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HDB · 260008

Blk 8 Empress Rd

Project page · 99-year lease from 1976

Indicative value range
S$452,172 – S$505,237
Indicative mid S$477,500 · S$7,346 psm

Based on 4 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

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

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 813 TO 1565 sqmS$455,000S$7,000 psm×1.000S$7,000 psm
Jun 2026Blk 810 TO 1265 sqmS$500,000S$7,692 psm×1.000S$7,692 psm
Jan 2026Blk 807 TO 0965 sqmS$445,000S$6,846 psm×0.997S$6,826 psm
Nov 2025Blk 807 TO 0965 sqmS$523,000S$8,046 psm×0.996S$8,015 psm

How accurate is this estimate for Empress Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Empress Rd since.

Median error
5.6%

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

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

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

7.79% gross yield

S$37,200 of rent a year against the estimate above · 1.41 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 blocks. This town has too few such blocks to measure on its own.

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 rental approvals used

ApprovedBlockFlatRent a month
Sept 202683 ROOMS$2,600
Aug 202683 ROOMS$3,000
Jul 202683 ROOMS$3,200
Jul 202683 ROOMS$3,100
Jul 202683 ROOMS$2,800
Jun 202683 ROOMS$2,700
May 202683 ROOMS$3,200
May 202683 ROOMS$3,200

median of 15 HDB rental approvals for 3 ROOM on Empress Rd since 2025-10.

Buying or selling at S$477,500?

Buying: Stamp duty on S$477,500 · Cash and CPF needed on S$477,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$477,500.

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

Primary schools near 8 Empress Rd

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
Oct 2026
Blk 8 · 3 ROOM · 04 TO 06 · Improved · 49 years left
excluded: outlier
65 sqmS$548,888S$8,444 psm
Aug 2026
Blk 8 · 3 ROOM · 13 TO 15 · Improved · 49 years left
65 sqmS$455,000S$7,000 psm
Jun 2026
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 49 years left
65 sqmS$500,000S$7,692 psm
Jan 2026
Blk 8 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$445,000S$6,846 psm
Nov 2025
Blk 8 · 3 ROOM · 07 TO 09 · Improved · 50 years left
65 sqmS$523,000S$8,046 psm
Aug 2025
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$460,000S$7,077 psm
Jul 2025
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$438,000S$6,738 psm
Feb 2025
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$458,888S$7,060 psm
Nov 2024
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 51 years left
65 sqmS$480,000S$7,385 psm
Oct 2024
Blk 8 · 3 ROOM · 04 TO 06 · Improved · 51 years left
76 sqmS$510,000S$6,711 psm
Jul 2024
Blk 8 · 3 ROOM · 01 TO 03 · Improved · 51 years left
76 sqmS$485,000S$6,382 psm
May 2024
Blk 8 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$445,000S$6,846 psm
Feb 2024
Blk 8 · 5 ROOM · 04 TO 06 · Adjoined flat · 51 years left
130 sqmS$1,008,000S$7,754 psm
Oct 2023
Blk 8 · 3 ROOM · 13 TO 15 · Improved · 52 years left
65 sqmS$448,168S$6,895 psm
Aug 2023
Blk 8 · 3 ROOM · 07 TO 09 · Improved · 52 years left
76 sqmS$470,000S$6,184 psm
Oct 2022
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 53 years left
65 sqmS$445,000S$6,846 psm
Jul 2022
Blk 8 · 3 ROOM · 13 TO 15 · Improved · 53 years left
76 sqmS$475,000S$6,250 psm
Jun 2022
Blk 8 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$368,000S$5,662 psm
Jan 2022
Blk 8 · 3 ROOM · 10 TO 12 · Improved · 53 years left
65 sqmS$395,000S$6,077 psm
Jan 2022
Blk 8 · 3 ROOM · 07 TO 09 · Improved · 53 years left
excluded: outlier
65 sqmS$335,000S$5,154 psm
See more

Showing 20 of 99.

Sale prices as filed in caveats.

Where the lease takes this

About 48 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$449,684S$496,488S$537,706S$547,109
10 years38 yearsS$419,774S$511,702S$600,191S$621,368

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.