We track 26 sales and 104 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8M RESIDENCES dashboard.
- Average sale price: $1,563,073 across 26 transactions
- Estimated gross rental yield: 2.8%
- District 15 PSF ranking: Premium tier (top 10%)
- · RCR · D15 · 68 units
About 8M RESIDENCES
8M RESIDENCES is a condominium, located at MARGATE ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by GCAP PROPERTIES PTE LTD, comprising 68 residential units, completed in 2017.
With approximately 90 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 8M RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $2,229 psf | $1,342,357 |
| 2 BR | 10 | $2,162 psf | $1,799,189 |
| 3 BR | 1 | $1,480 psf | $1,975,000 |
| 4 BR | 1 | $1,323 psf | $1,880,000 |
Sales Market Overview
8M RESIDENCES has recorded 26 sale transactions with an average transaction price of $1,563,073, ranging from $1,100,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $2,133 psf | $1,240,000 | — |
| 2022 | 4 | $1,918 psf | $1,563,750 | ↓ 10.1% |
| 2023 | 7 | $2,052 psf | $1,543,571 | ↑ 7.0% |
| 2024 | 2 | $2,232 psf | $1,575,000 | ↑ 8.8% |
| 2025 | 9 | $2,241 psf | $1,656,876 | ↑ 0.4% |
| 2026 | 2 | $2,347 psf | $1,519,000 | ↑ 4.8% |
8M RESIDENCES ranks in the top 10% of condos in District 15 by average PSF.
Compared to the RCR average of $2,049 psf, 8M RESIDENCES trades 4.4% above the segment benchmark.
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Rental Market Overview
8M RESIDENCES has recorded 104 rental transactions with monthly rents averaging $3,636/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 40 | $3,183/mo | $2,100/mo | $4,500/mo |
| 2 BR | 42 | $3,692/mo | $2,600/mo | $4,800/mo |
| 3 BR | 22 | $4,355/mo | $2,750/mo | $7,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 23 | $2,782/mo |
| 2022 | 23 | $3,374/mo |
| 2023 | 17 | $3,947/mo |
| 2024 | 18 | $4,008/mo |
| 2025 | 15 | $4,309/mo |
| 2026 | 8 | $4,088/mo |
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Investment Analysis
Based on average rents and sale prices, 8M RESIDENCES delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows 8M RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8M RESIDENCES
- Katong Park MRT
- Tanjong Katong MRT
- Mountbatten MRT
- Dakota MRT
- Tanjong Katong Primary School
- One World International School (Mountbatten)
- Tao Nan School
Nearby MRT Stations
8M RESIDENCES is 470m from Katong Park MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Katong Park | TE24 | Thomson-East Coast Line | 470m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 790m |
| Mountbatten | CC7 | Circle Line | 1.0 km |
| Dakota | CC8 | Circle Line | 1.0 km |
Nearby Schools
There are 12 schools within 2 km of 8M RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | Primary | 1.2 km |
| One World International School (Mountbatten) | International | 1.3 km |
| Tao Nan School | Primary | 1.4 km |
| Haig Girls' School | Primary | 1.4 km |
| Geylang Methodist School (Secondary) | Secondary | 1.5 km |
| Geylang Methodist School (Primary) | Primary | 1.5 km |
| CHIJ (Katong) Primary | Primary | 1.5 km |
| Broadrick Secondary School | Secondary | 1.6 km |
| EtonHouse International School (Broadrick) | International | 1.6 km |
| Canadian International School (Tanjong Katong) | International | 1.7 km |
| Tanjong Katong Girls' School | Secondary | 1.7 km |
| Kong Hwa School | Primary | 1.7 km |
FAQ
What is the average price for 8M RESIDENCES?
What is the rental yield for 8M RESIDENCES?
Is 8M RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 26 transactions analysed
- Rental data: 104 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 8M RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing 8M RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (510m away), an upgrader gap of about $700,000
- Geylang — 4-room average $761,443 (840m away), an upgrader gap of about $800,000
- Marine Parade — 4-room average $648,065 (1.9 km away), an upgrader gap of about $900,000