Land
Sustained Land group buys 8 Thomson Lane for $578 million
Including an estimated $436 million betterment charge, the land cost comes to about $1,297 psf ppr (EdgeProp). The option was exercised on 11 August.
Land cost in detail8 Thomson Lane · Thomson Road · District 11
ThomsonLaneResidences
Thomson Lane Residences is the working name for a planned 776-home condominium at 8 Thomson Lane, off Thomson Road in District 11, Singapore. It rises on the former Chequers Hotel site, on a 105-year lease, and is the first new condo on this street since 2010.
- Planned homes
- 776
- Lease
- 105 years
- Land cost
- $1,297 psf ppr
- Nearest open MRT
- 0.77 km · NS19
Latest updates
What's new at Thomson Lane
The latest news on 8 Thomson Lane: the land sale in August 2026, new road dates from LTA in September, and the MRT station that will open with the Mount Pleasant estate.
Roads
Thomson Road tunnel now planned from 2031
LTA expects the North-South Corridor tunnel to open in phases from 2031, instead of 2029, after harder rock was found near Thomson.
Read LTA's releaseRail
Mount Pleasant MRT will open with the new estate
The Thomson-East Coast Line station is about 0.62 km from the site. LTA plans to open it as the Mount Pleasant estate around it is completed.
MRT distancesPrivate sale · August 2026
How much did the developer pay for the Thomson Lane land?
A group led by Sustained Land paid $578 million for 8 Thomson Lane and exercised its option on 11 August 2026. EdgeProp estimates a further $436 million land betterment charge for changing the use from hotel to homes. Together that is about $1.01 billion, or $1,297 psf ppr. (Source: EdgeProp Singapore, 20 August 2026)
Land cost$1,297psf per plot ratio
$578m
Price paid to Chequers Properties in a private sale, not a Government Land Sales tender. The seller keeps the freehold title.
$436m
Estimated land betterment charge, the fee the state collects when a site's use or intensity goes up (EdgeProp, rates from 1 March 2026).
$2,405
EdgeProp's estimate of the developer's breakeven price per square foot, before any profit.
781,830
Maximum floor area in sq ft, including bonus area. That is about 3.85 times the 203,073 sq ft site.
How the land rate is worked out: ($578m + $436m) ÷ 781,830 sq ft = $1,297 psf ppr. "psf ppr" means dollars for every square foot of floor area the developer is allowed to build.
| Cost item | $ million | $ psf ppr |
|---|---|---|
| Land purchase price | 578.0 | $739 |
| Land betterment charge | 436.0 | $558 |
| Construction | 426.9 | $546 |
| Land financing | 159.7 | $204 |
| Professional, legal and taxes | 172.9 | $221 |
| Marketing and other | 106.4 | $136 |
| Estimated total (breakeven) | 1,879.9 | $2,405 |
Cost lines: EdgeProp Singapore land sales record. The psf column divides each line by 781,830 sq ft and adds up to EdgeProp's $2,405 breakeven within rounding. Only the purchase price is confirmed.
Who is in the buying group
| Shareholder | Stake |
|---|---|
| Sustained Land | 51% |
| SL Capital Ventures (owned by founder Douglas Ong) | 27% |
| Kay Lim Holdings | 12% |
| Undisclosed partner | 10% |
EdgeProp Singapore, 20 August 2026, citing a title search and ACRA records. The sale was by invitation, marketed by Colliers and Cushman & Wakefield.
How it compares with recent sites
| Site | $ psf ppr |
|---|---|
| Dunearn Road Parcel 2 | $1,625 |
| Holland Plain | $1,491 |
| Holland Link | $1,432 |
| Dunearn House site | $1,410 |
| 8 Thomson Lane | $1,297 |
URA tender award notices 2025 to 2026, cross-checked with EdgeProp. 8 Thomson Lane includes the estimated betterment charge.
What the betterment charge tells you
The estimated charge adds about 75% to the price paid for the land. It is the cost of turning a hotel site into a site for 776 homes, and it is why the land rate is $1,297 rather than the $739 psf ppr the purchase price alone would suggest.
