Overview & Key Facts
8 BASSEIN is a condominium at BASSEIN ROAD in District 11 (CCR), developed by WORLD CLASS DEVELOPMENTS (CITY CENTRAL) PTE LTD, comprising 74 units, completed in 2015.
Location & Connectivity
8 BASSEIN is approximately 580m from Novena MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 580m |
| Toa Payoh | North-South Line | 1 km |
| Farrer Park | North-East Line | 1.4 km |
| Mount Pleasant | Thomson-East Coast Line | 1.5 km |
Schools & Education
22 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 530m |
| Beatty Secondary School | Secondary | 960m |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| School of Science and Technology | Jc | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 16 | $1,853 psf | $822,938 |
| 2 BR | 1 | $1,950 psf | $1,700,000 |
| 5+ BR | 2 | $1,200 psf | $2,700,000 |
Market Position
8 BASSEIN has recorded 19 sales at an average price of $1,066,684.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,747 psf | — |
| 2022 | 3 | $1,887 psf | ↑ 8.0% |
| 2023 | 8 | $1,870 psf | ↓ 0.9% |
| 2024 | 1 | $1,898 psf | ↑ 1.5% |
| 2025 | 2 | $1,501 psf | ↓ 20.9% |
| 2026 | 3 | $1,660 psf | ↑ 10.6% |
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From the 2024 high, 8 BASSEIN prices have given back 12.5% — still 5.0% below the 2021 baseline. The most recent period recovered 10.6%, so the pullback may be finding a floor.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
Lease Analysis
With 88 years remaining on its 99-year lease, 8 BASSEIN still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 4 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 74-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr), cpf-only buyers and boutique low-density (<100 units) best. At ~580m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
8 BASSEIN is a development in District 11 (CCR), with 74 units, offering a gross yield of 3.2%.
At ~$1,596 psf, it reflects its premium CCR positioning.
Explore the full 8 BASSEIN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing 8 BASSEIN against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (570m away), an upgrader gap of about $200,000
- Toa Payoh — 4-room average $929,793 (830m away), an upgrader gap of about $150,000
- Central Area — 4-room average $1,088,814 (1.7 km away)
FAQ
What is the average PSF for 8 BASSEIN?
Is 8 BASSEIN freehold?
What is the rental yield for 8 BASSEIN?
Which MRT is nearest to 8 BASSEIN?
Sources & Next Steps
- 8 BASSEIN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions
- Rental data: 215 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 19 records analysed · Source: URA private-sale caveats