homequant
condo · 258502

8 Napier

Project page · Freehold

Indicative value range
S$4,999,673 – S$6,579,640
Indicative mid S$5,405,583 · S$2,686 psf

Based on 108 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. 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
Sept 2026Cliveden At Grange · 984 m21-252,153 sqftS$5,400,000S$2,508 psf×1.000S$2,508 psf
Sept 2026Cliveden At Grange · 984 m01-052,153 sqftS$5,805,000S$2,697 psf×1.000S$2,697 psf
Sept 2026Botanic Gardens Mansion · 183 m06-101,755 sqftS$3,728,888S$2,125 psf×1.000S$2,125 psf
Sept 2026Ardmore Ii · 827 m31-352,024 sqftS$7,320,000S$3,617 psf×1.000S$3,617 psf
Sept 2026Grange Residences · 357 m06-102,583 sqftS$9,250,000S$3,581 psf×1.000S$3,581 psf
Sept 2026One Claymore · 966 m21-251,970 sqftS$3,570,000S$1,812 psf×1.000S$1,812 psf
Aug 2026Cuscaden Residences · 721 m11-151,485 sqftS$4,050,000S$2,727 psf×1.000S$2,727 psf
Aug 2026Ardmore Ii · 827 m31-352,024 sqftS$7,250,000S$3,583 psf×1.000S$3,583 psf
Aug 2026Four Seasons Park · 863 m16-202,260 sqftS$7,883,000S$3,487 psf×1.000S$3,487 psf
Aug 2026Nouvel 18 · 955 m21-251,862 sqftS$6,600,000S$3,544 psf×1.000S$3,544 psf
Jul 2026D'Grove Villas · 821 m11-151,690 sqftS$4,200,000S$2,485 psf×1.000S$2,485 psf
Jun 2026Nassim Jade · 586 m01-051,841 sqftS$4,800,000S$2,608 psf×1.000S$2,608 psf
Jun 2026Ardmore Three · 896 m06-101,787 sqftS$6,350,000S$3,554 psf×1.000S$3,554 psf
Jun 2026Ardmore Ii · 827 m06-102,024 sqftS$6,800,000S$3,360 psf×1.000S$3,360 psf
Jun 2026The Grange · 723 m06-102,293 sqftS$6,668,000S$2,908 psf×1.000S$2,908 psf
May 2026Botanic Gardens Mansion · 183 m01-051,755 sqftS$3,800,000S$2,166 psf×1.000S$2,166 psf
May 2026Garden Apartments · 800 m01-052,476 sqftS$5,850,000S$2,363 psf×1.000S$2,363 psf
May 2026Ardmore Three · 896 m26-301,787 sqftS$6,280,000S$3,515 psf×1.000S$3,515 psf
May 2026Beaufort On Nassim · 487 m01-051,851 sqftS$5,350,000S$2,890 psf×1.000S$2,890 psf
May 2026Cuscaden Residences · 721 m06-101,453 sqftS$3,900,000S$2,684 psf×1.000S$2,684 psf
May 2026Cuscaden Residences · 721 m16-201,453 sqftS$3,980,000S$2,739 psf×1.000S$2,739 psf
May 2026One Tree Hill Residence · 815 m11-152,207 sqftS$5,080,000S$2,302 psf×1.000S$2,302 psf
May 2026Grange Residences · 357 m06-102,583 sqftS$8,400,000S$3,252 psf×1.000S$3,252 psf
May 2026Park Nova · 656 m11-152,207 sqftS$11,000,000S$4,985 psf×1.000S$4,985 psf
Apr 2026Ardmore Three · 896 m16-201,787 sqftS$5,620,000S$3,145 psf×1.000S$3,145 psf
Apr 2026Tanglin Park · 937 m01-051,765 sqftS$4,500,000S$2,549 psf×1.000S$2,549 psf
Apr 20268 Napier01-052,013 sqftS$6,700,000S$3,329 psf×1.000S$3,329 psf
Mar 2026St Regis Residences Singapore · 675 m06-102,153 sqftS$5,500,000S$2,555 psf×1.018S$2,602 psf
Mar 2026St Regis Residences Singapore · 675 m01-052,594 sqftS$6,485,000S$2,500 psf×1.018S$2,546 psf
Mar 2026Nassim Jade · 586 m01-052,411 sqftS$6,500,000S$2,696 psf×1.018S$2,745 psf
Mar 2026Ardmore Three · 896 m31-351,787 sqftS$6,050,000S$3,386 psf×1.018S$3,448 psf
Mar 2026Tanglin Park · 937 m06-101,981 sqftS$4,850,000S$2,449 psf×1.018S$2,494 psf
Mar 2026The Grange · 723 m11-152,282 sqftS$7,438,000S$3,260 psf×1.018S$3,319 psf
Mar 2026Orion · 794 m06-101,507 sqftS$3,500,000S$2,323 psf×1.018S$2,365 psf
Feb 2026Boulevard 88 · 802 m11-151,776 sqftS$7,061,000S$3,976 psf×1.018S$4,048 psf