Why land cost matters to you
Land is usually a developer's biggest cost, so a higher land price tends to mean a higher launch price. A home's price also covers construction, financing and marketing, so expect launch prices to be higher than the land cost.
Price guide
How much will Thomson Lane Residences cost?
The price list will be released closer to the preview. PropertyInsider estimates launch prices of $2,770 to $3,130 psf, based on the land cost and recent launches. EdgeProp puts the developer's breakeven at about $2,405 psf, so launch prices are expected to be higher than that.
PropertyInsider model · estimate$2,770–$3,130 psf
An estimate built from the $1,297 psf ppr land cost and prices at recent launches in prime areas. It is a guide, not the developer's price.
$2,405 breakeven$2,770$3,130
What homes on this street resell for
| Project | Avg psf |
|---|---|
| Sky@eleven (completed 2010) | $2,377 |
| Cube 8 (2013) | $2,173* |
| Pavilion 11 | $2,121 |
| 368 Thomson (2014) | $1,848 |
EdgeProp project records. *Cube 8 is one sale, in July 2026. Part of the difference comes from how size is measured, because older projects like these include aircon ledges in their sizes.
What a home could cost, by size
These sizes are examples only. The real unit sizes will be in the developer's floor plans.
| Example size | Estimated price |
|---|---|
| 650 sq ft | $1.80m to $2.03m |
| 1,000 sq ft | $2.77m to $3.13m |
| 1,300 sq ft | $3.60m to $4.07m |
Reading the numbers
At $2,770 to $3,130 psf, a 1,000 sq ft home would cost roughly $2.77m to $3.13m. The lower end of the estimate is about 15% above EdgeProp's breakeven figure, and the upper end about 30% above it.
The freehold resale homes on this street average $1,848 to $2,377 psf. A new home usually costs more than an older one nearby, because it comes with a full lease and new facilities.
Timeline
From the land sale to your keys at Thomson Lane
Sixteen years passed between the last new launch on Thomson Lane and this one. The land was bought in August 2026, the launch is estimated for 2027 and completion for around 2031.
- Jan 2007Confirmed
Sky@eleven launches
273 freehold homes on Thomson Lane at $975 psf, taken up within 30 hours.
EdgeProp - Jul 2010Confirmed
368 Thomson launches
It sold 80% of its first 120 units at $1,350 psf. No new condo has launched on this street since.
EdgeProp - Aug 2025Confirmed
Homes approved in place of an office tower
URA turned down a 28-storey office and medical tower. It later approved homes in principle at a gross plot ratio of 3.5, up from 2.1.
EdgeProp - 11 Aug 2026Confirmed
Sustained Land group buys the site
The option was exercised at $578 million. EdgeProp recorded the land as sold on 17 August 2026.
EdgeProp - 17 Sep 2026Announced
New North-South Corridor dates
LTA now expects the tunnel under Thomson Road to open in phases from 2031, instead of 2029.
LTA - NextPlanned
Official name, site plan and unit mix
These will be shared as the developer releases them. Register to receive each one.
Register - 2027Estimate
Preview and launch
Based on the five-year sale and completion rule for developers under IRAS's ABSD remission.
IRAS - 2030Planned
Toa Payoh Integrated Development
A 10,000-seat stadium, pools, a sports hall, a polyclinic, a library and a town park.
Sport Singapore - Around 2031Estimate
Keys to your new home
Expected completion, based on the same five-year rule and a typical build time.
IRAS
Filled dots are confirmed or announced. The green dot is the next planned step. Dashed dots are planned later or estimated.
Project overview
What is Thomson Lane Residences?
Thomson Lane Residences is the working name for a planned 776-home condominium at 8 Thomson Lane, off Thomson Road in District 11, Singapore. A group led by Sustained Land bought the former Chequers Hotel site for $578 million in August 2026. The homes will sit on a 105-year lease.
The site covers 203,073 sq ft (18,859.2 sqm) on raised ground off Thomson Road. Based on the information released so far, the plan is 776 homes in blocks of more than 36 storeys, possibly above 40. Upper floors could look towards MacRitchie Reservoir and the city skyline, according to EdgeProp. The site plan will show which stacks face which way.
