First new condo in the Thomson Road enclave since 2010
Thomson Lane Residencesat 8 Thomson Lane, District 11 Singapore
776 planned homes on a 105-year leasehold, on the former Chequers Hotel site off Thomson Road. The land sold for $578 million in August 2026.
Artist's impressions for illustration only. Official name, design and site plan not yet released.
Project overview
What is Thomson Lane Residences?
Thomson Lane Residences is the provisional name for the upcoming condominium at 8 Thomson Lane (formerly 418 Thomson Road) in District 11, Singapore. A Sustained Land-led consortium bought the 203,073 sq ft site for $578 million in August 2026 and plans 776 homes on a 105-year leasehold. Launch is estimated for 2027. The developer has not yet released an official project name.
Artist's impression, illustrative only. The developer has not published an official design.
SL Capital (9) Pte Ltd, a Sustained Land-led consortium
Tenure
105-year leasehold (start date not disclosed)
Site area
203,073 sq ft (18,859.2 sqm)
Planned units
776
Height
More than 36 storeys
Land price
$578 million, option exercised 11 Aug 2026
Land cost psf ppr
$1,297, incl. estimated betterment charge
Nearest open MRT
Toa Payoh NS19, approx. 760 m straight-line
Expected launch
2027 (estimate)
Expected TOP
Around 2031 (estimate)
Sources: EdgeProp Singapore, 20 August 2026, reporting the site's information memorandum and a title search; EdgeProp land sales record (sold and awarded 17 August 2026). Launch and TOP years are estimates, not developer dates.
Latest news
Latest news on 8 Thomson Lane
Every confirmed milestone for the site, from planning approval to launch. Last updated: .
A consortium led by Sustained Land, buying as SL Capital (9) Pte Ltd, paid $578 million for 8 Thomson Lane and exercised its option on 11 August 2026. EdgeProp estimates a further $436 million land betterment charge, taking total land cost to about $1.014 billion, or $1,297 psf per plot ratio. The seller, Chequers Properties, keeps the freehold title. Source: EdgeProp Singapore, 20 August 2026.
$578M
Purchase price
Private treaty sale, not a GLS tender
$1,297psf per plot ratio, including the estimated betterment charge, over a maximum GFA of 781,830 sq ft
$436MEstimated land betterment charge for changing the site from hotel to residential use (EdgeProp, at rates effective 1 March 2026)
Singapore developer founded in 2006; projects include 3 Cuscaden, Sky Everton, One Meyer and The Sen
SL Capital Ventures
27%
Investment vehicle wholly owned by Sustained Land founder Douglas Ong
Kay Lim Holdings
12%
Construction and property development group
Undisclosed partner
10%
Not disclosed
Source: EdgeProp Singapore, 20 August 2026, citing a property title search and ACRA records. The site was sold by invitation-only private treaty, marketed by Colliers and Cushman & Wakefield.
Offers closed 28 Oct 2025Option exercised 11 Aug 2026776 homes plannedLaunch estimated 2027
Timeline
Thomson Lane Residences timeline
Sixteen years separate the enclave's last new launch and this one. Confirmed dates are marked; later milestones are estimates.
Jan 2007
Sky@eleven launches at $975 psf
273 freehold units on Thomson Lane, fully taken up within 30 hours.
Jan and Jul 2010
Cube 8 and 368 Thomson launch, then nothing for 16 years
Cube 8 (177 units, $1,250 psf) sold 85% on its first weekend. 368 Thomson (157 units, $1,350 psf) was the enclave's last new condo launch.
Aug 2025
URA refuses an office scheme, then approves homes in principle
Plans for a four-storey office podium and 28-storey office and medical tower were refused. In-principle approval followed for residential use at a gross plot ratio of 3.5, up from 2.1 under the hotel zoning.
11 Aug 2026
Sustained Land consortium exercises its $578 million option
EdgeProp records the site as sold and awarded on 17 August 2026, with 776 homes planned.
Next expected
Official name, site plan and unit mix
None has been announced. Register to receive each one as the developer publishes it.
2027, estimate
Preview and launch window
IRAS remits most of a housing developer's 40% ABSD on land only if the project is completed and fully sold within five years of purchase. With the land bought in August 2026, that points to an early launch.
