Where else does the Orchard Road orbit open for S$1.59 million? That is the lowest recorded entry at 8 HULLET, a 44-unit block on Hullet Road completed in 2021, tucked 267 metres from Somerset station in District 9. In a Core Central Region where new launches routinely start well above S$2 million, the one-bedroom stock here — five recorded sales averaging S$1,638,169 — is one of the cheaper tickets into the postcode (as of 2025-11).
Cheap in quantum, not in rate: the development's transactions average S$3,079 psf, among the punchier prints in its competitive set, and the market has ranked its trailing pricing at the 89.9 percentile of District 9 peers. What sustains that rate is leasing, and the numbers are emphatic — 119 rental contracts across 44 units, from S$4,000 to S$8,500 a month, averaging S$5,860 and producing an estimated gross yield of 3.49%, an unusually strong figure for the CCR.
The tension in the file is the price trail itself: from a S$3,671 psf print in 2021 to S$3,022 across 2022's seven trades to S$2,888 on the single 2025 transaction. Momentum, in other words, has pointed the wrong way. This review takes both the yield and the drift seriously.
In District 9's prime market, 8 HULLET competes at the top of the psf table while sitting at the bottom of the size table. Its S$3,079 psf average runs ahead of Irwell Hill Residences (S$2,730 psf) and Kopar at Newton (S$2,512 psf), and broadly level with River Green (S$3,138 psf), River Modern (S$3,240 psf) and the freehold Avenir (S$3,191 psf) — all of them 300-to-540-unit projects with full facility decks (as of 2025-11). What the market is paying for at 8 HULLET is not amenity but position: a 44-unit boutique block a 267m walk from Somerset, with Orchard, Dhoby Ghaut and Great World all inside a kilometre. The 89.9 percentile ranking says buyers have accepted that trade.
Overview & Key Facts
8 HULLET is a condominium at HULLET ROAD in District 9 (CCR), developed by , comprising 44 units, completed in 2021.
Location & Connectivity
8 HULLET is approximately 270m from Somerset MRT station, with 15 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Somerset | North-South Line | 270m |
| Orchard | North-South Line | 780m |
| Orchard | Thomson-East Coast Line | 780m |
| Orchard Boulevard | Thomson-East Coast Line | 860m |
| Dhoby Ghaut | North-South Line | 900m |
| Dhoby Ghaut | North-East Line | 900m |
Schools & Education
16 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 410m |
| St. Anthony's Primary School | Primary | 810m |
| Kheng Cheng School | Primary | 1.0 km |
| Fairfield Methodist School (Primary) | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Singapore Management University | Tertiary | 1.4 km |
| ISS International School (Preston) | International | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $3,044 psf | $1,638,169 |
| 2 BR | 4 | $3,124 psf | $2,488,208 |
Market Position
8 HULLET has recorded 9 sales at an average price of $2,015,964.
Ranks in the top 10% of condos in District 9 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $3,671 psf | — |
| 2022 | 7 | $3,022 psf | ↓ 17.7% |
| 2025 | 1 | $2,888 psf | ↓ 4.5% |
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From the 2021 high, 8 HULLET prices have given back 21.3% — still 21.3% below the 2021 baseline.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 492 |
| RIVER MODERN | 99 years leasehold | $3,240 psf | 424 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
Lease Analysis
With 94 years remaining on its 99-year lease, 8 HULLET still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 44-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 young couples (no kids), mrt-walkable commuters, cbd walking distance and yield-focused investors. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for families with young children and long-term hold (10+ yr) — other options likely serve them better. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
The leasing record is the best argument in the file. One hundred and nineteen rental contracts for 44 units — an average approaching three contracts per unit since the 2021 completion — is saturation-level tenant demand, contracted between S$4,000 and S$8,500 a month with a S$5,860 average (as of 2025-11). That volume converts to an estimated gross yield of 3.49%, which beats most Core Central Region stock and explains why owners rarely need to sell. Compare the figure across the prime districts on our rental yield map and its rarity becomes obvious.
Position does the demand-side work. Somerset station is 267m from the block; Orchard (North-South and Thomson-East Coast Lines) is 0.78km; Dhoby Ghaut's three-line interchange 0.9km. The walkability score of 90 includes a supermarket at 183m, a mall at 394m and a clinic within 440m — a resident's entire week can happen within ten minutes on foot. For the young-professional tenant pool that anchors Somerset rents, that is precisely the product.