776planned homes
105year lease
36+storeys
3.85times the site area in floor space
| Project name | Thomson Lane Residences (working name) |
|---|---|
| Address | 8 Thomson Lane, Singapore (formerly 418 Thomson Road) |
| District | District 11, Core Central Region |
| Developer | SL Capital (9) Pte Ltd, led by Sustained Land |
| Tenure | 105-year leasehold |
| Site area | 203,073 sq ft |
| Homes | 776 |
| Land price | $578 million (option exercised 11 August 2026) |
| Expected launch | 2027 (estimate) |
| Expected completion | Around 2031 (estimate) |
Sources: EdgeProp Singapore, 20 August 2026; The Business Times, 18 August 2026. Launch and completion years are estimates.
Who is building it
Sustained Land, founded in 2006, leads the group with 51%. It has developed 3 Cuscaden, Sky Everton, One Meyer and The Sen. Kay Lim Holdings, a building and property group, holds 12%.
Why this site is rare
The land has never held homes. It was a country bungalow from at least the 1940s, then Chequers Hotel until April 1985, the Europa Country Club until March 2006 and later a school campus. Its 776 homes are more than the 607 at Sky@eleven, Cube 8 and 368 Thomson combined.
Not the same as Thomson Reserve
Thomson Reserve is a separate 1,268-unit project on a 99-year lease at Bright Hill Drive in District 20, by UOL Group, Singapore Land Group and CapitaLand. Thomson Lane Residences is at 8 Thomson Lane in District 11, near Novena and Toa Payoh.
Artistic impressions
A feel for life at Thomson Lane
The full facility list and designs will be shared in the official sales brochure. These images give a sense of the setting.
Artistic impression · For illustration only
MRT and roads
How close is Thomson Lane Residences to the MRT?
Toa Payoh (NS19) on the North-South Line is the nearest open station, about 0.77 km from 8 Thomson Lane in a straight line. Caldecott (TE9, CC17) is about 0.83 km away. Mount Pleasant (TE10), about 0.62 km away, is built and will open as the new estate around it is completed.
| To | From | Stops |
|---|---|---|
| Orchard | NS19Toa Payoh | 3 |
| Raffles Place | NS19Toa Payoh | 7 |
| Orchard | TE9Caldecott | 4 |
| Marina Bay | TE9Caldecott | 10 |
| one-north | CC17Caldecott | 5 |
Stops counted on the current network, where trains pass Mount Pleasant without stopping. Distances are straight-line from the centre of the site (PropertyInsider); Mount Pleasant is our estimate from the site's mapped position. Walking routes are longer.
On foot
Toa Payoh MRT and CHIJ Primary (Toa Payoh) are the closest daily walks. The site is bounded by Thomson Road and the Pan-Island Expressway, so walking routes are longer than the straight-line figures. Walk the route at the preview.
By bus and bike
Thomson Road is a main bus route into Novena and the city. Once the North-South Corridor tunnel opens, the road above will give more space to walking, cycling and buses (LTA).
By car
The Pan-Island Expressway runs along the site's southern edge, east to Changi and west to Jurong. Thomson Road leads south to Novena, Newton and Orchard, and the Central Expressway is a short drive away.
Schools and amenities
What is near Thomson Lane Residences?
CHIJ Primary (Toa Payoh) is the only primary school within 1 km of 8 Thomson Lane, at about 0.32 km. Thomson Medical Centre and Tan Tock Seng Hospital are both within 1 km, and Zhongshan Mall is about 0.69 km away. All distances are straight-line.
20 places shown
| Place | Distance |
|---|---|
| CHIJ Primary (Toa Payoh) | 0.32 km |
| CHIJ Secondary (Toa Payoh) | 0.37 km |
| Thomson Medical Centre | 0.53 km |
| Mount Pleasant MRT (TE10) | 0.62 km* |
| Zhongshan Mall | 0.69 km |
| ActiveSG Gym@Toa Payoh West | 0.73 km |
| Toa Payoh West CC | 0.73 km |
| Toa Payoh MRT (NS19) | 0.77 km |
| Caldecott MRT (TE9, CC17) | 0.83 km |
| HDB Hub | 0.88 km |
| Catholic Junior College | 0.90 km |
| San Yu Adventist School | 0.93 km |
| Tan Tock Seng Hospital | 0.94 km |
| Toa Payoh West Market | 0.99 km |
| Royal Square at Novena | 1.10 km |
| Square 2 | 1.11 km |
| Kheng Cheng School | 1.12 km |
| Novena MRT (NS20) | 1.12 km |
| Marymount Convent School | 1.15 km |
| Braddell MRT (NS18) | 1.31 km* |
Distances: PropertyInsider. *Our straight-line estimate from the site's mapped position.