2029, LTA target
North-South Corridor tunnel opens
Traffic moves underground and Thomson Road's surface gains bus lanes, a cycling route to the city and wider footpaths.
2030, target
Toa Payoh Integrated Development opens
A regional sport centre, larger polyclinic, public library and town park on 12 hectares next to the PIE.
Around 2031, estimate
Estimated TOP
Tied to the same five-year completion condition. The developer has not published a completion date.
Sources: EdgeProp Singapore (20 Aug 2026), LTA North-South Corridor project page, Sport Singapore, IRAS ABSD (Housing Developers) conditions. Estimated dates are not developer-confirmed.
From a 1940s bungalow to Chequers Hotel and Europa Country Club, to the planned Thomson Lane Residences towers.
About the site
Why is 8 Thomson Lane such a rare site?
8 Thomson Lane is the first new private condominium site in the Thomson Lane and Thomson Road enclave since 368 Thomson launched in July 2010, and the land has never held homes before.
A colonial-style country bungalow stood here from at least the 1940s. It became Chequers Hotel, popular in the 1950s and 1960s, which closed in April 1985. The land then became the Europa Country Club Resort until March 2006, and later an international school campus. For about eighty years it has been a Thomson Road landmark that nobody could live on.
The consortium did not buy a Government Land Sales parcel. It bought a 105-year leasehold interest from Chequers Properties, a company linked to the family of the late Lee Kong Chian, which keeps the freehold. That makes the tenure unusual: longer than the usual 99-year lease, but short of the freehold held by every neighbouring project.
Bigger than the last three launches combined
Sky@eleven (273 units), Cube 8 (177) and 368 Thomson (157) add up to 607 homes. Thomson Lane Residences alone plans 776, in towers of more than 36 storeys and possibly above 40. On a ridge with mostly low-rise surroundings, upper floors could look out towards MacRitchie and the city skyline. That is the developer's stated potential; no site plan has confirmed block orientation or views.
Sources: EdgeProp Singapore, 20 August 2026; The Business Times, 18 August 2026. Unit counts from EdgeProp project records.
Toa Payoh MRT (NS19), the nearest operating station to Thomson Lane Residences.
Location and connectivity
Where is Thomson Lane Residences, and how close is the MRT?
Thomson Lane Residences sits at 8 Thomson Lane, off Thomson Road beside the Pan-Island Expressway. The nearest working MRT station is Toa Payoh (NS19), about 760 m away in a straight line. Mount Pleasant (TE10) is closer at 620 m, but it is built and not yet open.
Three rail lines run within about 1.1 km: the North-South Line at Toa Payoh and Novena, and the Thomson-East Coast and Circle Lines at the Caldecott interchange. Walking routes are longer than the straight-line figures, because the site is bounded by Thomson Road and the PIE. For a household that drives, this is a well-placed address. For one that relies on walking to a train every day, it is a compromise, and it is best to walk the route before deciding.
MRT stations near 8 Thomson Lane
Station
Line
Code
Straight-line distance
Status
Mount Pleasant
Thomson-East Coast
TE10
approx. 620 m
Built, not open. No date announced
Toa Payoh
North-South
NS19
approx. 760 m
Open
Caldecott
Thomson-East Coast, Circle
TE9 / CC17
approx. 860 m
Open, interchange
Novena
North-South
NS20
approx. 1,120 m
Open
Braddell
North-South
NS18
approx. 1,310 m
Open
Straight-line distances calculated from the site coordinate on EdgeProp's LandLens record (1.33011°N, 103.84094°E) to each station's published coordinate. They are not routed walking distances. Station status: LTA Thomson-East Coast Line project page, which says Mount Pleasant will open in tandem with the completion of developments in the area.
The site pin sits where Thomson Road meets the Pan-Island Expressway, with Caldecott MRT to the north, Toa Payoh MRT to the east and the unopened Mount Pleasant MRT to the south-west. Illustrative map, not to scale.
What will change on Thomson Road by 2029?
The North-South Corridor tunnel between Lentor Avenue and the East Coast Parkway is due in 2029, according to LTA. Once traffic moves below ground, the Thomson Road surface is to be repurposed with bus lanes, a cycling trunk route towards the city and wider footpaths. The corridor's northern viaduct section is due first, in 2027. Tunnelling along this stretch will mean construction activity nearby until then, which ends before the estimated TOP.
