Picture the morning commute from 8 FARRER SUITES: out of the lobby on Sing Joo Walk, 294 metres of pavement, and you are on the platform at Farrer Park station. Four minutes, most of it in a straight line. For a certain kind of buyer — the one who has done years of feeder buses and sheltered-walkway detours — that number alone justifies a viewing.
The rest of the file backs the location up. This 34-unit boutique block, completed in 2015 by Richcapital Pte Ltd in District 8, has ten resale transactions averaging S$1,318,689 at S$1,611 psf, with the yearly average climbing to S$1,777 psf across the two most recent trades (as of 2024-09). Forty-five rental contracts averaging S$3,718 a month put the estimated gross yield at 3.38%, and the block's trailing pricing ranks at the 73.5 percentile among District 8 peers — the upper tier of its market.
What the headline hides is a two-speed development: one-bedders around S$1.04 million doing the investor work, and a handful of three- and four-bedders near S$1.9 million serving families beside Farrer Park Primary, 260 metres away. The two stories deserve separate scrutiny, and this review gives them exactly that.
Within District 8's condo market, 8 FARRER SUITES trades in the productive middle: above the ageing large estates, below the new-launch ceiling. Piccadilly Grand, the precinct's newest benchmark, has averaged S$2,171 psf; Sturdee Residences S$1,999 psf; freehold City Square Residences S$1,897 psf; Citylights S$1,773 psf. Against those, this block's S$1,611 psf average — and S$1,777 psf across its 2024 trades (as of 2024-09) — prices it within about 10% of Citylights while offering something none of the big estates can: a 34-unit scale and a 294-metre MRT walk. Its 73.5 percentile district ranking confirms the market already treats it as upper-tier boutique stock rather than a bargain-bin oddity.
Overview & Key Facts
8 FARRER SUITES is a condominium at SING JOO WALK in District 8 (RCR), developed by RICHCAPITAL PTE. LTD, comprising 34 units, completed in 2015.
Location & Connectivity
8 FARRER SUITES is approximately 290m from Farrer Park MRT station, with 9 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Farrer Park | North-East Line | 290m |
| Bendemeer | Downtown Line | 910m |
| Boon Keng | North-East Line | 920m |
| Jalan Besar | Downtown Line | 1.1 km |
| Little India | North-East Line | 1.1 km |
| Little India | Downtown Line | 1.1 km |
Schools & Education
15 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | Primary | 260m |
| CHIJ Our Lady Queen of Peace | Primary | 760m |
| LASALLE College of the Arts | Tertiary | 1.0 km |
| St. Andrew's Secondary School | Secondary | 1.1 km |
| St. Andrew's Junior College | Jc | 1.1 km |
| St. Andrew's Junior School | Primary | 1.1 km |
| Hong Wen School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 6 | $1,718 psf | $1,044,815 |
| 3 BR | 2 | $1,511 psf | $1,515,000 |
| 4 BR | 2 | $1,389 psf | $1,944,000 |
Market Position
8 FARRER SUITES has recorded 10 sales at an average price of $1,318,689.
Ranks in the top 27% of condos in District 8 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,622 psf | — |
| 2022 | 4 | $1,494 psf | ↓ 7.9% |
| 2023 | 3 | $1,652 psf | ↑ 10.5% |
| 2024 | 2 | $1,777 psf | ↑ 7.6% |
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The latest reading marks the highest point in this series — 8 FARRER SUITES prices have climbed 9.6% since 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | $2,171 psf | 431 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | $1,773 psf | 137 |
| CITY SQUARE RESIDENCES | Freehold | $1,897 psf | 116 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | $1,398 psf | 91 |
Lease Analysis
With 88 years remaining on its 99-year lease, 8 FARRER SUITES still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 34-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
This is a strong match for mrt-walkable commuters, yield-focused investors, freehold / generational hold and boutique low-density (<100 units). Located ~294m from Farrer Park MRT, this property is a comfortable daily walk for transit commuters.
For families with young children, it can work — but weigh the trade-offs before committing.
Connectivity is the anchor, and it is measurable. Farrer Park (North-East Line) at 0.29km earns the development full marks on the MRT component of its walkability score of 80; Bendemeer and Boon Keng add Downtown and North-East Line alternatives within 0.92km, and the Little India interchange sits at 1.13km. Add a mall within a kilometre, a clinic at 267m and Farrer Park Primary at 0.26km, and the daily-errand map is nearly complete on foot — check the door-to-destination timings yourself on our commute-time map.
