Grandeur 8
Ang Mo Kio Central 3 · District 20 · Outside Central Region (OCR) · 99 yrs lease commencing from 2002
Grandeur 8 is a condominium development in District 20 (OCR). Based on 89 URA-recorded transactions from 2021–2026, its median price is $1,690,000, with prices moving about 5.4%/yr and a gross rental yield near 3%.
The verdict · for an investor
Grandeur 8 · Condominium · District 20 · Leasehold
On balance, Grandeur 8 points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 10 min on foot; 5 supermarkets, 6 food & retail spots nearby.
- Rentable — ~3% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 5-bed +36.0%, 4-bed +30.2%, 3-bed +25.1% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- Leasehold, ~75 years left — the lease clock weighs on price and financing the older it gets.
- Its recent +5.4%/yr rode a hot cycle — don't bank on that pace repeating.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,227 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,227 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.78M
Aim at the middle or below. A patient buyer has been getting closer to $1.72M.
If you’re selling
~$1.86M
List at the top of fair; realistic close is $1.78M–$1.80M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.23M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~5.4%/yr), and past pace never promises the future.
Built from URA transactions for Grandeur 8 — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Grandeur 8
Outside Central Region (OCR) · District 20 · ~$1,451 psf · 3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Grandeur 8, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,451 psf, Grandeur 8 is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~5.4%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Grandeur 8's own prices have gone flat over the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,268 units, from 2030).
Supports prices
New launches in this district are selling well — 2 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents at Grandeur 8 have been flat over the last couple of years.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,451 psf is ~43% below similar nearby projects (~$2,535). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Grandeur 8 has grown ~5.4%/yr over ~5 years. Similar nearby: Amo Residence 4%, The Panorama 5.1% — a 4–5.1%/yr spread (most around 5.1%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,690,000
2021–2026 (URA)
Appreciation
5.4%/yr
median trend
Gross yield
3%
~$3.57/psf rent
Lease
~75 yrs left
leasehold
Grandeur 8 median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Grandeur 8 fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Grandeur 8
Questions people ask about Grandeur 8
Is Grandeur 8 freehold or leasehold?
Grandeur 8 is on a 99-year lease that began in 2002, so about 75 years remain. It sits in District 20 (Outside Central Region (OCR)).
How much does Grandeur 8 cost per square foot?
Recent transactions at Grandeur 8 are around $1,451 psf. Across its record, transacted prices range from $1,150,000 to $2,328,000.
Which primary schools are near Grandeur 8?
Within 1 km (top Primary 1 priority): Mayflower Primary School (0.39 km), Jing Shan Primary School (0.75 km). Within 1–2 km: Anderson Primary School, Ang Mo Kio Primary School, Teck Ghee Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Grandeur 8?
The nearest MRT is Yio Chu Kang MRT, about 620 m away (straight-line).
Has Grandeur 8 gone up in value?
Across 89 URA-recorded transactions (2021–2026), prices at Grandeur 8 have moved about 5.4% a year on average, with a gross rental yield near 3%. That is a past record, not a forecast.
What condos are comparable to Grandeur 8?
Within a short walk: Centro Residences, Nuovo. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Grandeur 8 a good buy?
Grandeur 8 sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.