Overview & Key Facts
GRANDEUR 8 is a 99 yrs lease commencing from 2002 condominium at ANG MO KIO CENTRAL 3 in District 20 (OCR), developed by NTUC CHOICE HOMES CO-OPERATIVE LIMITED, comprising 579 units, completed in 2005.
Location & Connectivity
GRANDEUR 8 is approximately 690m from Ang Mo Kio MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Ang Mo Kio | North-South Line | 690m |
| Yio Chu Kang | North-South Line | 740m |
| Mayflower | Thomson-East Coast Line | 1.1 km |
Schools & Education
14 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Institute of Technical Education (College Central) | Tertiary | 240m |
| Chong Boon Secondary School | Secondary | 290m |
| Yio Chu Kang Secondary School | Secondary | 400m |
| Yio Chu Kang Primary School | Primary | 450m |
| Nanyang Polytechnic | Tertiary | 630m |
| Anderson Serangoon Junior College | Jc | 690m |
| Anderson Primary School | Primary | 810m |
| Ang Mo Kio Primary School | Primary | 840m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 70 | $1,335 psf | $1,610,335 |
| 4 BR | 25 | $1,292 psf | $1,935,431 |
| 5+ BR | 1 | $929 psf | $2,050,000 |
Market Position
GRANDEUR 8 has recorded 96 sales at an average price of $1,699,575.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GRANDEUR 8 typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,221/mo | $1,610,335 | 3.15% |
| 4 BR | $4,974/mo | $1,935,431 | 3.08% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 18 | $1,077 psf | — |
| 2022 | 15 | $1,274 psf | ↑ 18.2% |
| 2023 | 17 | $1,304 psf | ↑ 2.4% |
| 2024 | 14 | $1,396 psf | ↑ 7.0% |
| 2025 | 24 | $1,445 psf | ↑ 3.5% |
| 2026 | 8 | $1,472 psf | ↑ 1.8% |
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GRANDEUR 8 prices sit at a fresh series high after a 1.8% gain on the prior period, now 36.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% 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.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
Lease Analysis
With 75 years remaining on its 99-year lease, GRANDEUR 8 still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, international school families and cpf-only buyers. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For yield-focused investors, it can work — but weigh the trade-offs before committing.
It is a weaker fit for young couples (no kids) and long-term hold (10+ yr) — other options likely serve them better. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
Verdict
GRANDEUR 8 is a 99 yrs lease commencing from 2002 development in District 20 (OCR), with 579 units, offering a gross yield of 3.0%.
At ~$1,452 psf, it represents a competitive entry point in the OCR segment.
Explore the full GRANDEUR 8 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GRANDEUR 8 against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (210m away), an upgrader gap of about $950,000
- Bishan — 4-room average $791,445 (1.5 km away), an upgrader gap of about $900,000
FAQ
What is the average PSF for GRANDEUR 8?
Is GRANDEUR 8 freehold?
What is the rental yield for GRANDEUR 8?
Which MRT is nearest to GRANDEUR 8?
Sources & Next Steps
- GRANDEUR 8 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 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: 96 transactions
- Rental data: 361 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 96 records analysed · Source: URA private-sale caveats