Mount Pleasant MRT is the larger unknown. It is structurally complete on the Thomson-East Coast Line, sits closer to the site than either working station, and would link directly to Orchard and Marina Bay. LTA has tied its opening to the new Mount Pleasant housing estate and has not given a date, so treat it as possible upside rather than a planned benefit.
Pan-Island ExpresswayAlong the site's southern edge, running east to Changi and west to Tuas.
Thomson RoadDirect frontage, south to Novena, Newton and Orchard.
Central ExpresswayA short drive via Thomson Road or Braddell Road, towards the CBD and Seletar.
Lornie HighwayVia Thomson Road and Adam Road, towards Bukit Timah and the west.
Get the Thomson Lane Residences e-brochure on WhatsApp
Register once and the e-brochure is sent to your WhatsApp. You will also receive each official release as the developer makes it:
The official project name
Site plan, block orientation and floor plans
The price list and unit mix
Preview dates and showflat appointment slots
Artist's impression of the Mount Pleasant estate, one of three funded projects taking shape near the site.
Neighbourhood plans
What is being built around Thomson Lane?
Three funded government projects are under way within about 1.5 km of Thomson Lane Residences: the Mount Pleasant housing estate, the Toa Payoh Integrated Development and the North-South Corridor. Construction has started on each, so none of this relies on a proposal.
Committed projects near 8 Thomson Lane
Project
Target
What it brings
Mount Pleasant estate (33 ha, former Old Police Academy)
First BTO launched Oct 2025
About 6,000 HDB flats across four BTO projects, a car-lite layout and six conserved police heritage buildings
Toa Payoh Integrated Development (12 ha)
2030
Regional sport centre with stadium and pools, a larger polyclinic, public library and regional park. The old stadium was demolished in August 2024
North-South Corridor
2027 viaduct, 2029 tunnel
Bus lanes, a cycling trunk route and wider footpaths along Thomson Road
For a future resale buyer, the neighbourhood around 8 Thomson Lane in the early 2030s should look different from today: a new public estate to the west, a sports and healthcare hub about a kilometre away, and a calmer, bus-and-bike Thomson Road. The Mount Pleasant flats also mean some of today's low-rise outlook to the west will not stay low-rise, which matters when the site plan shows which stacks face that way.
Sources: HDB, "HDB Unveils Masterplan for Mount Pleasant" (September 2025); Sport Singapore on the Toa Payoh Integrated Development; LTA North-South Corridor project page.
The 8 Thomson Lane site today, beside the Pan-Island Expressway.
Price guide
How much will Thomson Lane Residences cost?
No price list has been released for Thomson Lane Residences. The known figure is the land cost: $578 million plus an estimated $436 million betterment charge, or about $1,297 psf per plot ratio. EdgeProp estimates the developer's all-in breakeven at about $2,405 psf, and launch prices are normally set above breakeven.
The breakeven estimate matters because of what surrounds the site. Freehold Sky@eleven, the immediate neighbour, averaged $2,377 psf over the past 12 months. So even before any developer margin, Thomson Lane Residences starts at the top of what this street has achieved, for a leasehold product.
Estimated development cost for 8 Thomson Lane
Cost item
$ million
$ psf ppr
Basis
Land purchase price
578.0
739
Confirmed
Land betterment charge
436.0
558
Estimate, rates from 1 Mar 2026
Construction
426.9
546
Estimate
Land financing
159.7
204
Estimate
Professional, legal and taxes
172.9
221
Estimate
Marketing and other
106.4
136
Estimate
Estimated total (breakeven)
1,879.9
2,405
Estimate
Cost lines from EdgeProp Singapore's land sales record for 8 Thomson Lane. The psf column divides each line by the 781,830 sq ft maximum gross floor area and reconciles to EdgeProp's $2,405 breakeven within rounding. Only the purchase price is confirmed.
Resale prices on the same street
Project
Tenure
Avg psf, last 12 months
Sky@eleven (2010)
Freehold
$2,377
Cube 8 (2013)
Freehold
$2,173*
Pavilion 11
Freehold
$2,121
368 Thomson (2014)
Freehold
$1,848
EdgeProp project records, 12 months to August 2026. *Cube 8 is a single caveat from July 2026. Year shown is completion.