The investment mechanics are unusually legible for a boutique block. Six of the ten recorded sales are one-bedders averaging S$1,044,815 at S$1,718 psf — a quantum that clears entry-level investor budgets — while 45 rental contracts spanning S$1,800 to S$6,000 a month (average S$3,718) evidence a tenant market across every unit size (as of 2024-09). The blended gross yield estimate of 3.38% is solid for the city fringe, and the 99-year lease retains roughly 88 years, keeping decay out of the conversation for now. Run entry scenarios through our ROI calculator to see how the one-bedder maths compares with the family stack.
Pricing has trended firmly upward on the recent trades: yearly average psf moved from S$1,494 in 2022 to S$1,652 in 2023 and S$1,777 in 2024 (as of 2024-09). Small samples, certainly — but the direction matches the district's broader repricing and the percentile ranking corroborates it.
The family case rounds it out: four-bedders have traded near S$1,944,000, and with Farrer Park Primary a 260m walk and CHIJ Our Lady Queen of Peace at 0.76km, the block covers the P1 ballot geography that most investor-oriented city-fringe stock ignores.
The liquidity gap between the story and the tape is real. For all the healthy averages, there were zero transactions in the twelve months to the data cut-off (as of 2024-09), and the investment score of 44 carries a liquidity component of literally zero transactions per year. Ten sales since 2021 across 34 units is a functioning market by boutique standards, but a seller in a hurry should not expect the 2024 psf prints to defend themselves quickly.
The en bloc score of 39 (rated Low) removes the redevelopment fallback, and the price-momentum component of the investment score reads 'insufficient data' — a reminder that the upward yearly averages rest on two-to-four trades apiece. A single outlier could bend the whole curve. Note also that our records do not state the tenure field directly; the computed 88-year balance implies a 99-year lease, and buyers should confirm the title position during due diligence rather than assume it.
Cost-side, the quantum sits in a stamp-duty band worth modelling precisely: on a S$1.3-to-S$1.9 million purchase, Buyer's Stamp Duty is a five-figure line item and any ABSD multiplies it — work the exact figures on our stamp duty calculator and verify current rate schedules with IRAS. Finally, the immediate streetscape is dense city-fringe fabric: the park score is modest (nearest about 1.2km) and buyers sensitive to urban bustle should walk Sing Joo Walk at evening peak before committing.
A final word on the two-speed nature of the block, because it shapes risk differently for each buyer type. The investor case rests on the one-bedroom stock, where six of the ten recorded sales cluster; that segment competes directly with newer compact units nearby, and its tenants are the most mobile in the market, so vacancy assumptions deserve conservatism. The family case rests on a much smaller pool — only a handful of three- and four-bedroom trades exist — which means both scarcer opportunities to buy and scarcer comparables to price against. In each case the discipline is the same: anchor on the most recent transactions within the relevant segment rather than the development-wide average, which blends the two markets into a number that describes neither. A buyer who prices segment by segment, verifies the tenure position and stress-tests financing at higher rates will find that the location does the rest of the work.
- ✅ MRT-walkable commuters
- ✅ Yield-focused investors
- ✅ Boutique low-density (<100 units)
- ⚠️ Families with young children
8 FARRER SUITES is the rare boutique block whose investment case reads like a large one's: measurable MRT proximity, a documented rental engine, a rising psf trail and an upper-quartile district ranking (73.5th percentile as of 2024-09). The one-bedroom stock around S$1.04 million is the cleanest expression of the thesis — small quantum, 294m to the platform, 3.38% blended gross yield — and it should sit on the shortlist of any city-fringe income buyer who accepts boutique liquidity.
The caveats are the boutique classics: no trades in the trailing twelve months, a Low en bloc score, and yearly averages built on handfuls of transactions. Owner-occupiers eyeing the four-bedders get a genuine schooling advantage from Farrer Park Primary at 260m, but should plan a five-year-plus hold so the thin resale market has time to work for them rather than against them. Before offering, benchmark the block against Citylights and Piccadilly Grand on our side-by-side comparison tool — if the roughly 10% discount to Citylights persists at your target unit, the location arithmetic here is hard to argue with.
FAQ
What is the average PSF for 8 FARRER SUITES?
Is 8 FARRER SUITES freehold?
What is the rental yield for 8 FARRER SUITES?
Which MRT is nearest to 8 FARRER SUITES?
Sources & Next Steps
- 8 FARRER SUITES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 8 (Little India) — District 8 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: 10 transactions
- Rental data: 45 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2024 · 10 records analysed · Source: URA private-sale caveats
HDB Alternatives Nearby
Weighing 8 FARRER SUITES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (130m away), an upgrader gap of about $450,000
- Central Area — 4-room average $1,088,814 (690m away), an upgrader gap of about $250,000
- Toa Payoh — 4-room average $929,793 (1.7 km away), an upgrader gap of about $400,000