The rental ledger at 8 NAPIER runs from S$9,000 a month to S$42,000. Read that range again — the top contract is more than what many Singapore households earn in a quarter, and there are 99 such contracts on file for a development of just 46 units. Whatever else is true of this Napier Road address in District 10, the global tenant class has voted for it repeatedly since its 2010 completion by Napier Properties Pte Ltd.
Ownership sits in a correspondingly rarefied band. Every one of the eight recorded resales is a five-bedroom unit, averaging S$7,667,500 at S$3,337 psf, with individual trades between S$6.55 million and S$9.4 million (as of 2026-04). The trailing twelve months produced two transactions at an average of S$3,291 psf — pricing that ranks the development at the 94.3 percentile of District 10, essentially the district's top shelf.
Two questions decide whether it belongs on your shortlist. First, does a 2.58% gross yield justify S$7.7 million of capital in a leasehold asset with about 83 years remaining? Second, does the Napier location — 236 metres from its namesake Thomson-East Coast Line station, with Methodist Girls' School practically across the road — earn the premium over the district's freehold alternatives? The evidence cuts both ways.
Within District 10's prime landscape, 8 NAPIER sits above its own competitive set on rate: S$3,337 psf average against Skye at Holland's S$2,946, freehold Leedon Green's S$2,786, freehold Hyll on Holland's S$2,649, Fourth Avenue Residences' S$2,467 and D'Leedon's S$1,869 (as of 2026-04). The premium is a location statement — Napier Road fronts a stretch of the district those Holland-corridor projects cannot replicate, and the block's five-bedroom-only transaction record marks it as landed-substitute stock rather than apartment inventory. At the 94.3 percentile of district pricing, the market has long since made up its mind that this address clears the bar; the buyer's job is deciding whether the leasehold tenure should discount it more than it currently does.
Overview & Key Facts
8 NAPIER is a condominium at NAPIER ROAD in District 10 (CCR), developed by NAPIER PROPERTIES PTE LTD, comprising 46 units, completed in 2010.
Location & Connectivity
8 NAPIER is approximately 240m from Napier MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Napier | Thomson-East Coast Line | 240m |
| Orchard Boulevard | Thomson-East Coast Line | 1.2 km |
| Orchard | North-South Line | 1.3 km |
| Orchard | Thomson-East Coast Line | 1.3 km |
Schools & Education
14 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | Secondary | 270m |
| Methodist Girls' School (Primary) | Primary | 350m |
| Tanglin Secondary School | Secondary | 480m |
| Chatsworth International School (Orchard) | International | 600m |
| ISS International School (Paterson) | International | 820m |
| Nanyang Primary School | Primary | 880m |
| ISS International School (Preston) | International | 900m |
| Nanyang Girls' High School | Secondary | 1.2 km |
Market Position
8 NAPIER has recorded 8 sales at an average price of $7,667,500.
Ranks in the top 6% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 3 | $3,314 psf | — |
| 2023 | 2 | $3,348 psf | ↑ 1.0% |
| 2024 | 1 | $3,478 psf | ↑ 3.9% |
| 2025 | 1 | $3,254 psf | ↓ 6.4% |
| 2026 | 1 | $3,329 psf | ↑ 2.3% |
Loading chart data...
From the 2024 high, 8 NAPIER prices have given back 4.3% — still 0.4% above the 2022 baseline. The most recent period recovered 2.3%, so the pullback may be finding a floor.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
Lease Analysis
With 83 years remaining on its 99-year lease, 8 NAPIER still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 46-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 families with young children, mrt-walkable commuters, long-term hold (10+ yr) and boutique low-density (<100 units). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
international school families and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The tenancy economics are institutional-grade. Ninety-nine rental contracts across 46 units, averaging S$16,482 a month with a ceiling of S$42,000 (as of 2026-04), describe a tenant pool of senior expatriates and corporate leases — the segment that renews through cycles and treats rent as an employer's line item. Almost no boutique development we track shows this depth at this rent level. Benchmark it against the wider prime market on our luxury property map.
