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Jadescape or Thomson Three?

This is the kind of comparison Ken can prepare for two developments you are weighing. Jadescape and Thomson Three are both RCR resale condominiums in District 20. Jadescape completed later and is larger: completion 2022–23 (sources differ), lease from 2018, 1,206 homes. Thomson Three completed 2016–17 (sources differ), lease from 2012, 445 homes. In the 700–799 sq ft band the indicative price is about $1.74 million at Jadescape and about $1.61 million at Thomson Three. What does the difference reflect, and does it matter to you?

Prepared with AI assistance from public sources and URA transaction data to Sep 2026 (retrieved 5 Oct 2026). Not reviewed by Ken, and not his personal view. Where sources disagree, both values are shown and flagged. About this sample

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Who might prefer each

Choose it if you want…

Jadescape

  • A newer building.
  • On-site tennis courts.
  • A hawker centre closer.
  • A larger community.
  • Station access.

May not suit: buyers who put a supermarket within a shorter walk and a primary school nearer (distance only) first.

Thomson Three

  • A supermarket closer.
  • A primary school closer by.
  • A smaller development.
  • Station access.
  • Dining halls listed.

May not suit: buyers who put a newer building and on-site tennis courts first.

Each point is set out with its sources in Why someone would choose each, below.

What the price gap could mean

Different strengths, and a price gap the sales cannot explain on their own.

Jadescape is $171 psf (8%) above Thomson Three, before any adjustment for age. The useful question is what the gap reflects.

Jadescape$2,323 PSF700–799 sq ft · may suit buyers who want a newer building and on-site tennis courts
Thomson Three$2,152 PSF700–799 sq ft · may suit buyers who want a supermarket within a shorter walk and a primary school nearer (distance only)

Prices are median resale prices per sq ft for 700–799 sq ft homes, Oct 2025 to Sep 2026, from 23 and 7 sales. An indicative price is the middle of the size band times the median price per sq ft, not a median price. Resale sales only.

What to look into

Questions to put at a viewing.

What to ask about each, below

The full report continues below

Everything above, with the evidence behind it.

The assessment, trade-offs side by side, facilities and location with sources, the prices behind the comparison, and the method. Each fact carries a numbered source; where sources disagree, both values are shown.

How to read this page:FactDataKPT viewNot knownKenonly where Ken wrote it (none in this sample).Unlabelled analysis is KPT view, prepared with AI assistance. Small numbers link to dated sources.
Ken Tan

Ken Tan · The Property Guy

Group District Director, Huttons Asia
Property agent since 2007 · CEA R007903D

Does either suit your situation?

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Share the size you are looking at and what matters to you. Opens WhatsApp with a message you can edit. It never carries exact income, CPF, cash or debts.

AI-ASSISTED INTERPRETATION · from the sourced facts and sales below · not reviewed by Ken · not Ken's personal view

Different strengths, and a price gap the sales cannot explain on their own.

OverallJadescape suits buyers who put a newer building and on-site tennis courts first. Thomson Three suits buyers who put a supermarket within a shorter walk and a primary school nearer (distance only) first. The facts gathered do not put one clearly ahead; they show different strengths.KPT view
PriceMedian resale price per sq ft for 700–799 sq ft homes is $2,323 at Jadescape and $2,152 at Thomson Three, a difference of +$171 (+8%). They rest on 23 and 7 resales over the last 12 months. Not adjusted for age, size within the band, floor or condition.Data
Check firstThe exact unit's floor, facing and condition, and recent sales of the same unit type. Still open for this pair: building condition and upkeep, MCST finances and management, completion year or TOP date and walking distance to the nearest station.Not known

This assessment was prepared with AI assistance from the facts and sales on this page. Ken has not reviewed it, and nothing here is his personal view.

Which one

Why someone would choose each.

Where the sources clearly favour one, this says so. Where they differ or are silent, it says that instead of guessing.

