Overview & Key Facts
8M RESIDENCES is a condominium at MARGATE ROAD in District 15 (RCR), developed by GCAP PROPERTIES PTE LTD, comprising 68 units, completed in 2017.
Location & Connectivity
8M RESIDENCES is approximately 470m from Katong Park MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Katong Park | Thomson-East Coast Line | 470m |
| Tanjong Katong | Thomson-East Coast Line | 790m |
| Mountbatten | Circle Line | 1 km |
| Dakota | Circle Line | 1 km |
Schools & Education
12 schools within 2 km.
| 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 |
Unit Mix & Pricing
| 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 |
Market Position
8M RESIDENCES has recorded 26 sales at an average price of $1,563,073.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at 8M RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,183/mo | $1,342,357 | 2.85% |
| 2 BR | $3,706/mo | $1,799,189 | 2.47% |
| 3 BR | $4,355/mo | $1,975,000 | 2.65% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $2,133 psf | — |
| 2022 | 4 | $1,918 psf | ↓ 10.1% |
| 2023 | 7 | $2,052 psf | ↑ 7.0% |
| 2024 | 2 | $2,232 psf | ↑ 8.8% |
| 2025 | 9 | $2,241 psf | ↑ 0.4% |
| 2026 | 2 | $2,347 psf | ↑ 4.8% |
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8M RESIDENCES prices sit at a fresh series high after a 4.8% gain on the prior period, now 10.0% above the 2021 starting level.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
Lease Analysis
With 90 years remaining on its 99-year lease, 8M RESIDENCES still qualifies for full bank financing and CPF usage.
What Could Work Against You
- Only 8 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 68 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters and boutique low-density (<100 units) best. Located ~467m from Katong Park MRT, this property is a comfortable daily walk for transit commuters.
Verdict
8M RESIDENCES is a development in District 15 (RCR), with 68 units, offering a gross yield of 2.8%.
At ~$2,260 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full 8M RESIDENCES dashboard for interactive analytics.
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
FAQ
What is the average PSF for 8M RESIDENCES?
Is 8M RESIDENCES freehold?
What is the rental yield for 8M RESIDENCES?
Which MRT is nearest to 8M RESIDENCES?
Sources & Next Steps
- 8M RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 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: 26 transactions
- Rental data: 106 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 26 records analysed · Source: URA private-sale caveats