Grandeur 8
ANG MO KIO CENTRAL 3 · D20
Median PSF · 12m
S$1,488
Median price · 12m
S$1.85M
Latest sale
S$2.25M
Jul 2026
1-year change
+4.9%
Sales · 12m
18
89 all time
Gross yield
3.48%
37 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
- +31.1%
- Annualised
- +5.6%
- Transactions
- 89
- 1 year
- +4.9%
- 3 years p.a.
- +2.8%
- 5 years p.a.
- —
- Median size
- 1,227 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Grandeur 8 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,488 | S$2,041 | -27.1% |
| Median price | S$1.85M | S$2.51M | -26.1% |
| Gross rental yield | 3.48% | 2.96% | +0.5 pts |
| 1-year price change | +4.9% | +8.6% | -3.7 pts |
This development trades about 27% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,700
Contracts · 12m
37
Implied annual rent
S$56K
Gross yield
3.48%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 17 | S$4,750 |
| 2 bedroom | 14 | S$4,000 |
| 4 bedroom | 6 | S$5,325 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
67/100
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.
- Liquidityweight 15%96
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%73
How its median price per square foot compares with its own district.
- Rental yieldweight 20%63
Gross yield against every other development in its segment.
- Price momentumweight 18%49
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%48
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio MRT at 690 m.
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
- Ang Mo Kio MRT690 m
- Ang Mo Kio Interchange MRT760 m
- Yio Chu Kang MRT770 m
- Teck Ghee MRT1.1 km
Schools within 2 km
- Mayflower Primary Schoolprimary440 m
- Anderson Secondary Schoolsecondary (s1-s5)510 m
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)630 m
- Jing Shan Primary Schoolprimary660 m
- Presbyterian High Schoolsecondary (s1-s5)870 m
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$2,250,000 | 1,453 sqft | S$1,548 | 01-05 | 74 yr 6 mo |
| Jul 2026 | Condominium | S$1,950,000 | 1,259 sqft | S$1,548 | 11-15 | 74 yr 6 mo |
| Jul 2026 | Condominium | S$1,800,000 | 1,259 sqft | S$1,429 | 01-05 | 74 yr 6 mo |
| Jul 2026 | Condominium | S$1,550,000 | 1,130 sqft | S$1,371 | 06-10 | 74 yr 6 mo |
| Jun 2026 | Condominium | S$1,845,000 | 1,195 sqft | S$1,544 | 11-15 | 74 yr 7 mo |
| Jun 2026 | Condominium | S$1,680,000 | 1,227 sqft | S$1,369 | 01-05 | 74 yr 7 mo |
| May 2026 | Condominium | S$1,918,888 | 1,227 sqft | S$1,564 | 16-20 | 74 yr 8 mo |
| May 2026 | Condominium | S$1,550,000 | 1,216 sqft | S$1,274 | 01-05 | 74 yr 8 mo |
| Apr 2026 | Condominium | S$1,990,000 | 1,227 sqft | S$1,622 | 06-10 | 74 yr 9 mo |
| Apr 2026 | Condominium | S$1,780,000 | 1,227 sqft | S$1,451 | 06-10 | 74 yr 9 mo |
| Mar 2026 | Condominium | S$1,860,000 | 1,195 sqft | S$1,557 | 06-10 | 74 yr 10 mo |
| Jan 2026 | Condominium | S$1,560,088 | 1,119 sqft | S$1,394 | 06-10 | 75 yrs |