Choose it if you want

Jadescape

  • A newer building.Completion: 2022–2312,13,14 Sources differ, against 2016–171,2,15 Sources differ for Thomson Three, so later on every source reviewed. Separately, its lease started in 2018 against 2012 (lease age 8 against 14 years). Prices on this page are not adjusted for either.Fact
  • On-site tennis courts.Listed for Jadescape (tennis courts)13,14,16; a source for Thomson Three says it has none3. Also listed for Jadescape but not in the sources reviewed for Thomson Three: a theatrette, virtual golf and a pets corner. A facility missing from a list is not proof that it is absent, so check on a visit.Fact
  • A hawker centre closer.Nearest hawker centre (Shunfu Mart13,14): 790 m14 Single source against 1,100 m15 Single source. Distances are listed by portals and not measured here. Shorter on every source reviewed.Fact
  • A larger community.1,206 homes against 4458,12,13,14. It also means more resales to compare: 67 in the last 12 months against 24, across all sizes.Data
  • Station access.Nearest station: Marymount (Circle Line)12,13,14,16, 350–700 m14,16 Sources differ. On the one listing both share (Stacked Homes directory): 700 m14 for Jadescape against 440 m15 for Thomson Three. Other sources differ, so treat the order as indicative. Which line serves your destination matters as much as the distance.Fact

May not suit: buyers who put a supermarket within a shorter walk and a primary school nearer (distance only) first.KPT view

Choose it if you want

Thomson Three

  • A supermarket closer.Nearest supermarket (FairPrice (Thomson Plaza)3,15,17): 90–470 m15,17 Sources differ against 650–900 m14,16 Sources differ. Distances are listed by portals and not measured here. Shorter on every source reviewed.Fact
  • A primary school closer by.Ai Tong School3,15 is 300–430 m3,15 Sources differ from Thomson Three against 1,200 m14 Single source from Jadescape, by portal listings. This is distance only: Primary 1 admission follows MOE's own rules, which this report does not assess.Fact
  • A smaller development.445 homes against 1,2061,2. Whether fewer homes feels different on the ground, in the lifts or at the pool, is not shown by any source reviewed. A weekend visit would show it.Fact
  • Station access.Nearest station: Upper Thomson (Thomson-East Coast Line)1,2,9,15, 410–440 m1,2,15,17 Sources differ. On the one listing both share (Stacked Homes directory): 440 m15 for Thomson Three against 700 m14 for Jadescape. Other sources differ, so treat the order as indicative. Which line serves your destination matters as much as the distance.Fact
  • Dining halls listed.Also listed for Thomson Three but not in the sources reviewed for Jadescape: dining halls. A facility missing from a list is not proof that it is absent, so check on a visit.Fact

May not suit: buyers who put a newer building and on-site tennis courts first.KPT view

Full side-by-side comparison beyond the price, with sources
Jadescape
Thomson Three
Completion and lease
Lease from 2018, lease age 8 yearsCalculatedCompletion: 2022–2312,13,14 Sources differ
Lease from 2012, lease age 14 yearsCalculatedCompletion: 2016–171,2,15 Sources differ
Size of community
1,206 homes8,12,13,14FactResales in the last 12 months, all sizes: 67Data
445 homes1,2FactResales in the last 12 months, all sizes: 24Data
Layouts
1 to 5 bedrooms, plus penthouses13,14FactTwo-bedrooms from 646 sq ft13,14 to 775 sq ft13,14Includes two-bedroom layouts inside the 700–799 sq ft band used for the pricesKPT view
1 to 4 bedrooms, plus 10 strata houses2,3,15FactTwo-bedrooms from 710 sq ft3,15,17 to 730–883 sq ft3,15 Sources differIncludes two-bedroom layouts inside the 700–799 sq ft band used for the pricesKPT view
Facilities
Listed: tennis courts, a 50 m pool, a children's pool, a gym, sauna or steam rooms, a karaoke room, BBQ pits, a playground, a theatrette, virtual golf, a function or multi-purpose room and a pets cornerFactNot in the sources reviewed: dining hallsNot listed
Listed: a children's pool, a gym, sauna or steam rooms, a karaoke room, BBQ pits, a playground, a function or multi-purpose room and dining hallsFactStated absent in a source: tennis courts3FactNot in the sources reviewed: a theatrette, virtual golf and a pets cornerNot listedNot settled by the sources: a 50 m poolNot known
Getting around
Nearest station: Marymount (Circle Line)12,13,14,16, 350–700 m14,16 Sources differNext: Upper Thomson (Thomson-East Coast Line)12,14, 1,100 m14 Single sourceTwo road exits, one on Shunfu Road and one on Marymount Road16 2020 review
Nearest station: Upper Thomson (Thomson-East Coast Line)1,2,9,15, 410–440 m1,2,15,17 Sources differNext: Bright Hill (Thomson-East Coast Line)1,2,9,15, 560–1,000 m1,2,15 Sources differOne main entrance, on a single-lane road; a side gate leads to Sin Ming Avenue3 2017 review
Everyday amenities
Supermarket: Sheng Siong14,16, 650–900 m14,16 Sources differHawker centre: Shunfu Mart13,14, 790 m14 Single source
Supermarket: FairPrice (Thomson Plaza)3,15,17, 90–470 m15,17 Sources differHawker centre: Shunfu Mart15, 1,100 m15 Single sourceThomson Plaza, with a supermarket, is directly across the road3 2017 review
Schools (distance only)
Ai Tong School14 Single source, 1,200 m14 Single source. Admission is not assessed.
Ai Tong School3,15, 300–430 m3,15 Sources differ. Admission is not assessed.
Living experience
Not assessed here. Views, noise and how busy the grounds feel depend on the stack, floor and time of day; see the viewing questions.Not known
Not assessed here. Views, noise and how busy the grounds feel depend on the stack, floor and time of day; see the viewing questions.Not known
Condition and upkeep
Building condition Not knownMCST position Not known
Building condition Not knownMCST position Not known
Developer
Qingjian Realty (Marymount) Pte Ltd12,13,14
UOL and SingLand joint venture2,3