Recent land rates for comparison
Site
Region
Land psf ppr
Dunearn Road Parcel 2
CCR
$1,625
Holland Plain
CCR
$1,491
Holland Link
CCR
$1,432
Dunearn House site
CCR
$1,410
8 Thomson Lane
CCR
$1,297
URA tender award notices 2025 to 2026, cross-checked with EdgeProp. Dunearn House launched in July 2026 at an average of $3,140 psf and sold 56% of units on launch weekend.
Tenure explained
What does a 105-year leasehold mean for buyers?
Thomson Lane Residences comes with a 105-year leasehold, carved out of a freehold title that the seller keeps. That is six years more lease than a standard 99-year government site, but it is still not freehold, and the lease start date has not been disclosed yet.
105-year lease compared
Typical GLS site
8 Thomson Lane
Freehold neighbours
Lease granted
99 years
105 years
In perpetuity
Years left at TOP
About 93 to 94
About 99 to 100, if the lease runs from 2026 (estimate)
Not applicable
Who owns the land after expiry
The State
Chequers Properties
The owners
Bank loans and CPF use
Standard
Standard, as the lease far exceeds the usual thresholds
Standard
Where the extra years help
On a 99-year government site, four to six years usually pass between land award and keys. Here that construction period comes out of a longer lease, so owners plausibly start with 99 to 100 years left. The benefit is felt most at the second resale, when remaining lease starts to affect loan and CPF limits for the next buyer.
Where it falls short
Sky@eleven, Cube 8, 368 Thomson and Pavilion 11 are all freehold, and a future buyer will compare against them. Singapore also has almost no 105-year resale record, so nobody can say yet what premium or discount the market will apply. Until the lease start date is in the sale documents, years remaining are an estimate.
Source: EdgeProp Singapore, 20 August 2026, reporting the 8 Thomson Lane information memorandum.
The investment case for Thomson Lane Residences at a glance.
Investment view
Is Thomson Lane Residences a good investment?
Thomson Lane Residences is better suited to a buyer planning to live in District 11 for ten years or more than to one chasing rental yield. The case for it is scarcity, a long lease and funded public projects nearby. The case against is price: estimated breakeven already sits above the freehold resale prices next door.
What this street's own record shows
Three projects on the same road, launched within four years of each other, produced very different returns. The address was the same. The entry price was not.
Launch price against today's resale price
Project
Launched
Launch psf
Recent psf
Yearly growth
Sky@eleven
Jan 2007
$975
$2,377
4.7%
Cube 8
Jan 2010
$1,250
$2,173
3.4%
368 Thomson
Jul 2010
$1,350
$1,848
2.0%
Launch prices: EdgeProp Singapore, 20 August 2026. Recent psf: EdgeProp 12-month averages (Cube 8 is one caveat). Yearly growth is compound annual growth from launch to August 2026, before costs. Past performance does not indicate future results.
Where the case is strong
No new condo has launched in this enclave since 2010, so a buyer who wants new stock on this street has no second option. Core Central Region non-landed prices rose 1.8% in the second quarter of 2026 while the Rest of Central Region fell 1.2%, and islandwide unsold inventory stood at 15,810 units, near a five-year low (URA, 24 July 2026). The Toa Payoh hub and the North-South Corridor both arrive before the estimated TOP.
Where the case is weak
Rental returns here are modest. Sky@eleven's rental yield is about 2.2% and Pavilion 11's about 2.6% (EdgeProp), while CCR vacancy was 8.3% in the second quarter of 2026, the highest of the three regions. Foreign buyers, once a meaningful share of this enclave, now pay 60% ABSD. Resale is also thin: Sky@eleven recorded 17 sales in three years across 273 units. And 776 new homes is a large supply for one street to absorb, with the developer working to a five-year sales deadline.
Comparison
Thomson Lane Residences vs Thomson Reserve
Thomson Lane Residences and Thomson Reserve are two separate projects that happen to share the Thomson name. Thomson Lane Residences is in District 11 near Novena with a 105-year lease; Thomson Reserve is in District 20 in Upper Thomson with a 99-year lease, and it is further along in the launch process.