Illustrative map, not to scale.
Primary schools near 8 Thomson Lane
Distances are a guide only. Primary 1 places depend on MOE's registration rules, measured from the home address. Check on MOE SchoolFinder once the project has an address.
- CHIJ Primary (Toa Payoh)0.32 km
- Kheng Cheng School1.12 km
- Marymount Convent School1.15 km
What is being built nearby
| Project | When |
|---|---|
| Mount Pleasant estate | First flats launched Oct 2025 |
| Toa Payoh Integrated Development | 2030 |
| North-South Corridor | Tunnel from 2031 |
The Mount Pleasant flats will change some of today's low-rise outlook to the west. The site plan will show which stacks face that way.
Tenure
What does the 105-year lease at Thomson Lane Residences mean?
Thomson Lane Residences has a 105-year lease, created from a freehold title that the seller, Chequers Properties, keeps. That is six years longer than the usual 99-year lease on government land sites. The lease start date will be stated in the sales documents (EdgeProp, 20 August 2026).
| Typical government site | 8 Thomson Lane | |
|---|---|---|
| Lease | 99 years | 105 years |
| Years left at completion | About 93 to 94 | About 99 to 100, if the lease starts in 2026 (estimate) |
| Land returns to | The State | Chequers Properties |
| Bank loans and CPF | Standard | Standard, as the lease is well above the limits |
Where the extra years help
A condo usually takes four to six years to go from land purchase to keys, and the lease clock runs the whole time. Starting from 105 years instead of 99, owners here are likely to receive their keys with about 99 to 100 years left. You feel the difference most when the home is sold a second time, because the remaining lease then starts to limit the next buyer's loan and CPF use.
What to weigh
Every older condo on this street is freehold: Sky@eleven, Cube 8, 368 Thomson and Pavilion 11. Future buyers will set this lease against theirs. Singapore also has few 105-year homes to learn from, so the market's view of this lease will take time to show in resale prices.
Unit types
What homes will Thomson Lane Residences offer?
The unit mix and floor plans for Thomson Lane Residences will be released closer to the preview. The developer plans 776 homes. You can register interest in 1 to 5 bedroom types now, and the plans for your chosen types will be sent to you once they are out.
Bedroom types shown are the ones you can register for. The developer's unit mix will confirm which types are offered and their sizes.
Investment view
Is Thomson Lane Residences a good investment?
Thomson Lane Residences fits a buyer who will live here for ten years or more better than one chasing rental income. Its strengths are scarcity, a 105-year lease and new public projects nearby. The main thing to weigh is price against the freehold condos around it.
Our assessment
Choose it because the home, the lease and the location suit you. Buyers who hold for the long term have done well on this street, and entry price has made the biggest difference.
The strengths
No new homes here since 2010. A buyer who wants a new condo on this street has no other choice, which supports demand at launch and at resale.
A longer lease. About 99 to 100 years left at completion (estimate) keeps loan and CPF limits comfortable for later buyers.
Public projects arriving. The Toa Payoh hub opens in 2030 and the Mount Pleasant estate brings a new MRT station and 6,000 homes nearby.
Prime-area prices held up. In the second quarter of 2026, condo prices in the Core Central Region rose 1.8%, while those in the city-fringe region fell 1.2% (URA, 24 July 2026).
What to watch
Price compared with the freehold neighbours. Estimated launch prices are above what the freehold resale homes on this street achieve, so compare size, age and lease side by side.
The walk to the MRT. The nearest open station is about 0.77 km away in a straight line, and the walk is longer. This matters most for buyers who take the train every day.
Modest rental yields. Sky@eleven yields about 2.2% and Pavilion 11 about 2.6% (EdgeProp). Prime-area vacancy was 8.3% in the second quarter of 2026 (URA).