The unit economics are coherent, too. One-bedders (five recorded sales averaging S$1,638,169) and two-bedders (four sales averaging S$2,488,208) are the whole story — compact CCR stock with a 94-year lease balance, recent 2021 vintage, and floor bands rising to the 11-to-15 range that most boutique blocks never reach. For an investor, the arithmetic of a S$1.6-to-S$2.5 million entry against S$5,860 average rents deserves a proper model rather than a gut call — our ROI calculator will show how sensitive the net position is to interest and occupancy assumptions.
Price direction is the honest concern. The recorded psf trail runs S$3,671 (2021, one trade), S$3,022 (2022, seven trades), S$2,888 (2025, one trade) — a drift of roughly a fifth from the launch-era print (as of 2025-11). Each endpoint is a single transaction, so the trend deserves scepticism in both directions, but a buyer paying today's percentile-topping rate should at least underwrite the possibility that the 2021 pricing, not the 2025 pricing, was the anomaly. Only one transaction occurred in the trailing twelve months; liquidity at exit will be measured in months, not weeks.
The quantum brings duty exposure. At an average price around S$2.0 million and with foreign buyers a natural part of the Orchard-orbit pool, ABSD can dominate the acquisition maths — model it precisely on our stamp duty calculator and confirm the prevailing schedule with IRAS before shortlisting. Our persona data flags exactly this: the CCR pricing means meaningful ABSD impact for foreign and PR buyers.
Two structural notes complete the picture. The en bloc score of 44 is only Moderate and the block is just five years old, so redevelopment optionality is theoretical for now. And families should look elsewhere: the recorded stock is entirely one- and two-bedroom, the nearest recorded primary (ACS Junior, 0.41km) flatters a schooling story the unit sizes cannot support, and our persona data rates the family fit red. This is a pied-à-terre and landlord asset, not a family seat.
The prudent way to hold these tensions together is to treat the rental depth as the fact and the capital story as the hypothesis. One hundred and nineteen contracts is a record that survives scepticism; a psf trend built on single-transaction endpoints is not. That asymmetry suggests entering at a price the income alone can justify, so that any recovery toward the earlier prints becomes upside rather than a requirement. It also suggests patience on the buying side: with so few sales, motivated sellers appear rarely but matter enormously when they do, and the difference between a fair entry and a generous one at this address is worth more than a year of rent. Buyers who cannot wait for that setup are, by definition, paying for immediacy in a market segment that tends to punish it.
- ✅ Young couples (no kids)
- ✅ MRT-walkable commuters
- ✅ Yield-focused investors
- ✅ Short-term flippers (<5 yr)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Families with young children
8 HULLET is a yield machine parked on some of the most defensible ground in District 9. The combination — 267m to Somerset, a 90 walkability score, 119 rental contracts and a 3.49% estimated gross yield (as of 2025-11) — is close to the platonic ideal of a CCR landlord asset, and the 94-year lease balance keeps the runway long. Buyers whose thesis is income first, capital growth second, should shortlist it without hesitation.
Buyers whose thesis is price appreciation need more caution. The psf record has slid from its 2021 high, the trailing year saw a single trade, and the block already prices at the 89.9 percentile of its district — the easy re-rating may have happened at launch. A sensible pre-offer exercise is to line the block up against Irwell Hill Residences and River Green on our comparison tool and ask which delivers your target return with less single-transaction noise. As a hold-and-lease instrument over five to ten years, 8 HULLET's case is strong; as a quick trade, the tape argues for patience.
FAQ
What is the average PSF for 8 HULLET?
Is 8 HULLET freehold?
What is the rental yield for 8 HULLET?
Which MRT is nearest to 8 HULLET?
Sources & Next Steps
- 8 HULLET Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 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: 9 transactions
- Rental data: 119 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 9 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% 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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Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at 8 HULLET typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $5,034/mo | $1,638,169 | 3.69% |
| 2 BR | $6,033/mo | $2,488,208 | 2.91% |
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HDB Alternatives Nearby
Weighing 8 HULLET against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $950,000
- Bukit Merah — 4-room average $894,787 (1.5 km away), an upgrader gap of about $1,100,000
- Kallang/whampoa — 4-room average $882,887 (1.7 km away), an upgrader gap of about $1,150,000