Feb 2026Boulevard 88 · 802 m21-251,776 sqftS$7,425,000S$4,181 psf×1.018S$4,257 psf
Feb 2026Cliveden At Grange · 984 m06-102,153 sqftS$4,900,000S$2,276 psf×1.018S$2,318 psf
Feb 2026St Martin Residence · 376 m01-051,744 sqftS$4,050,000S$2,323 psf×1.018S$2,365 psf
Feb 2026Ardmore Three · 896 m31-351,744 sqftS$6,280,000S$3,601 psf×1.018S$3,667 psf
Feb 2026The Tomlinson · 661 m11-152,347 sqftS$6,300,000S$2,685 psf×1.018S$2,734 psf
Feb 2026Botanic Gardens View · 206 m01-051,755 sqftS$4,200,000S$2,394 psf×1.018S$2,438 psf
Jan 2026Nassim Jade · 586 m01-052,260 sqftS$6,800,000S$3,008 psf×1.018S$3,063 psf
Jan 2026Nassim Jade · 586 m01-052,260 sqftS$6,668,000S$2,950 psf×1.018S$3,004 psf
Dec 2025St Martin Residence · 376 m01-051,528 sqftS$3,880,000S$2,538 psf×1.024S$2,600 psf
Dec 2025Ardmore Ii · 827 m31-352,024 sqftS$7,000,000S$3,459 psf×1.024S$3,543 psf
Dec 2025Tanglin Park · 937 m01-051,593 sqftS$4,028,000S$2,528 psf×1.024S$2,589 psf
Nov 2025St Regis Residences Singapore · 675 m01-052,594 sqftS$6,485,000S$2,500 psf×1.024S$2,560 psf
Nov 2025St Regis Residences Singapore · 675 m11-152,153 sqftS$5,560,000S$2,583 psf×1.024S$2,645 psf
Nov 2025Kum Hing Court · 811 m11-151,625 sqftS$4,060,000S$2,498 psf×1.024S$2,558 psf
Nov 2025Botanic Gardens View · 206 m06-101,410 sqftS$3,700,000S$2,624 psf×1.024S$2,687 psf
Nov 2025Park Nova · 656 m16-201,432 sqftS$6,388,000S$4,462 psf×1.024S$4,570 psf
Oct 2025St Regis Residences Singapore · 675 m01-052,120 sqftS$5,400,000S$2,547 psf×1.024S$2,608 psf
Oct 2025Ardmore Three · 896 m21-251,787 sqftS$6,000,000S$3,358 psf×1.024S$3,439 psf
Oct 2025The Tomlinson · 661 m06-102,368 sqftS$5,800,000S$2,449 psf×1.024S$2,508 psf
Oct 2025Four Seasons Park · 863 m01-052,260 sqftS$6,700,000S$2,964 psf×1.024S$3,035 psf
Oct 2025Grange Residences · 357 m06-102,583 sqftS$8,200,000S$3,174 psf×1.024S$3,251 psf
Oct 2025One Claymore · 966 m11-151,970 sqftS$3,000,000S$1,523 psf×1.024S$1,560 psf
Sept 2025Tanglin Hill Meadows · 748 m01-051,733 sqftS$3,950,000S$2,279 psf×0.988S$2,253 psf
Sept 20253 Orchard By-The-Park · 599 m11-152,260 sqftS$8,150,000S$3,606 psf×0.988S$3,564 psf
Sept 2025Cuscaden Residences · 721 m06-101,485 sqftS$3,851,800S$2,593 psf×0.988S$2,563 psf
Sept 2025Four Seasons Park · 863 m16-202,260 sqftS$8,150,000S$3,606 psf×0.988S$3,564 psf
Sept 2025The Grange · 723 m06-101,765 sqftS$5,150,000S$2,917 psf×0.988S$2,883 psf
Sept 2025Grange Residences · 357 m16-202,583 sqftS$8,480,000S$3,283 psf×0.988S$3,244 psf
Aug 2025Boulevard 88 · 802 m26-301,776 sqftS$7,800,000S$4,392 psf×0.988S$4,341 psf
Aug 2025Botanic Gardens Mansion · 183 m06-101,755 sqftS$4,125,000S$2,351 psf×0.988S$2,324 psf
Aug 2025Cuscaden Residences · 721 m11-151,442 sqftS$3,988,000S$2,765 psf×0.988S$2,733 psf
Aug 2025The Ladyhill · 623 m01-052,325 sqftS$6,800,000S$2,925 psf×0.988S$2,891 psf
Aug 2025The Ladyhill · 623 m01-052,325 sqftS$7,380,000S$3,174 psf×0.988S$3,137 psf
Aug 2025Grange Residences · 357 m01-052,583 sqftS$8,500,000S$3,290 psf×0.988S$3,252 psf
Jul 20253 Orchard By-The-Park · 599 m16-202,583 sqftS$11,106,900S$4,299 psf×0.988S$4,249 psf
Jul 2025Tanglin Residences · 394 m01-052,530 sqftS$5,500,000S$2,174 psf×0.988S$2,149 psf
Jul 20258 Napier01-052,013 sqftS$6,550,000S$3,254 psf×0.988S$3,216 psf
