Rent vs D20 -16.7%
Rents below district median
Adana @ Thomson's latest 12-month median rent is $3,750 compared with the D20 median of $4,500 for the same period. Use this district check before narrowing by bedroom and area band.
Adana @ Thomson rent and sale price
D20 / Bishan, Ang Mo Kio
Address 10 Old Upper Thomson Road Adana @ Thomson Singapore 573869
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Quick summary about Adana @ Thomson
Adana @ Thomson is a freehold apartment in D20 / Bishan, Ang Mo Kio. The page currently tracks 78 rentals and 17 sales.
- Latest 12M median rent is $3,750 per month from 18 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,390,000, with median sale PSF at $1,946 psf from 2 sales.
- Rent is up 5.4% over the last 3 months. Sale PSF is down 0.2% over the last 3 months.
Adana @ Thomson Market Brief
Compare the project with D20 across rent, sale PSF, tenure and transaction activity.
Compared with D20
Sale PSF vs D20 -4.8%
Sale PSF near district median
Adana @ Thomson's latest 12-month median sale PSF is $1,946 psf versus the D20 median of $2,044 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.24%
Rent support above district screen
Gross yield is roughly 3.24% versus a D20 screen of 2.20%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 36.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +88.9%
Activity is rising
17 recent transactions versus 9 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Adana @ Thomson against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,750
Is the asking rent fair?
$3,550 to $3,950 is the first fair-rent band to check. Above $3,950 should have a visible reason.
Latest 12M median sale PSF $1,946 psf
Is the purchase price fair?
$1,350,000 to $1,430,000 and $1,890 to $2,000 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,700
Are similar units renting for more?
3 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 36.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +88.9%
Is activity rising?
Activity is rising. 17 recent transactions versus 9 in the prior 6-month view.
Adana @ Thomson Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 17 resale transactions
Total sold value $22.4M
Adana @ Thomson Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 78 Jun 2021 to Sept 2026
Sale transactions 17 Jul 2021 to Sept 2026
Rent trend 5.4% Last 3 months
Sale PSF trend -0.2% Last 3 months
Adana @ Thomson Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BRIGHT HILL MRT STATION (TE7) 0.89 km away
MAYFLOWER MRT STATION (TE6) 0.99 km away
UPPER THOMSON MRT STATION (TE8) 1.77 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 0.41 km away
MAYFLOWER SECONDARY SCHOOL 0.84 km away
ANG MO KIO PRIMARY SCHOOL 1.31 km away
ANG MO KIO SECONDARY SCHOOL 1.61 km away
Amenities
ANG MO KIO PARK CONNECTOR Park / green link · 1.88 km away
Adana @ Thomson Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,900 34 rentals in view
Latest median sale PSF $1,927 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Sept 2026 3 $3,900 1 $1,927 psf $1,680,000
Jul 2026 2 $3,600 0 - -
Apr 2026 1 $4,200 0 - -
Mar 2026 3 $3,200 1 $1,965 psf $1,100,000
Feb 2026 5 $3,800 0 - -
Jan 2026 1 $3,700 0 - -
Dec 2025 1 $2,900 0 - -
Nov 2025 2 $3,950 0 - -
Sept 2025 2 $3,425 0 - -
Aug 2025 1 $3,600 0 - -
Jul 2025 1 $3,250 0 - -
Jun 2025 2 $3,300 0 - -
Projects Similar to Adana @ Thomson
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2013 The Panorama 0.9 km away 845 transactions
- Median rent
- $3,600
- Median sale PSF
- $1,911 psf
- Median rent
- $3,800
- Median sale PSF
- $1,818 psf
- Median rent
- $4,000
- Median sale PSF
- $1,488 psf
- Median rent
- $4,075
- Median sale PSF
- $1,755 psf
- Median rent
- $4,000
- Median sale PSF
- $1,983 psf
- Median rent
- $3,300
- Median sale PSF
- $2,031 psf
Adana @ Thomson Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $2,900 $2,797 29
3 bed $3,700 $3,563 49
Adana @ Thomson Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,900 $2,797 29
700 to 800 sqft $3,600 $3,450 9
800 to 900 sqft $3,700 $3,596 39
900 to 1,000 sqft $3,300 $3,300 1
Adana @ Thomson Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,250,000 $1,856 psf 17
Adana @ Thomson Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Adana @ Thomson shows a latest 12-month median monthly rent of $3,750 across 18 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,750
Rentals in period 18
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Adana @ Thomson show a median price of $1,390,000 and $1,946 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,390,000
Latest 12M median PSF $1,946 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Adana @ Thomson has 17 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $22.4M
Latest record Sept 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Adana @ Thomson numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,750/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,946 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D20 to compare Adana @ Thomson against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Adana @ Thomson FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Adana @ Thomson?
Adana @ Thomson has a latest 12-month median monthly rent of $3,750 across 18 rentals in that period.
What is the typical sale price at Adana @ Thomson?
The latest 12-month median sale price for Adana @ Thomson is $1,390,000, based on 2 sales in that period.
What is the median sale PSF at Adana @ Thomson?
The latest 12-month median sale price per square foot for Adana @ Thomson is $1,946 psf. The average for the same period is $1,946 psf.
Is Adana @ Thomson freehold or leasehold?
Adana @ Thomson is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Adana @ Thomson located?
Adana @ Thomson is located at 10 Old Upper Thomson Road Adana @ Thomson Singapore 573869 in D20 / Bishan, Ang Mo Kio.
How current is the Adana @ Thomson transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.