What is a plot ratio?

Gross plot ratio is the maximum gross floor area permitted on a site, expressed as a multiple of the site area. A 10,000 sqm site at plot ratio 3.0 permits 30,000 sqm of gross floor area. It is the single strongest determinant of what a developer can pay for land, and therefore of what they must charge.

How often does the Master Plan change?

It is reviewed roughly every five years, with amendments in between. The review is where zoning and intensity changes are formalised, and it is public.

Does a nearby MRT station guarantee price growth?

No. An announced station changes accessibility, and accessibility is priced in progressively from announcement through to opening. Buying after the announcement means buying after much of the repricing. The Master Plan matters because it shows intensification and land use change, which move more slowly than station news.

How much will Thomson Reserve cost?

The developer has not released pricing. The site’s land rate is $1,178 psf ppr. Applying the land-to-launch-price ratios observed across comparable 2026 launches, which ranged from 2.08 to 2.55 times the land rate, gives an indicative band of roughly $2,450 to $3,000 psf. That is arithmetic on a small sample rather than a forecast, and the actual price list may fall outside it.

When is Thomson Reserve launching?

Thomson Reserve is expected to launch in October 2026. At 1,268 units it is the largest Singapore residential launch of 2026. Tenure, unit mix, expected TOP and pricing have not been released.

Are Singapore HDB resale prices falling in 2026?

Yes, modestly. The HDB resale price index fell 0.1% in 1Q2026 and 0.3% in 2Q2026 to 202.8 — the first two consecutive quarterly declines in years, leaving the index marginally below its level a year earlier.

FAQ

Questions about the market

Quarterly figures, launch take-up and Master Plan reading — with the source and the quarter attached to every number, so you can tell a current figure from one that was true eighteen months ago.

6 questions · drawn from 3 guides · last verified 2 August 2026 · answered by Renee Sim, CEA R042407F

What is a plot ratio?: Gross plot ratio is the maximum gross floor area permitted on a site, expressed as a multiple of the site area. A 10,000 sqm site at plot ratio 3.0 permits 30,000 sqm of gross floor area. It is the single strongest determinant of what a developer can pay for land, and therefore of what they must charge.
How often does the Master Plan change?: It is reviewed roughly every five years, with amendments in between. The review is where zoning and intensity changes are formalised, and it is public.
Does a nearby MRT station guarantee price growth?: No. An announced station changes accessibility, and accessibility is priced in progressively from announcement through to opening. Buying after the announcement means buying after much of the repricing. The Master Plan matters because it shows intensification and land use change, which move more slowly than station news.
How much will Thomson Reserve cost?: The developer has not released pricing. The site’s land rate is $1,178 psf ppr. Applying the land-to-launch-price ratios observed across comparable 2026 launches, which ranged from 2.08 to 2.55 times the land rate, gives an indicative band of roughly $2,450 to $3,000 psf. That is arithmetic on a small sample rather than a forecast, and the actual price list may fall outside it.
When is Thomson Reserve launching?: Thomson Reserve is expected to launch in October 2026. At 1,268 units it is the largest Singapore residential launch of 2026. Tenure, unit mix, expected TOP and pricing have not been released.
Are Singapore HDB resale prices falling in 2026?: Yes, modestly. The HDB resale price index fell 0.1% in 1Q2026 and 0.3% in 2Q2026 to 202.8 — the first two consecutive quarterly declines in years, leaving the index marginally below its level a year earlier.

Ask something not on this list The 3 guides behind these answers

Questions about the market

Questions

Other topics