Sizes, facilities and distances come from portal pages and dated reviews, not floor plans or official records. Where a dated review is cited, it is for a factual detail only, with its date.

What the differences mean

How each difference may bear on a decision.

Considerations drawn from the sources above. Where the sources cannot settle something, it is a question, not a claim.

Completion and lease

Jadescape completed in 2022–23 and Thomson Three in 2016–17; the sources differ on the exact years, so the buildings are roughly 5 to 7 years apart. Separately, the leases started 6 years apart (2018 and 2012), and about 91 and 85 of 99 years remain. How much the difference matters depends on how long you plan to hold and how you will finance the purchase. The medians on this page are not adjusted for it.KPT view

Size and facilities

Jadescape has 1,206 homes and Thomson Three has 445. More homes share the grounds and facilities in the larger project, and more resales give a firmer median (67 against 24 in the last 12 months). Jadescape lists tennis courts and a source says Thomson Three has none. Facilities are paid for through MCST fees. The sources give no fees for either project, so ask what they are and what they cover.KPT view

Getting around

The sources disagree about the walk to the nearest station, though on the one listing both share, Thomson Three is closer. Treat it as indicative. Their nearest stations are different ones, so which line serves your destination matters as much as the distance. Walk the route yourself at the time you would commute.KPT view

Daily life nearby

Thomson Three lists the nearer supermarket. Jadescape lists the nearer hawker centre. Thomson Three lists the nearer primary school, by distance only. All are portal listings, not measured here.KPT view

Trade-offs

What you gain, and what you may give up.

Each choice trades one set of strengths for another. This is a reading of the sources gathered, not a ranking.

ChoosingJadescape

You gain

  • A newer building. Completed 2022–23 at Jadescape, 2016–17 at Thomson Three (sources differ on the exact years)
  • On-site tennis courts. Tennis courts listed at Jadescape; a source says Thomson Three has none
  • A hawker centre closer. Nearest hawker centre: 790 m14 Single source at Jadescape, 1,100 m15 Single source at Thomson Three
  • A larger community. 1,206 homes at Jadescape, 445 at Thomson Three

You may give up

  • A supermarket closer. Nearest supermarket: 90–470 m15,17 Sources differ at Thomson Three, 650–900 m14,16 Sources differ at Jadescape
  • A primary school closer by. Ai Tong School3,15: 300–430 m3,15 Sources differ at Thomson Three, 1,200 m14 Single source at Jadescape
  • A smaller development. 445 homes at Thomson Three, 1,206 at Jadescape

ChoosingThomson Three

You gain

  • A supermarket closer. Nearest supermarket: 90–470 m15,17 Sources differ at Thomson Three, 650–900 m14,16 Sources differ at Jadescape
  • A primary school closer by. Ai Tong School3,15: 300–430 m3,15 Sources differ at Thomson Three, 1,200 m14 Single source at Jadescape
  • A smaller development. 445 homes at Thomson Three, 1,206 at Jadescape