776 homes at once. That is a large supply for one street, and the developer works to a five-year sales deadline. Stack, facing and distance from the expressway will separate good buys from average ones.
What this street's own record shows
| Project | Launch psf | Recent psf | Per year |
|---|---|---|---|
| Sky@eleven | $975 | $2,377 | 4.6% |
| Cube 8 | $1,250 | $2,173 | 3.4% |
| 368 Thomson | $1,350 | $1,848 | 2.0% |
Launch prices: EdgeProp Singapore, 20 August 2026. Recent psf: EdgeProp 12-month averages (Cube 8 is one sale). "Per year" is the yearly growth rate from launch to August 2026, before costs. Past results do not guarantee future ones.
A rent example
Example: a $2.8 million home. A 2.4% yield means about $5,600 a month in rent. That figure is before costs such as loan interest, maintenance and property tax, so your actual return will be lower.
- Check the stackWhich blocks face the expressway, and which face MacRitchie or the city.
- Walk to the MRTTime the walk to Toa Payoh at rush hour, not on a quiet Sunday.
- Know the lease startRead the lease start date in the sales documents.
- Compare three pricesThis launch, Sky@eleven resale and Cube 8 resale, per square foot.
E-brochure
Get the Thomson Lane Residences e-brochure first
Register once and receive each release as the developer makes it:
- The price list, on the day it is out
- Floor plans and the unit mix
- The site plan and block layout
- The official project name
- Preview dates and appointment slots
Buying guide
How do you buy a unit at Thomson Lane Residences?
Get a bank In-Principle Approval, register, and visit the preview. On launch day, buyers are called in turn to choose their units. When your turn comes, you choose your unit and pay a 5% booking fee. You then receive the Option to Purchase.
- 1
Start with the numbers
Ask a bank for an In-Principle Approval, which tells you how much you can borrow. Under MAS rules, your total monthly debt repayments cannot exceed 55% of your income.
Have this readyLatest payslips or tax notice, CPF Ordinary Account balance
- 2
Register and visit the preview
Register on this page to receive the site plan, floor plans and price list. At the preview, study the site plan and the stacks you like.
Have this readyYour shortlist of bedroom types
- 3
Shortlist your units
Pick three units in order of preference. Check facing, floor, and distance from Thomson Road and the expressway.
Have this readyThree unit choices, in order
- 4
Book on launch day
Buyers are called in turn to choose their units. When your turn comes, you choose your unit and pay a 5% booking fee. You then receive the Option to Purchase.
Have this readyCheque or cashier's order for 5%, NRIC
- 5
Exercise the option
The developer sends the Sale and Purchase Agreement. You have three weeks from receiving it to sign and exercise the option. Buyer's Stamp Duty and any ABSD are due within 14 days.
Have this readyStamp duty funds, lawyer appointed
- 6
Pay in stages as it is built
The rest of the 20% down payment is due within eight weeks of the option date. After that, you pay in stages as construction progresses.
Have this readyLoan documents signed with your bank
Booking fee example
On a $2.8 million home, the 5% booking fee is $140,000. It counts towards your 20% down payment.
If you do not exercise the option
If the option lapses, the developer keeps 25% of the booking fee. On the same example, that is $35,000, and the rest is refunded.
Sources: URA rules for licensed housing developers; IRAS on stamp duty; MAS on loan limits.
FAQ
Thomson Lane Residences questions, answered
Short answers about 8 Thomson Lane, updated 30 September 2026.
What is Thomson Lane Residences?
Thomson Lane Residences is the working name for a planned condominium at 8 Thomson Lane, off Thomson Road in District 11, Singapore. The developer plans 776 homes in blocks of more than 36 storeys on a 105-year lease. The official project name will be announced by the developer.
Where is 8 Thomson Lane?
8 Thomson Lane is off Thomson Road in District 11, in Singapore's Core Central Region. The site was formerly known as 418 Thomson Road. It borders the Pan-Island Expressway, with Toa Payoh to the east, Novena to the south and MacRitchie Reservoir to the north.
Who is the developer of Thomson Lane Residences?
