8 Napier
NAPIER ROAD · Singapore 258509 · D10
Median PSF · 12m
S$3,329
Median price · 12m
S$6.70M
Latest sale
S$6.70M
Apr 2026
1-year change
+2.3%
Sales · 12m
1
8 all time
Gross yield
2.90%
13 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- -1.1%
- Annualised
- -0.7%
- Transactions
- 8
- 1 year
- +2.3%
- 3 years p.a.
- -0.6%
- 5 years p.a.
- —
- Median size
- 2,013 sqft
Against the neighbourhood
How it compares within D10
Ardmore, Bukit Timah, Holland Road, Tanglin. All figures are medians over the last 12 months for private homes in this district.
| Measure | 8 Napier | D10 median | Difference |
|---|---|---|---|
| Median PSF | S$3,329 | S$2,225 | +49.6% |
| Median price | S$6.70M | S$3.16M | +111.8% |
| Gross rental yield | 2.90% | 4.12% | -1.2 pts |
| 1-year price change | +2.3% | +0.6% | +1.7 pts |
This development trades about 50% above the D10 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$16,000
Contracts · 12m
13
Implied annual rent
S$192K
Gross yield
2.90%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 10 | S$15,750 |
| 4 bedroom | 3 | S$17,000 |
Investment analysis
Investment score 34 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
34/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Napier MRT at 280 m.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%43
Gross yield against every other development in its segment.
- Supply riskweight 10%42
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%18
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%4
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Napier MRT280 m
- Orchard Boulevard MRT340 m
- Orchard MRT1.2 km
- Stevens MRT1.7 km
Schools within 2 km
- Crescent Girls' Schoolsecondary (s1-s4)1.4 km
- Alexandra Primary Schoolprimary1.6 km
- Queenstown Secondary Schoolsecondary (s1-s5)1.6 km
- Gan Eng Seng Schoolsecondary (s1-s5)1.8 km
- Queenstown Primary Schoolprimary1.9 km
- Singapore Chinese Girls' Schoolsecondary (s1-s4)1.9 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- PARK NOVAShun Tak Cuscaden Residential Pte Ltd54 units480 m
- GRANGE 1866Grange 1866 Pte Ltd60 units1.0 km
- 21 ANDERSONAnderson International Properties Pte. Ltd/Raffles Legend Properties Pte. Ltd.19 units1.1 km
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.4 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | Condominium | S$6,700,000 | 2,013 sqft | S$3,329 | 01-05 | — |
| Jul 2025 | Condominium | S$6,550,000 | 2,013 sqft | S$3,254 | 01-05 | — |
| Mar 2024 | Condominium | S$7,000,000 | 2,013 sqft | S$3,478 | 06-10 | — |
| Nov 2023 | Condominium | S$6,780,000 | 2,013 sqft | S$3,368 | 06-10 | — |
| Nov 2023 | Condominium | S$6,700,000 | 2,013 sqft | S$3,329 | 06-10 | — |
| Oct 2022 | Condominium | S$9,400,000 | 2,777 sqft | S$3,385 | 01-05 | — |
| Aug 2022 | Condominium | S$8,860,000 | 2,777 sqft | S$3,190 | 01-05 | — |
| Apr 2022 | Condominium | S$9,350,000 | 2,777 sqft | S$3,367 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Loft
S$2,162
-8.7%3 sales4.4% yield
The Nassim
S$4,485
—1 sales4.2% yield
19 Nassim
S$3,296
+1.9%12 sales4.7% yield
St Martin Residence
S$2,323
+8.8%5 sales4.8% yield
Boulevard 88
S$4,061
+1.5%7 sales5.4% yield
Upperhouse At Orchard Boulevard
S$3,492
—45 sales
3 Orchard By-The-Park
S$3,355
-15.1%1 sales4.5% yield
Orchard Bel Air
S$1,489
+0.7%4 sales2.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.