You may give up

  • A newer building. Completed 2022–23 at Jadescape, 2016–17 at Thomson Three (sources differ on the exact years)
  • On-site tennis courts. Tennis courts listed at Jadescape; a source says Thomson Three has none
  • A hawker centre closer. Nearest hawker centre: 790 m14 Single source at Jadescape, 1,100 m15 Single source at Thomson Three
  • A larger community. 1,206 homes at Jadescape, 445 at Thomson Three

The sales evidence

What the transactions support, and what they cannot show.

The same comparison in each size band and window. Each figure shows how many sales stand behind it.

+8%Jadescape against Thomson Three, 700–799 sq ft, last 12 months7 sales at Thomson Three, the thinner side. Small sample
+12%Same comparison, 1,000–1,199 sq ft, last 12 months9 sales at Thomson Three, the thinner side. Small sample
6Years apart in lease start (lease age, not building age). Completion: 2022–23 against 2016–17, sources differ. Prices are not adjusted for either.Calculated from the transactions

The sales supportWhat can be said

  • In every size band and window with enough sales, the median price per sq ft is higher at Jadescape. The direction does not change between views. That includes the separately labelled 24-month view in the evidence section. Some of these rest on small samples, flagged in the cards above.Data
  • Both projects trade: 67 resales at Jadescape and 24 at Thomson Three in the last 12 months, across all sizes.Data
  • The leases started 6 years apart (2018 and 2012), as recorded in the transactions. This is lease age; completion dates come from other sources and are shown separately.Calculated

The sales cannot showWhat to keep open

  • Why the gap exists. Age, size, facilities, floor, facing and condition all differ between the two, and none is adjusted for.KPT view
  • Whether any particular unit is fairly priced. Only the exact unit, set against recent sales of the same unit type, can show that.KPT view
  • The Thomson Three median is a rough guide. It rests on 7 resales in the 700–799 sq ft band over the last 12 months. A few sales move a median. Small sample
  • The longer view pools windows. It includes older prices, so it is shown separately and never mixed with the 12-month figures.KPT view
  • What happens next. These are past sales, not a forecast. Nothing here claims appreciation potential, rental demand or resale ease.KPT view
  • Condition and upkeep. Building condition, upkeep and MCST finances are not known from public sources for either project.Not known

Prices

The medians behind the comparison.

Resale transactions only, in 12 months to Sep 2026. Each window is shown on its own and never pooled unless a table says so.

Primary: 700–799 sq ft, last 12 months (Oct 2025 to Sep 2026)

ProjectMedian price per sq ftSales behind itSample
Jadescape$2,32323No warning
Thomson Three$2,1527Small sample
Difference: Jadescape minus Thomson Three+$171+8%per sq ft, not adjusted

Secondary: 1,000–1,199 sq ft, last 12 months (Oct 2025 to Sep 2026)

ProjectMedian price per sq ftSales behind itSample
Jadescape$2,58912No warning
Thomson Three$2,3149Small sample
Difference: Jadescape minus Thomson Three+$275+12%per sq ft, not adjusted

A median is the middle sale. With a few sales one unusual unit can move it. The size band is half open and measured from the transaction's floor area.KPT view

Which describes you

What matters most to you?

Pick one. This is a reading of the facts above, not a recommendation for you.

KPT view

Jadescape on the facts gathered

Jadescape is the newer building: completed 2022–23 against 2016–17 (sources differ on the exact years). Its lease also started 6 years later, 2018 against 2012. The prices on this page are not adjusted for either, so both may be part of what the price gap reflects. How that matters to you, for the lease you would hold and for resale, is not shown by these figures.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Jadescape on the facts gathered

Listed for Jadescape and not for Thomson Three: tennis courts, a theatrette, virtual golf and a pets corner. Listed for Thomson Three and not for Jadescape: dining halls. A list is not a full inventory, and size and upkeep are not compared.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Split between the two

Nearest supermarket: 90–470 m15,17 Sources differ from Thomson Three against 650–900 m14,16 Sources differ. Nearest hawker centre: 790 m14 Single source from Jadescape against 1,100 m15 Single source. Portal distances, not measured here.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Cannot be ranked

