8 @ STRATTON is a 82-year balance leasehold development along STRATTON GREEN in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 8 units and is TOP 2009.
This profile draws on 6 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 17 years from TOP, 8 @ STRATTON 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 28 (Seletar / Yio Chu Kang), the immediate context for 8 @ STRATTON 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 6 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8 @ STRATTON dashboard.
- Average sale price: $3,089,833 across 6 transactions
- Estimated gross rental yield: 3.0%
- District 28 PSF ranking: Value tier (top 100%)
- · OCR · D28 · 8 units
About 8 @ STRATTON
8 @ STRATTON is a condominium, located at STRATTON GREEN in District 28 (Seletar) (Outside Central Region), developed by FAIRVIEW DEVELOPMENT PTE LTD, comprising 8 residential units, completed in 2009.
With approximately 82 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
8 @ STRATTON has recorded 6 sale transactions with an average transaction price of $3,089,833, ranging from $2,683,000 to $3,538,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $542 psf | $2,770,500 | — |
| 2022 | 3 | $615 psf | $3,153,333 | ↑ 13.6% |
| 2025 | 1 | $688 psf | $3,538,000 | ↑ 11.7% |
8 @ STRATTON ranks in the top 100% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, 8 @ STRATTON trades 61.1% below the segment benchmark.
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Rental Market Overview
8 @ STRATTON has recorded 1 rental transaction with monthly rents averaging $7,750/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $7,750/mo | $7,750/mo | $7,750/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 1 | $7,750/mo |
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Investment Analysis
Based on average rents and sale prices, 8 @ STRATTON delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,482 psf | 407 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,223 psf | 401 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,495 psf | 195 |
Location Map
Map shows 8 @ STRATTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8 @ STRATTON
- Presbyterian High School
- Nanyang Polytechnic
- Fernvale Primary School
Nearby Schools
There are 9 schools within 2 km of 8 @ STRATTON.
| School | Type | Distance |
|---|---|---|
| Presbyterian High School | Secondary | 1.7 km |
| Nanyang Polytechnic | Tertiary | 1.8 km |
| Fernvale Primary School | Primary | 1.8 km |
| North Vista Primary School | Primary | 1.9 km |
| North Vista Secondary School | Secondary | 1.9 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
| Townsville Primary School | Primary | 2.0 km |
| Xinghua Primary School | Primary | 2.0 km |
| Serangoon Garden Secondary School | Secondary | 2.0 km |
Adequate lease horizon. Around 82 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.
Boutique character. With 8 units, 8 @ STRATTON 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. Presbyterian High School sits about 1.74km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 6 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: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: 8 @ STRATTON sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 6 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 @ STRATTON?
What is the rental yield for 8 @ STRATTON?
Is 8 @ STRATTON 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: 6 transactions analysed
- Rental data: 1 lease record 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 @ STRATTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 483 condo transactions recorded in District 28 over the last 12 months, 92% resale, 8% new sale, 0% 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 28 reads 163.6 as of June 2026 — down 1.7% 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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HDB Alternatives Nearby
Weighing 8 @ STRATTON against staying public? These HDB towns sit within walking or short-drive distance:
- Sengkang — 4-room average $658,294 (880m away), an upgrader gap of about $2,450,000
- Serangoon — 4-room average $685,706 (1 km away), an upgrader gap of about $2,400,000
- Ang Mo Kio — 4-room average $724,816 (1.2 km away), an upgrader gap of about $2,350,000