SL Capital (9) Pte Ltd bought the site. Sustained Land leads it with a 51% stake. SL Capital Ventures holds 27%, Kay Lim Holdings 12% and an undisclosed partner 10% (EdgeProp Singapore, 20 August 2026). Sustained Land has developed 3 Cuscaden, Sky Everton, One Meyer and The Sen.
How much did the 8 Thomson Lane land cost?
The Sustained Land group paid $578 million for 8 Thomson Lane and exercised its option on 11 August 2026. EdgeProp estimates a further $436 million land betterment charge. Together that is about $1.01 billion, or $1,297 per square foot of allowed floor area (psf ppr).
How much will Thomson Lane Residences cost per square foot?
The price list will be released closer to the preview. PropertyInsider estimates launch prices of $2,770 to $3,130 psf. EdgeProp estimates the developer's breakeven at about $2,405 psf, so launch prices are expected to be higher than that. Register to receive the price list when it is out.
What is the tenure of Thomson Lane Residences?
Thomson Lane Residences has a 105-year lease, created from a freehold title that the seller, Chequers Properties, keeps. That is six years longer than the usual 99-year lease on government land sites. The lease start date will be stated in the sales documents.
How many homes will Thomson Lane Residences have?
Thomson Lane Residences is planned with 776 homes, in blocks of more than 36 storeys and possibly above 40. URA gave in-principle approval for homes at a gross plot ratio of 3.5. With bonus floor area, the maximum is 781,830 sq ft.
What is the nearest MRT station to Thomson Lane Residences?
Toa Payoh (NS19) on the North-South Line is the nearest open station, about 0.77 km from Thomson Lane Residences in a straight line. Caldecott (TE9, CC17) is about 0.83 km away. Mount Pleasant (TE10), about 0.62 km away, is built and will open as the surrounding estate is completed.
Which primary schools are near 8 Thomson Lane?
CHIJ Primary (Toa Payoh) is about 0.32 km from 8 Thomson Lane in a straight line. Kheng Cheng School is about 1.12 km away and Marymount Convent School about 1.15 km away. Distances are a guide only. Primary 1 places depend on MOE's registration rules, measured from the home address.
When will Thomson Lane Residences launch?
The launch is estimated for 2027. Developers who buy residential land must finish and sell every unit within five years to keep their ABSD remission from IRAS. The land was bought in August 2026, so an early launch is likely. Register to receive the preview dates.
When will Thomson Lane Residences be completed?
Your new home at Thomson Lane Residences is expected to be ready around 2031, based on the same five-year rule for developers and a typical build time. The developer will confirm the expected completion date in the sales documents.
What unit types will Thomson Lane Residences have?
The unit mix and floor plans for Thomson Lane Residences will be released closer to the preview. You can register interest in 1 to 5 bedroom homes now, and the plans for your chosen types will be sent to you once they are out.
Is Thomson Lane Residences a good investment?
Thomson Lane Residences fits a buyer who will live here for ten years or more better than one chasing rental yield. Its strengths are scarcity, with no new condo on this street since 2010, a 105-year lease and new public projects nearby. The main thing to weigh is price against the freehold condos around it.
Is Thomson Lane Residences the same as Thomson Reserve?
No. Thomson Lane Residences is at 8 Thomson Lane in District 11, with 776 planned homes on a 105-year lease. Thomson Reserve is a separate 1,268-unit project on a 99-year lease at Bright Hill Drive in District 20, by UOL Group, Singapore Land Group and CapitaLand.
Will the North-South Corridor works affect Thomson Lane Residences?
The North-South Corridor runs under Thomson Road. LTA said on 17 September 2026 that the tunnel section will open in phases from 2031, instead of 2029, because of harder rock found near Thomson. Expect road works along Thomson Road during the build of Thomson Lane Residences.
How do I buy a unit at Thomson Lane Residences?
Get a bank In-Principle Approval first, then register and visit the preview. On booking day, buyers are called in turn to choose their units. When your turn comes, you choose your unit and pay a 5% booking fee. You then receive the Option to Purchase for Thomson Lane Residences.
Register
Be first to see Thomson Lane Residences
Be among the first to receive the price list and preview dates. The e-brochure comes to you straight away, followed by the official name and site plan when they are out.