8 @ Mount Sophia sits on the leafy ridge between Dhoby Ghaut and Plaza Singapura, a 313-unit freehold-feel boutique development completed in 2007 by Centrepoint Properties. The address is District 9 by postcode but functionally CCR-fringe “Orchard halo” territory — a five-minute walk to Dhoby Ghaut MRT’s triple interchange (NSL, NEL, CCL) and the full Orchard Road retail belt. Tenure not on file in URA caveats, which buyers should confirm via SLA title search before committing. The project draws a niche audience: professionals who value walkability and arts-belt character over showy facilities, and overseas Singaporeans returning to a quiet pocket of central living. Pricing trades the District 9 premium for compactness and an unusually green, low-rise setting on the old Mount Sophia school precinct.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Mount Sophia’s positioning is unusual within District 9: the immediate neighbourhood retains the heritage-conservation character of Wilkie Road and the old Methodist Girls’ School site, while the wider catchment plugs into Orchard’s retail engine and the Dhoby Ghaut civic-arts cluster (SOTA, Singapore Art Museum trail, Cathay precinct). The CCR backdrop matters for pricing — URA’s quarterly Real Estate Information System consistently shows CCR non-landed prices commanding a 30–50% premium over OCR, though CCR volume has softened since the April 2023 ABSD revision lifted foreigner duty to 60%. That cooling-measure shock disproportionately hit prime-district resale liquidity, and boutique CCR projects under 400 units feel it most acutely. Buyers underwriting 8 @ Mount Sophia today are effectively betting that the Orchard rejuvenation pipeline, ION-Orchard Boulevard MRT permeability, and persistent local demand will absorb the ABSD overhang over a 5–10 year hold horizon.
We track 72 sales and 664 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8 @ MOUNT SOPHIA dashboard.
- Average sale price: $1,936,493 across 72 transactions
- Estimated gross rental yield: 3.4%
- District 9 PSF ranking: Value tier (top 93%)
- · CCR · D9 · 313 units
About 8 @ MOUNT SOPHIA
8 @ MOUNT SOPHIA is a condominium, located at MOUNT SOPHIA in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by CENTREPOINT PROPERTIES PTE LTD, comprising 313 residential units, completed in 2007.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 8 @ MOUNT SOPHIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 26 | $1,587 psf | $1,377,873 |
| 3 BR | 15 | $1,575 psf | $1,663,193 |
| 4 BR | 24 | $1,728 psf | $2,474,537 |
| 5+ BR | 7 | $1,190 psf | $2,752,286 |
Sales Market Overview
8 @ MOUNT SOPHIA has recorded 72 sale transactions with an average transaction price of $1,936,493, ranging from $1,280,000 to $2,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,511 psf | $1,771,907 | — |
| 2022 | 13 | $1,501 psf | $1,843,846 | ↓ 0.7% |
| 2023 | 12 | $1,565 psf | $2,078,000 | ↑ 4.3% |
| 2024 | 18 | $1,608 psf | $1,946,199 | ↑ 2.8% |
| 2025 | 15 | $1,711 psf | $1,945,133 | ↑ 6.4% |
| 2026 | 2 | $1,833 psf | $2,525,000 | ↑ 7.1% |
8 @ MOUNT SOPHIA ranks in the top 93% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, 8 @ MOUNT SOPHIA trades 34.9% below the segment benchmark.
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Rental Market Overview
8 @ MOUNT SOPHIA has recorded 664 rental transactions with monthly rents averaging $5,434/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 233 | $4,083/mo | $3,000/mo | $8,100/mo |
| 2 BR | 146 | $5,185/mo | $4,000/mo | $6,600/mo |
| 3 BR | 285 | $6,668/mo | $4,450/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 159 | $4,579/mo |
| 2022 | 115 | $5,330/mo |
| 2023 | 113 | $5,926/mo |
| 2024 | 125 | $5,757/mo |
| 2025 | 118 | $5,679/mo |
| 2026 | 34 | $6,119/mo |
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Investment Analysis
Based on average rents and sale prices, 8 @ MOUNT SOPHIA delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows 8 @ MOUNT SOPHIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8 @ MOUNT SOPHIA
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Bencoolen MRT
- Bras Basah MRT
- ACS (Junior)
- Singapore Management University
- Nanyang Academy of Fine Arts
Nearby MRT Stations
8 @ MOUNT SOPHIA is 260m from Dhoby Ghaut MRT (North-South Line), with 18 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dhoby Ghaut | NS24 | North-South Line | 260m |
| Dhoby Ghaut | NE6 | North-East Line | 260m |
| Dhoby Ghaut | CC1 | Circle Line | 260m |
| Bencoolen | DT21 | Downtown Line | 520m |
| Bras Basah | CC2 | Circle Line | 690m |
| Little India | NE7 | North-East Line | 700m |
| Little India | DT12 | Downtown Line | 700m |
| Rochor | DT13 | Downtown Line | 780m |
Nearby Schools
There are 14 schools within 2 km of 8 @ MOUNT SOPHIA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ACS (Junior) | Primary | 630m |
| Singapore Management University | Tertiary | 640m |
| Nanyang Academy of Fine Arts | Tertiary | 760m |
| School of the Arts | Jc | 880m |
| LASALLE College of the Arts | Tertiary | 900m |
| Fairfield Methodist School (Primary) | Primary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Kheng Cheng School | Primary | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| St. Andrew's Junior School | Primary | 1.7 km |
| St. Andrew's Secondary School | Secondary | 1.7 km |
- Triple-interchange MRT access: Dhoby Ghaut (NSL/NEL/CCL) is one of only three triple interchanges islandwide — rare connectivity for a boutique CCR address. Explore the network via the price heatmap overlay.
