,268 units spread across six residential towers, comprising four 21-storey towers and two 30-storey towers.

Scale isn’t necessarily a bad thing.

A larger development can support more facilities, landscaping and transaction activity.

But we wouldn’t choose a unit based purely on bedroom type.

Where the unit sits within the development matters too.

For example, some of the Classic Collection floors have around nine to ten units sharing a central lift core.

Would that bother everyone?

Probably not.

But if you’re paying a premium for a new home, it’s something worth understanding before choosing your stack.

Our general rule is simple:

Don’t just study the floor plan. Study how you actually arrive at your home.

2. An Unblocked View Can Come With A Trade-Off

One of Thomson Reserve’s selling points is its orientation towards greenery and more open views.

Naturally, those are the stacks many buyers may gravitate towards.

But there is something else we would check.

Afternoon sun.

A beautiful open-facing unit can still receive significant heat depending on its orientation.

And this is where buying property becomes more nuanced than:

Unblocked view = better unit.

Sometimes the better question is:

What am I giving up to get this view?

Would you accept more afternoon sun for greater openness?

Would another buyer make the same trade-off?

There isn’t one correct answer.

But it’s something we would want to know before choosing the unit, rather than discovering it after collecting the keys.

3. Two Similar-Sized 2-Bedroom Units Can Live Very Differently

This was one of the more interesting things we noticed.

Take the smaller 2-bedroom configurations.

On paper, two layouts may have similar sizes and the same number of bedrooms.

But the kitchen configuration can materially change how the apartment feels.

For us, a tuck-in or more enclosed kitchen arrangement can be more practical than having the kitchen completely exposed to the living and dining area.

Why?

Because in a compact apartment, every space has to perform multiple jobs.

Once cooking, dining and living all start competing for the same area, the home can feel smaller than its actual square footage.

This is why we don’t like analysing layouts purely by:

$PSF × size = value.

Two units with similar square footage can offer very different levels of functionality.

4. Don’t Pay For A “+Study” Without Asking What The Study Actually Does

This is probably one of the biggest lessons from the showflat.

Not every +Study is equally useful.

In one of the 2-bedroom + Study configurations, the study is integrated around the master-bedroom area.

That can look attractive because you’re technically getting an additional space.

But ask yourself:

What happens if I actually enclose it?

Does it compromise the openness of the master bedroom?

What happens to natural light?

Could it function independently as a proper work-from-home room?

Compare that with a study positioned closer to the entrance.

That space could potentially become:

a home office,
storage,
a small flexible room,
or simply an extension of the living area.

Same label:

2 Bedroom + Study.

Very different functionality.

That’s why we always say:

Don’t buy the label. Buy the function.

5. Bigger Doesn’t Always Mean Better

This becomes even more important as we move into the larger units.

Take the 3-bedroom configurations.

The 947 sqft 3-bedroom has several things we actually like, including a proper enclosed kitchen with natural ventilation.

But when moving into some of the larger configurations, we noticed something worth studying carefully:

circulation space.

A larger apartment might give you another 100 sqft on paper.

But where did those 100 sqft actually go?

If a significant portion is absorbed by:

longer entranceways,
corridors,
transition areas,
or spaces that are difficult to furnish,

then the additional square footage may not improve your daily living experience proportionately.

So whenever you’re considering paying for the next unit size up, don’t just ask:

How much bigger is it?

Ask:

What am I actually getting for the extra money?

That’s a very different calculation.

6. This Becomes Even More Important In The Luxury Collection

Once buyers move into Thomson Reserve’s larger Luxury Collection units, expectations naturally increase.

You’re no longer simply buying more bedrooms.

You’re paying for a different category of home.

And this is where we think product differentiation becomes important.

Some larger units offer features such as private lift access and more generous spaces.

But we would still ask:

Does this home actually feel meaningfully different from the unit below it?

Because specifications alone don’t create luxury.

For us, the stronger larger-unit configurations are the ones where the additional money creates something that is genuinely difficult to replicate in the smaller apartments.

That might mean:

better privacy,
more flexible family spaces,
a genuinely different master suite,
or a layout suitable for multi-generational living.

The higher the quantum becomes, the more demanding we would be about that differentiation.

So, Do We Dislike Thomson Reserve?

That’s not really the conclusion.

There are actually layouts and features within Thomson Reserve that we like.

The bigger point is that we wouldn’t buy Thomson Reserve simply because we like Thomson Reserve.

We would still need to choose:

the right layout,
the right stack,
and eventually, the right price.

That’s especially important in a large development.

Because years from now, when several owners put similar units onto the resale market, future buyers will have choices.

And that’s when the small decisions you make today can become much more important.

The kitchen you chose.

The amount of usable space.

The facing.

The study configuration.

The privacy.

And ultimately, how much you paid for all of it.

Our Biggest Takeaway After Visiting The Showflat

When you’re walking through a beautiful new-launch showflat, it’s very easy to ask:

Do I like this home?

We think there’s a second question worth asking:

Will someone else have a good reason to like my specific unit next time?

Because buying well isn’t simply about choosing a good project.

It’s about understanding which unit, which layout, which stack and at what price gives you the strongest combination of liveability today and options tomorrow.

That’s how we would approach Thomson Reserve.

Not:

Is Thomson Reserve good or bad?

But:

Which Thomson Reserve unit actually makes sense for you?

If you’re currently comparing Thomson Reserve or another new launch and aren’t sure where your own walk-away price should be, that’s exactly the kind of conversation we enjoy having.

We can look at your budget, the units you’re considering, competing projects and importantly, who might eventually buy the property from you.

No pressure to make a move. Just a clearer framework before you do.

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