Two Thomson projects side by side
Thomson Lane Residences
Thomson Reserve
Location
8 Thomson Lane, District 11 (CCR)
Bright Hill Drive, District 20 (Upper Thomson)
Developer
Sustained Land-led consortium
UOL Group, Singapore Land Group and CapitaLand
Tenure
105-year leasehold
99-year leasehold
Units
776 planned
1,268
Nearest MRT
Toa Payoh NS19, approx. 760 m straight-line
Upper Thomson TE8
Launch stage
Estimated 2027, no name or price list yet
Preview targeted for October 2026
Thomson Reserve details as publicly marketed in August 2026 and subject to the developer's confirmation. Choose Thomson Lane Residences for a District 11 address and a longer lease; Thomson Reserve suits buyers who want to be next to a working MRT station sooner.
Showflat preview
The Thomson Lane Residences showflat is not open yet
No preview date has been set. Register now and you will be told when the gallery opens, with priority access to appointment slots and the price list on release day.
Floor plans
Thomson Lane Residences floor plans
Official floor plans for Thomson Lane Residences have not been released, and neither has the unit mix. The developer plans 776 homes; the form below lets you register interest from 1 to 5 bedrooms.
Indicative layouts only. The plans below illustrate typical 2- to 5-bedroom configurations for reference. They are not the developer's plans for 8 Thomson Lane. Unit sizes, layouts and orientation will be confirmed when the official plans are published.
Indicative
2-Bedroom + Study
Sizes TBA at launch
Indicative
3-Bedroom
Sizes TBA at launch
Indicative
4-Bedroom
Sizes TBA at launch
Indicative
5-Bedroom
Sizes TBA at launch
Artist's impression. Actual views depend on the site plan.
Living here
Schools, hospitals and amenities near Thomson Lane Residences
Thomson Lane Residences is a District 11 address with Singapore's largest cluster of hospitals close by, established malls and food centres in every direction, and MacRitchie Reservoir to the north.
Healthcare
Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital and Thomson Medical Centre are all in the Novena belt. Toa Payoh's polyclinic is being relocated and enlarged as part of the 2030 integrated development.
Shopping
Velocity@Novena Square, Square 2, Zhongshan Mall and VIIO@Balestier, plus the Toa Payoh HDB Hub and Toa Payoh Mall.
Food
The Balestier heritage food strip, Whampoa Food Centre and the hawker centres of Toa Payoh Lorong 8.
Parks
MacRitchie Reservoir and the central catchment trails to the north, with a regional town park planned at Toa Payoh by 2030.
Primary schools
Schools in the surrounding Toa Payoh, Novena and Balestier area include CHIJ Primary (Toa Payoh), Kheng Cheng School, Marymount Convent School and Pei Chun Public School. The development has no registered address yet, so its 1 km and 2 km registration bands must be checked on MOE SchoolFinder once one is allocated.
Heritage
The Mount Pleasant estate next door keeps six conserved buildings from the Old Police Academy, and the Thomson Lane site itself carries eighty years of history as a bungalow, hotel and club.
Things to check at the preview
The site's southern edge faces the Pan-Island Expressway and Thomson Road runs along the frontage, so expect traffic noise on some stacks; visit at peak hour rather than a quiet Sunday. North-South Corridor tunnelling continues on Thomson Road until about 2029. Views towards MacRitchie and the skyline are the developer's stated potential and should be checked against the site plan when it is released.
FAQ
Thomson Lane Residences FAQ
Straight answers to the questions buyers ask most about 8 Thomson Lane. Last updated: .
What is Thomson Lane Residences?
Thomson Lane Residences is the provisional name for the upcoming condominium at 8 Thomson Lane (formerly 418 Thomson Road) in District 11, Singapore. The developer plans 776 homes in towers of more than 36 storeys on a 203,073 sq ft site, under a 105-year leasehold. The official project name has not been released.
Where is 8 Thomson Lane Residences located?
The site is at 8 Thomson Lane, off Thomson Road in District 11, part of the Core Central Region. It sits on raised ground beside the Pan-Island Expressway, between Toa Payoh, Novena and the MacRitchie catchment. Toa Payoh MRT (NS19) is about 760 m away in a straight line.