- CCR “Orchard halo” address with arts-belt quietude: Heritage-conservation streetscape and the SOTA / Cathay arts cluster sit at the doorstep, while the full Orchard Road retail belt is a five-minute walk. The district premium is structural — benchmark psf trends against peers using the compare tool.
- Boutique scale (313 units): Lower density than the 500–1,000-unit Orchard towers translates to less facility congestion, smaller AGM politics, and a more residential atmosphere uncommon in District 9.
- Walk-to-everything catchment: Plaza Singapura, NTUC FairPrice Finest, Atrium@Orchard offices, SMU campus, and the Stamford Road CBD-fringe all sit inside a 10-minute walk — structurally low car-dependency, which compounds rental appeal for expat tenants.
- 2007 vintage at premium-district pricing: Compared with newer CCR launches asking S$2,800–3,500 psf, the older vintage offers entry-level CCR exposure for buyers priced out of new sale. Stack-test affordability using the affordability calculator.
- Tenure not on file: Public records reviewed do not confirm freehold vs 999-year vs 99-year status. This is the single biggest underwriting unknown — lease decay materially affects bank LTV and exit liquidity past year 30. Verify via SLA title search and the SLA INLIS land information service before signing OTP.
- ABSD 60% foreigner duty crushes resale liquidity: CCR boutique projects historically rely on foreign-buyer demand for premium pricing; the April 2023 ABSD revision has compressed that pool significantly, lengthening transaction cycles and softening psf at the margin.
- 2007 vintage means upcoming capex cycle: Lifts, M&E, facade, and waterproofing approach 20-year refurbishment thresholds. Sinking-fund adequacy and recent AGM minutes should be reviewed before purchase.
- Compact 313-unit footprint limits facility breadth: Buyers expecting full-tier facilities (50m lap pool, tennis, sky lounge) will find the boutique scale restrictive — this is a lifestyle-fit, not a value, risk.
8 @ Mount Sophia suits the CCR-fringe purist: a Singaporean owner-occupier or returning overseas professional who values a walk-to-Orchard address, triple-interchange MRT, and arts-belt character over facilities-heavy mega-developments. It also fits investor-landlords targeting expat tenants in finance, consulting, or creative industries who pay a premium for District 9 postcodes within stroll distance of Plaza Singapura and SMU. The project is less suited to families needing primary-school proximity (the 1km enrolment zone is competitive in D9), foreign buyers post-ABSD-60%, or buyers prioritising new-launch warranty and modern facility breadth. Tenure ambiguity makes it materially riskier for buyers stretching their loan tenure past year 25 — freehold confirmation is the threshold question, not a footnote. Stack-rank financing scenarios against alternative D9 boutiques before committing.
A characterful boutique CCR address that trades modern facilities for genuine Orchard-halo walkability and the rarity of triple-interchange MRT access. Pricing reflects the District 9 premium minus the ABSD-induced liquidity drag, which over a 5–10 year hold could prove an entry point rather than a peak. The non-negotiable due-diligence step is tenure verification — treat any offering material that omits or hedges on lease status as a red flag until SLA title is in hand. For the right buyer profile (owner-occupier valuing walkability, or patient landlord with quality expat tenant base), 8 @ Mount Sophia is a defensible niche; for buyers chasing yield or facility breadth, look elsewhere in the D9–D10 boutique universe.
FAQ
What is the average price for 8 @ MOUNT SOPHIA?
What is the rental yield for 8 @ MOUNT SOPHIA?
Is 8 @ MOUNT SOPHIA freehold or leasehold?
How far is the nearest MRT?
What is the project size and completion year?
How does ABSD 60% affect this development?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 72 transactions analysed
- Rental data: 664 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 8 @ MOUNT SOPHIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing 8 @ MOUNT SOPHIA against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (560m away), an upgrader gap of about $850,000
- Kallang/whampoa — 4-room average $882,887 (1.2 km away), an upgrader gap of about $1,050,000
- Bukit Merah — 4-room average $894,787 (1.9 km away), an upgrader gap of about $1,050,000