Location, second. Napier station (TE12, opened 2022) is 236 metres away, putting Orchard four stops of the Thomson-East Coast Line from the front door, while Orchard Boulevard and Orchard stations sit within 1.27km. The schooling map is elite and immediate: Methodist Girls' School at 0.27km, its primary section at 0.35km, Chatsworth International at 0.6km, ISS International (Paterson) at 0.82km, and Nanyang Primary at 0.88km — a catchment portfolio that directly supports both owner-occupation and the top-end rental demand. A clinic 66 metres away completes an unusually practical luxury address.
Third, price resilience. The psf trail across five years of thin trading is essentially flat-to-firm: S$3,314 (2022), S$3,348 (2023), S$3,478 (2024), S$3,254 (2025), S$3,329 (2026) (as of 2026-04). In a rate-sensitive luxury segment, holding a S$3,300-handle through that period is a quiet vote of confidence. The en bloc score of 50 — Moderate, the highest we assign in this cohort — adds a sliver of long-term optionality as the 2010 building ages. Buyers should still model the full acquisition stack, duties included, on our total cost of ownership calculator before viewing; at this quantum, the ancillary costs alone exceed the price of some OCR flats.
Yield is the arithmetic problem. A 2.58% gross return (as of 2026-04) — before maintenance, taxes and vacancy — is thin compensation for S$7.7 million of concentrated capital, and our persona data accordingly rates yield-focused buyers red here. The income is durable, but it is not the reason to own this asset; anyone modelling it as an income play should compare the same capital deployed across higher-yielding districts first.
Tenure versus price is the strategic problem. Roughly 83 years remain on the 99-year lease, yet the development prices above freehold Leedon Green and freehold Hyll on Holland on a psf basis (as of 2026-04). That inversion can persist — location premiums are real — but it means the buyer is paying freehold-plus rates for a depreciating tenure, and the gap must be justified at resale to a future purchaser who will run the same comparison with fewer years on the clock. ABSD compounds the entry: at this quantum the duty bill for a second-property or foreign buyer is measured in millions — compute it on our stamp duty calculator and verify rates with IRAS.
Liquidity rounds out the risk file. Eight sales in the recorded history and two in the trailing twelve months is typical for S$7-to-S$9 million stock, but it means exits are negotiated, not listed-and-sold; the 2010 vintage also puts the SSD-era flip strategies our data flags red firmly out of scope. This is capital you park, not capital you rotate.
Buyers should also weigh concentration in their broader portfolio. A single asset at this quantum can dominate a household balance sheet, and the same capital spread across two or three smaller prime holdings would diversify tenant risk, lease profiles and exit windows. Choosing the single flagship is a legitimate preference — many owners at this level make it deliberately — but it should be a decision made with the alternative consciously priced, not a default arrived at because one impressive address filled the field of vision.
- ✅ Families with young children
- ✅ MRT-walkable commuters
- ✅ Long-term hold (10+ yr)
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Yield-focused investors
8 NAPIER is a wealth-preservation asset with a world-class address and a defensible, if never exciting, financial profile. The facts that matter: S$3,337 psf average across an all-five-bedroom record, a 94.3 percentile district ranking, 99 rental contracts averaging S$16,482 a month, and a price trail that has held its S$3,300 handle through five thin-volume years (as of 2026-04). Families who want Methodist Girls' School across the road and a 236m MRT walk will find almost no substitute inventory.
The buyers who should think hardest are those comparing on fundamentals: the 83-year lease pricing above freehold Leedon Green and Hyll on Holland is a premium that must keep being re-earned, and the 2.58% yield means the investment case rests almost entirely on capital resilience. Shortlist it as a ten-year-plus family seat or a flagship holding; skip it as a return-on-capital exercise. Before any offer, run it against its freehold neighbours on our comparison tool — if the location premium still convinces you with the tenure difference on screen, you are the buyer this development was built for.
FAQ
What is the average PSF for 8 NAPIER?
Is 8 NAPIER freehold?
What is the rental yield for 8 NAPIER?
Which MRT is nearest to 8 NAPIER?
Sources & Next Steps
- 8 NAPIER Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 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: 8 transactions
- Rental data: 99 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 8 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% 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.
Loading chart data...
HDB Alternatives Nearby
Weighing 8 NAPIER against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.5 km away), an upgrader gap of about $6,650,000
- Bukit Merah — 4-room average $894,787 (1.8 km away), an upgrader gap of about $6,750,000
- Bukit Timah — 4-room average $846,049 (1.8 km away), an upgrader gap of about $6,800,000