| Dec 2025 | Condominium | S$1,580,000 | 1,130 sqft | S$1,398 | 06-10 | 75 yr 1 mo |
| Dec 2025 | Condominium | S$1,575,000 | 1,119 sqft | S$1,407 | 16-20 | 75 yr 1 mo |
| Nov 2025 | Condominium | S$2,050,000 | 1,313 sqft | S$1,561 | 06-10 | 75 yr 2 mo |
| Oct 2025 | Condominium | S$2,328,000 | 1,389 sqft | S$1,677 | 11-15 | 75 yr 3 mo |
| Oct 2025 | Condominium | S$2,216,000 | 1,453 sqft | S$1,525 | 01-05 | 75 yr 3 mo |
| Oct 2025 | Condominium | S$1,950,000 | 1,593 sqft | S$1,224 | 01-05 | 75 yr 3 mo |
| Aug 2025 | Condominium | S$2,250,000 | 1,421 sqft | S$1,584 | 11-15 | 75 yr 5 mo |
| Aug 2025 | Condominium | S$2,129,888 | 1,410 sqft | S$1,510 | 11-15 | 75 yr 5 mo |
| Jul 2025 | Condominium | S$1,830,000 | 1,259 sqft | S$1,453 | 11-15 | 75 yr 6 mo |
| Jun 2025 | Condominium | S$2,118,000 | 1,410 sqft | S$1,502 | 11-15 | 75 yr 7 mo |
| Jun 2025 | Condominium | S$1,900,000 | 1,227 sqft | S$1,548 | 11-15 | 75 yr 7 mo |
| Jun 2025 | Condominium | S$1,800,000 | 1,259 sqft | S$1,429 | 06-10 | 75 yr 7 mo |
| Jun 2025 | Condominium | S$1,690,000 | 1,227 sqft | S$1,377 | 01-05 | 75 yr 7 mo |
| Jun 2025 | Condominium | S$1,495,000 | 1,216 sqft | S$1,229 | 01-05 | 75 yr 7 mo |
| Apr 2025 | Condominium | S$2,200,000 | 1,453 sqft | S$1,514 | 11-15 | 75 yr 9 mo |
| Apr 2025 | Condominium | S$1,860,000 | 1,227 sqft | S$1,516 | 11-15 | 75 yr 9 mo |
| Apr 2025 | Condominium | S$1,730,000 | 1,227 sqft | S$1,410 | 01-05 | 75 yr 9 mo |
| Apr 2025 | Condominium | S$1,540,000 | 1,119 sqft | S$1,376 | 16-20 | 75 yr 9 mo |
| Mar 2025 | Condominium | S$2,100,000 | 1,389 sqft | S$1,512 | 11-15 | 75 yr 10 mo |
| Mar 2025 | Condominium | S$1,950,000 | 1,324 sqft | S$1,473 | 06-10 | 75 yr 10 mo |
| Mar 2025 | Condominium | S$1,630,000 | 1,216 sqft | S$1,340 | 01-05 | 75 yr 10 mo |
| Mar 2025 | Condominium | S$1,560,000 | 1,130 sqft | S$1,380 | 16-20 | 75 yr 10 mo |
| Feb 2025 | Condominium | S$1,695,000 | 1,227 sqft | S$1,381 | 06-10 | 75 yr 11 mo |
| Jan 2025 | Condominium | S$1,540,000 | 1,130 sqft | S$1,363 | 16-20 | 76 yrs |
| Dec 2024 | Condominium | S$1,880,000 | 1,259 sqft | S$1,493 | 11-15 | 76 yr 1 mo |
| Nov 2024 | Condominium | S$1,818,000 | 1,421 sqft | S$1,280 | 01-05 | 76 yr 2 mo |
| Nov 2024 | Condominium | S$1,740,000 | 1,227 sqft | S$1,418 | 06-10 | 76 yr 2 mo |
| Nov 2024 | Condominium | S$1,530,000 | 1,119 sqft | S$1,367 | 01-05 | 76 yr 2 mo |
Showing the 40 most recent of 89 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Mayflower Gardens
S$1,584
+0.1%5 sales1.7% yield
Nuovo
S$1,332
-1.9%8 sales3.3% yield
Far Horizon Gardens
S$1,078
-4.3%5 sales7.1% yield
Chip Thye Garden
S$2,074
—4 sales1.4% yield
Landed Housing Development
S$1,521
—1 sales
Kingsgrove
S$1,456
+3.9%2 sales2.7% yield
Pollen Collection Ii
S$2,613
—47 sales
Wellington Park
S$1,849
-19.4%1 sales1.6% 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.