homequant
condo · 238146

8 Saint Thomas

Project page · Freehold

Indicative value range
S$3,118,430 – S$3,319,932
Indicative mid S$3,286,777 · S$3,148 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 20268 Saint Thomas16-201,302 sqftS$4,100,000S$3,148 psf×1.000S$3,148 psf
Jun 20268 Saint Thomas31-35872 sqftS$2,800,000S$3,211 psf×1.000S$3,211 psf
May 20268 Saint Thomas06-101,302 sqftS$3,680,000S$2,825 psf×1.000S$2,825 psf

How accurate is this estimate for 8 Saint Thomas?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in 8 Saint Thomas since.

Median error
5.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.46% gross yield

S$81,000 of rent a year against the estimate above · 0.17 points below flats like it

Leases signed here within a quarter of this size run about S$6,750 a month, the middle of 76 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft3Non-landed PropertiesS$11,200
Q3 20261600-1700 sqft4Non-landed PropertiesS$10,500
Q3 20261600-1700 sqft4Non-landed PropertiesS$10,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$10,100
Q3 20261300-1400 sqft3Non-landed PropertiesS$9,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$9,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$9,650
Q3 20261000-1100 sqft2Non-landed PropertiesS$7,550

median of 76 URA rental contracts at 8 Saint Thomas within a quarter of 97 sqm, since 2025Q4.

Buying or selling at S$3,286,777?

Buying: Stamp duty on S$3,286,777 · Cash and CPF needed on S$3,286,777 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,286,777.

Each opens with this figure filled in; change anything there.

Primary schools near 8 Saint Thomas Walk

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
8 Saint Thomas · 16-20 · Condominium
1,302 sqftS$4,100,000S$3,148 psf
Jun 2026
8 Saint Thomas · 31-35 · Condominium
872 sqftS$2,800,000S$3,211 psf
May 2026
8 Saint Thomas · 06-10 · Condominium
1,302 sqftS$3,680,000S$2,825 psf
Apr 2026
8 Saint Thomas · 11-15 · Condominium
807 sqftS$2,608,000S$3,231 psf
Apr 2026
8 Saint Thomas · 11-15 · Condominium
1,690 sqftS$4,500,000S$2,663 psf
Dec 2025
8 Saint Thomas · 16-20 · Condominium
872 sqftS$2,490,000S$2,856 psf
Sept 2025
8 Saint Thomas · 06-10 · Condominium
1,302 sqftS$4,068,000S$3,123 psf
Aug 2025
8 Saint Thomas · 06-10 · Condominium
807 sqftS$2,480,000S$3,072 psf
Jul 2025
8 Saint Thomas · 21-25 · Condominium
1,044 sqftS$2,813,888S$2,695 psf
May 2025
8 Saint Thomas · 31-35 · Condominium
872 sqftS$2,700,000S$3,097 psf
Mar 2025
8 Saint Thomas · 21-25 · Condominium
1,302 sqftS$3,980,000S$3,056 psf
Dec 2024
8 Saint Thomas · 16-20 · Condominium
872 sqftS$2,500,000S$2,867 psf
Nov 2024
8 Saint Thomas · 21-25 · Condominium
549 sqftS$1,800,000S$3,279 psf
Oct 2024
8 Saint Thomas · 26-30 · Condominium
1,044 sqftS$2,860,000S$2,739 psf
Sept 2024
8 Saint Thomas · 06-10 · Condominium
1,152 sqftS$3,100,000S$2,692 psf
Sept 2024
8 Saint Thomas · 06-10 · Condominium
1,302 sqftS$3,625,000S$2,783 psf
Sept 2024
8 Saint Thomas · 26-30 · Condominium
1,744 sqftS$5,100,000S$2,925 psf
Feb 2024
8 Saint Thomas · 01-05 · Condominium
1,044 sqftS$2,650,000S$2,538 psf
Apr 2023
8 Saint Thomas · 21-25 · Condominium
807 sqftS$2,530,000S$3,134 psf
Oct 2021
8 Saint Thomas · 01-05 · Condominium
506 sqftS$1,600,000S$3,163 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.