Who is the developer of Thomson Lane Residences?
The site was bought by SL Capital (9) Pte Ltd, a consortium led by Sustained Land. Sustained Land holds 51%, SL Capital Ventures 27%, Kay Lim Holdings 12% and an undisclosed partner 10% (EdgeProp Singapore, 20 August 2026). Sustained Land's past projects include 3 Cuscaden, Sky Everton, One Meyer and The Sen.
How much did the 8 Thomson Lane site sell for?
The consortium paid $578 million and exercised its option on 11 August 2026. With an estimated $436 million land betterment charge, total land cost is about $1.014 billion, or $1,297 psf per plot ratio (EdgeProp Singapore, August 2026). The seller, Chequers Properties, keeps the underlying freehold title.
How much will Thomson Lane Residences cost per square foot?
No price list has been released. EdgeProp estimates the developer's breakeven at about $2,405 psf, and launch prices are normally set above breakeven. For comparison, freehold Sky@eleven next door averaged $2,377 psf over the 12 months to August 2026. Register to receive the price list when it is published.
What is the tenure of Thomson Lane Residences?
Thomson Lane Residences has a 105-year leasehold, carved out of a freehold title that the seller keeps. That is six years longer than a standard 99-year government land lease, but it is not freehold. The lease start date has not been disclosed, so years remaining at completion are still an estimate.
How many units will Thomson Lane Residences have?
The developer plans 776 residential units in towers of more than 36 storeys, possibly above 40. The unit mix and unit sizes have not been released. URA has approved residential use in principle at a gross plot ratio of 3.5, allowing a maximum gross floor area of 781,830 sq ft including bonus GFA.
What is the nearest MRT station to Thomson Lane Residences?
The nearest operating station is Toa Payoh (NS19) on the North-South Line, about 760 m away in a straight line. Caldecott (TE9/CC17), a Thomson-East Coast and Circle Line interchange, is about 860 m away. Mount Pleasant (TE10) is closer at about 620 m, but it is built and not yet open, and LTA has not announced an opening date.
When will Thomson Lane Residences launch, and when is TOP?
No launch date has been announced. Launch is estimated for 2027 and TOP for around 2031. The estimate follows IRAS rules for housing developers, which require a project to be completed and every unit sold within five years of buying the land to keep the ABSD remission. The land was acquired in August 2026.
Is Thomson Lane Residences a good investment?
It depends on the buyer. The strengths are scarcity, with no new condo launch in the enclave since July 2010, a 105-year lease and three funded public projects nearby. The main risks are price, with estimated breakeven above the freehold resale prices next door, and no open MRT station within a short walk. It suits long-term owner-occupiers more than yield-focused investors.
Is Thomson Lane Residences the same as Thomson Reserve?
No. Thomson Lane Residences is at 8 Thomson Lane in District 11, with 776 planned units on a 105-year lease, led by Sustained Land. Thomson Reserve is a separate 1,268-unit, 99-year leasehold project on Bright Hill Drive in District 20, by UOL Group, Singapore Land Group and CapitaLand.
Are floor plans and a site plan available for Thomson Lane Residences?
Not yet. The developer has not released the site plan, block layout, unit mix or official floor plans. The layouts shown on this page are indicative only. Register to receive the official plans as soon as they are published.
Which schools are near Thomson Lane Residences?
Primary schools in the surrounding Toa Payoh, Novena and Balestier area include CHIJ Primary (Toa Payoh), Kheng Cheng School, Marymount Convent School and Pei Chun Public School. The development does not yet have a registered address, so its 1 km and 2 km bands for Primary 1 registration cannot be confirmed on MOE SchoolFinder yet.
Why is the 8 Thomson Lane site significant?
It is the first new private condominium site in the Thomson Lane and Thomson Road enclave since 368 Thomson launched in July 2010. The land has held a 1940s bungalow, Chequers Hotel, a country club and an international school, but never homes. At 776 units, the project is larger than the enclave's last three launches combined.
How do I register for the Thomson Lane Residences showflat preview?
The showflat is not open and no preview date has been set. Register through the form on this page to receive the e-brochure, the price list and preview details when the developer releases them. Showflat viewing will be by appointment.
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Indicative