Nearest station: Marymount (Circle Line)12,13,14,16 for Jadescape, 350–700 m14,16 Sources differ; Upper Thomson (Thomson-East Coast Line)1,2,9,15 for Thomson Three, 410–440 m1,2,15,17 Sources differ. On the one listing both share (Stacked Homes directory): 700 m14 for Jadescape against 440 m15 for Thomson Three. Other sources differ, so treat the order as indicative. Walk both, and check which line serves your destination.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Thomson Three on the facts gathered

Ai Tong School3,15 is listed 300–430 m3,15 Sources differ from Thomson Three against 1,200 m14 Single source from Jadescape. Distance only: Primary 1 admission follows MOE's rules, which this report does not assess. Check MOE's own tools for the address.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Jadescape on the facts gathered

Jadescape has 1,206 homes against 445. If you would rather have the smaller development, the reverse holds. Neither size is better in itself.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

KPT view

Thomson Three has the lower median

Median price per sq ft in the 700–799 sq ft band: $2,152 at Thomson Three against $2,323 at Jadescape. A lower price per sq ft is not the same as better value: age, size, floor and condition differ and are not adjusted for.

Your own priorities, budget and timing can change this. Ask Ken to apply it to your situation.

Not sure which describes you? Ask Ken →

Before you decide

Questions to put at a viewing.

The facts above cannot answer these. A visit, the MCST papers and recent sales of the exact unit can.

Floor and stackHigher floors and different stacks price differently. Ask which stack the asking price assumes.
Facing and noiseView, noise and afternoon sun depend on the stack. Visit at the time of day you will be home.
Condition and MCSTNot known from public data for either project. Ask for the MCST accounts and recent minutes.
Recent salesCompare with recent sales of the same unit type; the medians here mix floors and layouts.
The walk to the stationDistances differ between sources. Walk it yourself at the time you would commute.
How busy the facilities areMore homes share the same grounds in a larger project. Visit at a weekend peak.
Entrances and trafficCheck the entrances and the roads outside them at the hour you would leave for work.
Road noiseAsk which stacks face the main roads, and visit at the time of day you will be home.
SchoolsDistance is listed, not eligibility. Primary 1 admission follows MOE's rules, so check MOE's own tools.
Layouts you would actually buySizes come from portal lists, not floor plans. Ask for the plan of the exact unit.
Weighing another condo? Ask Ken to compare →

Where this leaves you

Lean one way if this is you. Keep the gap open either way.

A reading of the facts gathered, not a recommendation for your situation.

Lean towardsJadescape

  • You put a newer building first.
  • You put on-site tennis courts first.
  • You put a hawker centre within a shorter walk first.

Lean towardsThomson Three

  • You put a supermarket within a shorter walk first.
  • You put a primary school nearer (distance only) first.
  • You put a smaller development first.

The price gap is the same open question either way: what it reflects, and whether that matters to you. The sales cannot answer it, and neither project is better value in itself. What would settle it is the exact unit, its asking price and recent sales of the same unit type, along with building condition and upkeep, MCST finances and management, completion year or TOP date and walking distance to the nearest station.KPT view

For advanced users

The data, sources and method.

Everything above comes from these sections. Each is closed until opened.

Completion and lease lease start and lease age from the transactions; completion from sources

The leases started 6 years apart. Lease age is counted from the lease start recorded in the transactions; it is not building age. Completion years come from the sources and differ between them, so every value is shown. Prices are not age-adjusted: this page does not estimate what either gap is worth.

JadescapeThomson Three
Lease starts20182012
Lease age, counted from lease start to 20268 years14 years
Lease length99 years99 years
Difference in lease age6 years
Completion, as given by sources2022–23 Sources differ12,13,142016–17 Sources differ1,2,15
Homes1,2068,12,13,144451,2
Building conditionNot knownNot known
MCST and upkeepNot knownNot known
How often homes trade resales of all sizes

Counts of resales of all unit sizes. A project with few sales gives a less reliable median.