Jun 2025Four Seasons Park · 863 m06-102,260 sqftS$7,500,000S$3,318 psf×1.005S$3,334 psf
Jun 2025Tanglin Park · 937 m06-101,507 sqftS$3,800,000S$2,522 psf×1.005S$2,534 psf
Jun 2025The Grange · 723 m16-202,293 sqftS$6,080,000S$2,652 psf×1.005S$2,665 psf
May 2025St Martin Residence · 376 m01-051,528 sqftS$3,820,000S$2,499 psf×1.005S$2,512 psf
May 2025Kum Hing Court · 811 m01-051,625 sqftS$3,600,000S$2,215 psf×1.005S$2,226 psf
Apr 2025Boulevard 88 · 802 m21-251,776 sqftS$7,150,000S$4,026 psf×1.005S$4,046 psf
Apr 2025Cliveden At Grange · 984 m06-102,153 sqftS$4,750,000S$2,206 psf×1.005S$2,217 psf
Apr 2025Cuscaden Residences · 721 m16-201,485 sqftS$3,900,000S$2,626 psf×1.005S$2,639 psf
Apr 2025The Grange · 723 m16-201,765 sqftS$5,000,000S$2,832 psf×1.005S$2,847 psf
Mar 2025St Regis Residences Singapore · 675 m06-102,142 sqftS$5,360,000S$2,502 psf×1.035S$2,591 psf
Mar 2025St Regis Residences Singapore · 675 m06-101,507 sqftS$4,080,000S$2,707 psf×1.035S$2,803 psf
Mar 2025Cuscaden Residences · 721 m11-151,485 sqftS$3,950,000S$2,659 psf×1.035S$2,753 psf
Mar 2025Cuscaden Residences · 721 m16-201,485 sqftS$3,680,000S$2,477 psf×1.035S$2,565 psf
Mar 2025Four Seasons Park · 863 m16-202,260 sqftS$7,500,000S$3,318 psf×1.035S$3,435 psf
Mar 2025Tanglin Park · 937 m01-051,507 sqftS$3,880,000S$2,575 psf×1.035S$2,666 psf
Mar 2025Nouvel 18 · 955 m21-251,765 sqftS$5,450,000S$3,087 psf×1.035S$3,196 psf
Feb 2025Nassim 9 · 522 m01-052,486 sqftS$7,500,000S$3,016 psf×1.035S$3,123 psf
Feb 2025Kum Hing Court · 811 m01-051,625 sqftS$3,700,000S$2,276 psf×1.035S$2,357 psf
Feb 2025Orange Grove Residences · 903 m01-052,207 sqftS$4,880,000S$2,212 psf×1.035S$2,290 psf
Feb 2025Ardmore Ii · 827 m21-252,024 sqftS$6,850,000S$3,385 psf×1.035S$3,504 psf
Feb 2025Ardmore Ii · 827 m31-352,024 sqftS$7,068,000S$3,493 psf×1.035S$3,616 psf
Jan 2025Cliveden At Grange · 984 m11-152,153 sqftS$4,800,000S$2,230 psf×1.035S$2,308 psf
Jan 2025Botanic Gardens Mansion · 183 m06-101,755 sqftS$4,100,000S$2,337 psf×1.035S$2,419 psf
Jan 2025Botanic Gardens Mansion · 183 m01-051,755 sqftS$3,700,000S$2,109 psf×1.035S$2,183 psf
Jan 2025St Regis Residences Singapore · 675 m01-052,153 sqftS$5,382,500S$2,500 psf×1.035S$2,588 psf
Jan 2025Botanic Gardens View · 206 m01-051,755 sqftS$3,650,000S$2,080 psf×1.035S$2,154 psf
Dec 2024Tanglin Hill Meadows · 748 m01-052,077 sqftS$4,500,000S$2,166 psf×1.043S$2,260 psf
Dec 2024Botanic Gardens View · 206 m06-101,755 sqftS$4,170,000S$2,377 psf×1.043S$2,480 psf
Nov 2024Cliveden At Grange · 984 m16-202,153 sqftS$4,700,000S$2,183 psf×1.043S$2,278 psf
Nov 2024Botanic Gardens Mansion · 183 m01-051,755 sqftS$3,400,000S$1,938 psf×1.043S$2,022 psf
Nov 2024St Regis Residences Singapore · 675 m01-052,142 sqftS$5,355,000S$2,500 psf×1.043S$2,608 psf
Nov 2024St Regis Residences Singapore · 675 m11-151,959 sqftS$5,000,000S$2,552 psf×1.043S$2,663 psf
Nov 2024St Martin Residence · 376 m01-052,120 sqftS$3,750,000S$1,768 psf×1.043S$1,845 psf
Nov 2024Cuscaden Residences · 721 m06-101,453 sqftS$3,750,000S$2,581 psf×1.043S$2,692 psf
Nov 2024Orange Grove Residences · 903 m01-052,390 sqftS$5,150,000S$2,155 psf×1.043S$2,248 psf
Nov 2024The Grange · 723 m21-252,077 sqftS$4,970,000S$2,392 psf×1.043S$2,496 psf

