8 RAJA is a 86-year balance leasehold development along JALAN RAJA UDANG in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 26 units and is TOP 2013.
This profile draws on 8 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, 8 RAJA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for 8 RAJA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 8 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8 RAJA dashboard.
- Average sale price: $2,161,250 across 8 transactions
- Estimated gross rental yield: 2.9%
- District 12 PSF ranking: Value tier (top 79%)
- · RCR · D12 · 26 units
About 8 RAJA
8 RAJA is a condominium, located at JALAN RAJA UDANG in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by POPULAR LAND PTE LTD, comprising 26 residential units, completed in 2013.
With approximately 86 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 RAJA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $1,284 psf | $2,018,333 |
| 5+ BR | 2 | $1,280 psf | $2,590,000 |
Sales Market Overview
8 RAJA has recorded 8 sale transactions with an average transaction price of $2,161,250, ranging from $1,800,000 to $2,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,238 psf | $2,111,429 | — |
| 2025 | 1 | $1,597 psf | $2,510,000 | ↑ 29.0% |
8 RAJA ranks in the top 79% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, 8 RAJA trades 37.4% below the segment benchmark.
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Rental Market Overview
8 RAJA has recorded 5 rental transactions with monthly rents averaging $5,270/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 5 | $5,270/mo | $4,350/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $4,350/mo |
| 2023 | 1 | $5,500/mo |
| 2024 | 2 | $5,500/mo |
| 2025 | 1 | $5,500/mo |
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Investment Analysis
Based on average rents and sale prices, 8 RAJA delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows 8 RAJA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8 RAJA
- Novena MRT
- Toa Payoh MRT
- Mount Pleasant MRT
- Caldecott MRT
- Caldecott MRT
- New Town Primary School
- St. Joseph'
- Beatty Secondary School
Nearby MRT Stations
8 RAJA is 770m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 770m |
| Toa Payoh | NS19 | North-South Line | 790m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 790m |
| Caldecott | CC17 | Circle Line | 1.2 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 18 schools within 2 km of 8 RAJA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | Primary | 550m |
| St. Joseph's Institution | Secondary | 760m |
| Beatty Secondary School | Secondary | 1.2 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| Nexus International School | International | 1.3 km |
| School of Science and Technology | Jc | 1.3 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.3 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.3 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.4 km |
| Pei Chun Public School | Primary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.5 km |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Novena is about 0.77km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 26 units, 8 RAJA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. New Town Primary School sits about 0.55km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 8 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 8 RAJA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 8 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 8 RAJA?
What is the rental yield for 8 RAJA?
Is 8 RAJA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 8 transactions analysed
- Rental data: 5 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 RAJA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new 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 12 reads 136.8 as of May 2026 — down 6.2% 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
1 active Government Land Sales site in District 12 could add roughly 335 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 |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing 8 RAJA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (150m away), an upgrader gap of about $1,300,000
- Toa Payoh — 4-room average $929,793 (310m away), an upgrader gap of about $1,250,000