All unit sizesJadescapeThomson Three
Resales, last 12 months6724
Resales, five years248134
Months with a resale, of 603755
Five 12-month periods table and chart

Median resale price per sq ft for 700–799 sq ft homes in each of five consecutive 12-month periods. The periods do not overlap and are not pooled. A period with very few sales is marked thin.

12-month periodJadescapeSalesThomson ThreeSalesDifference
Oct 21 to Sep 22Not known0$1,73515Not known
Oct 22 to Sep 23$2,1122$1,9346thin
Oct 23 to Sep 24$2,18529$2,0328+8%
Oct 24 to Sep 25$2,25742$2,05610+10%
Oct 25 to Sep 26$2,32323$2,1527+8%
$1,600$1,800$2,000$2,200$2,400Oct 21–Sep 22Oct 22–Sep 23Oct 23–Sep 24Oct 24–Sep 25Oct 25–Sep 26Median resale price per sq ft, homes of 700–799 sq ft, by 12-month periodJadescape $2,323Thomson Three $2,152
JadescapeThomson ThreeHollow dot = thin period

Source: URA transactions, data to Sep 2026.

Longer view: 24 months pooled, shown separately

This view pools two 12-month windows (Oct 2024 to Sep 2026). It is shown for context only and is never mixed with the 12-month figures above. A longer window gives more sales but includes older prices.

700–799 sq ft

ProjectMedian price per sq ftSales behind itSample
Jadescape$2,27465No warning
Thomson Three$2,07717No warning
Difference: Jadescape minus Thomson Three+$197+10%per sq ft, not adjusted

1,000–1,199 sq ft

ProjectMedian price per sq ftSales behind itSample
Jadescape$2,54120No warning
Thomson Three$2,27915No warning
Difference: Jadescape minus Thomson Three+$262+11%per sq ft, not adjusted
Unit mix reference only, not verified

Homes by bedroom type for Jadescape and Thomson Three come from one secondary source each. The counts add up to the stated total where shown, but no official source was available to confirm them. They are for reference only and are not used in any calculation.

Unit mixJadescape14Thomson Three
1-bedroom236Not known
2-bedroom403Not known
3-bedroom265Not known
4-bedroom261Not known
5-bedroom39Not known
Penthouse2Not known
Facts, sources and conflicts numbered sources
  1. 99.co, Thomson Three: TOP 1 Jan 2017, 445 units, tenure, facilities, MRT 438 m (Upper Thomson) and 623 m (Bright Hill).
  2. PropertyGuru listing, Thomson Three: developer, TOP given as both 2016 and Sept 2017, 445 units (435 plus 10 strata), MRT 410 m and 560 m. Conflict: completion year. Conflict: see the project record.
  3. Stacked Homes review, Thomson Three, 18 Aug 2017: cited for factual details only (unit mix, facilities, the entrance and side gate, Thomson Plaza across the road, Ai Tong School). Dated, and its unit counts add to 344, not 435, so the mix may be incomplete. The reviewer's opinions are not used.
  4. Stacked Homes, 28 Sep 2026: Cited for the Jadescape home count only. The rest of that article is not used. Conflict: see the project record.
  5. LTA factsheet: Thomson–East Coast Line Stage 2, including Bright Hill and Upper Thomson, from 28 Aug 2021.
  6. URA transactions: URA transactions in KPT's data, Oct 2021 to Sep 2026. Contains information from URA private residential transaction data (PMI_Resi_Transaction) accessed on 5 Oct 2026 from the URA Data Service, which is made available under the terms of the Singapore Open Data Licence version 1.0 (https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence). Analysis and derived statistics by Groundwork. Not endorsed by URA.
  7. EdgeProp, Jadescape project page: Developer Qingjian Realty (Marymount) Pte Ltd, 1,206 units, 99-year lease from 19 Jun 2018, completion given as 2022, Shunfu Road, District 20. Unit mix section empty. Retrieved 2026-10-08. Conflict: see the project record.
  8. PropertyGuru, JadeScape project page: Developer Qingjian Realty (Marymount) Pte Ltd, 1,206 units, 99-year leasehold, District 20. Completion year given as 2023, no TOP date. Retrieved 2026-10-08. Conflict: see the project record.
  9. Stacked Homes directory, Jadescape: 1,206 units, 99-year lease from 19 Jun 2018, completion year 2023 (no TOP date). Unit mix by bedroom type: 236, 403, 265, 261, 39 and 2 penthouses, adding to 1,206. Single source for the mix. Retrieved 2026-10-08. Conflict: see the project record.
  10. Stacked Homes directory, Thomson Three: Address, 445 units, lease from 7 Nov 2012, completed 2016, developer vehicle, layout list with named sizes, walking distances to stations (Upper Thomson 440 m, Bright Hill 1.0 km, Marymount 1.5 km), Ai Tong School 430 m, FairPrice 470 m, Shunfu Mart 1.1 km. The page lists no facilities and no reviewer text. Retrieved 2026-10-08. Conflict: see the project record.
  11. Stacked Homes review, Jadescape (28 Jun 2020): Review article written in 2020, cited for factual details only: facilities, the two road exits and distances (Marymount MRT 350 m, Sheng Siong 650 m). Dated: figures are as of 2020. The reviewer's opinions are not used. Its completion year is inconsistent (2022 and 2023). Retrieved 2026-10-08. Conflict: see the project record.
  12. 99.co, Thomson Three (re-read 8 Oct 2026): Same page as source 1, re-read for layouts (2-room from 710 sq ft), the eight listed facilities, and nearby supermarkets and parks. Its station distance is given three ways (300 m, 435 m and six minutes) and its unit mix table does not add to 445. Retrieved 2026-10-08. Conflict: see the project record.