How accurate is this estimate for 8 Napier?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.55% gross yield

S$192,000 of rent a year against the estimate above · 0.92 points above flats like it

Leases signed here within a quarter of this size run about S$16,000 a month, the middle of 17 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 20262700-2800 sqft4Non-landed PropertiesS$19,500
Q3 20262700-2800 sqft4Non-landed PropertiesS$19,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$17,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$17,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$16,000
Q3 20262000-2100 sqft3Non-landed PropertiesS$16,000
Q3 20262000-2100 sqft3Non-landed PropertiesS$14,800
Q2 20262000-2100 sqft3Non-landed PropertiesS$17,500

median of 17 URA rental contracts at 8 Napier within a quarter of 187 sqm, since 2025Q4.

Buying or selling at S$5,405,583?

Buying: Stamp duty on S$5,405,583 · Cash and CPF needed on S$5,405,583 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,405,583.

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

Primary schools near 8 Napier Road

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
8 Napier · 01-05 · Condominium
2,013 sqftS$6,700,000S$3,329 psf
Jul 2025
8 Napier · 01-05 · Condominium
2,013 sqftS$6,550,000S$3,254 psf
Mar 2024
8 Napier · 06-10 · Condominium
2,013 sqftS$7,000,000S$3,478 psf
Nov 2023
8 Napier · 06-10 · Condominium
2,013 sqftS$6,700,000S$3,329 psf
Nov 2023
8 Napier · 06-10 · Condominium
2,013 sqftS$6,780,000S$3,368 psf
Oct 2022
8 Napier · 01-05 · Condominium
2,777 sqftS$9,400,000S$3,385 psf
Aug 2022
8 Napier · 01-05 · Condominium
2,777 sqftS$8,860,000S$3,190 psf
Apr 2022
8 Napier · 01-05 · Condominium
2,777 sqftS$9,350,000S$3,367 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.