Overview & Key Facts
SANDY EIGHT is a freehold condominium at SANDY LANE in District 15 (RCR), developed by , comprising 20 units.
Location & Connectivity
SANDY EIGHT is approximately 610m from Paya Lebar MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 610m |
| Paya Lebar | Circle Line | 610m |
| Dakota | Circle Line | 660m |
| Tanjong Katong | Thomson-East Coast Line | 880m |
| Aljunied | East-West Line | 1.2 km |
| Mountbatten | Circle Line | 1.4 km |
Schools & Education
15 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 330m |
| Kong Hwa School | Primary | 450m |
| Geylang Methodist School (Secondary) | Secondary | 610m |
| Tanjong Katong Primary School | Primary | 770m |
| Tao Nan School | Primary | 790m |
| Geylang Methodist School (Primary) | Primary | 800m |
| Broadrick Secondary School | Secondary | 880m |
| EtonHouse International School (Broadrick) | International | 880m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,841 psf | $1,150,000 |
| 2 BR | 2 | $1,865 psf | $1,355,000 |
| 3 BR | 1 | $1,753 psf | $1,830,000 |
Market Position
SANDY EIGHT has recorded 6 sales at an average price of $1,331,667.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SANDY EIGHT typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,738/mo | $1,150,000 | 2.86% |
| 2 BR | $3,745/mo | $1,355,000 | 3.32% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 1 | $1,720 psf | — |
| 2024 | 4 | $1,847 psf | ↑ 7.4% |
| 2025 | 1 | $1,899 psf | ↑ 2.8% |
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The latest reading marks the highest point in this series — SANDY EIGHT prices have climbed 10.4% since 2023.
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 |
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 20-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
Buyers most likely to be happy here: mrt-walkable commuters, car-owning households, p1 school balloting families and quiet sanctuary seekers. MRT proximity is the standout commute feature for daily transit users.
yield-focused investors and long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
en-bloc speculators and resort facilities should probably look elsewhere. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
Verdict
SANDY EIGHT is a freehold development in District 15 (RCR), with 20 units, offering a gross yield of 3.0%.
At ~$1,899 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full SANDY EIGHT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SANDY EIGHT against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (250m away), an upgrader gap of about $550,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $450,000
- Marine Parade — 4-room average $648,065 (1.8 km away), an upgrader gap of about $700,000
FAQ
What is the average PSF for SANDY EIGHT?
Is SANDY EIGHT freehold?
What is the rental yield for SANDY EIGHT?
Which MRT is nearest to SANDY EIGHT?
Sources & Next Steps
- SANDY EIGHT 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: 6 transactions
- Rental data: 18 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2025 · 6 records analysed · Source: URA private-sale caveats