Portal pages are not official records. Reviews and listings are dated. Where sources disagree the figure is flagged and both values are kept in the project record.

Method what is counted and how
  • Source: URA private residential transactions, data to Sep 2026.
  • Property types: condominium and apartment. Sale type: resale only. Sub-sales and new-launch sales are excluded.
  • Size band: floor area in sq ft, lower edge included and upper edge excluded, converted from square metres.
  • Median price per sq ft: the middle transaction price per sq ft in the band and window. With an even count, the average of the two middle sales.
  • Lease age: the year of the latest data month minus the lease start year recorded in the transactions. It is not building age; completion (TOP) is shown separately from sources. Freehold and very long leases are not aged.
  • Thin: fewer sales than the sample rule needs, shown instead of a percentage difference. Small sample: still shown, with a warning.
  • No adjustment is made for age, floor, facing, condition, remaining lease or exact size.

About this sample

What this is, and what it is not.

An illustrative example of detailed KPT research, shown so you can see what a deeper comparison looks like. It is not a recommendation for you.

Verified and sourced

  • Prices and sales counts are calculated from URA private residential transactions, data to Sep 2026.
  • Project facts carry numbered sources. Where sources disagree, both values are shown and flagged as Sources differ.
  • Facilities, layouts and distances come from portal pages and dated reviews, not official records or measurements.

Interpretation

  • The assessment, "who each may suit", trade-offs and conclusions were prepared with AI assistance by fixed rules from the facts above.
  • Ken has not reviewed this sample. Nothing in it is his personal view or recommendation.
  • Older reviewers' opinions are not included. Where a dated review is cited, it is for a factual detail only, such as an entrance or a facility.

Limits

  • No official completion (TOP) date or unit mix was available. Sources give different completion years, so every value is shown and flagged. "Lease age" counts from the lease start and is not building age.
  • Building condition, upkeep and MCST finances are not known for either project.
  • Prices are not adjusted for age, floor, facing or condition, and nothing here is a valuation or forecast.
  • Research depth depends on the information available for each development, so another comparison may cover less, or different, ground.

Your shortlist

Want a deeper comparison for your shortlisted properties?

If you are weighing two developments of your own, Ken can look at them in more detail, based on what matters to you. How far it goes depends on the information available for each.

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Ken Tan
Ken TanThe Property Guy · Group District Director, Huttons Asia · Property agent since 2007 · CEA R007903DLive on TikTok most nights, 8–9.30pm

Ken Tan · The Property Guy · Property agent since 2007
Contact: +65 9090 8898 · CEA Registration No. R007903D · Huttons Asia Pte Ltd · CEA Licence No. L3008899K

Contains information from URA private residential transaction data (PMI_Resi_Transaction) accessed on 5 Oct 2026 from the URA Data Service, which is made available under the terms of the Singapore Open Data Licence version 1.0. Analysis and derived statistics by Groundwork. Not endorsed by URA.