VICTORY 8 is a 87-year balance leasehold development along JALAN LEGUNDI in District 27 (Sembawang / Yishun), part of the OCR segment of Singapore's private residential market. The project comprises 34 units and is TOP 2014.
This profile draws on 0 recorded transactions from URA REALIS 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 12 years from TOP, VICTORY 8 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 27 (Sembawang / Yishun), the immediate context for VICTORY 8 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 0 sales and 29 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VICTORY 8 dashboard.
- · OCR · D27 · 34 units
About VICTORY 8
VICTORY 8 is a condominium, located at JALAN LEGUNDI in District 27 (Sembawang, Yishun) (Outside Central Region), developed by KWANG LEE HANG (PTE) LIMITED, comprising 34 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
VICTORY 8 has recorded 29 rental transactions with monthly rents averaging $5,620/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 22 | $4,374/mo | $1,800/mo | $12,500/mo |
| 2 BR | 7 | $9,536/mo | $2,800/mo | $46,650/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $4,962/mo |
| 2022 | 9 | $8,539/mo |
| 2023 | 5 | $3,600/mo |
| 2024 | 1 | $2,300/mo |
| 2025 | 1 | $2,700/mo |
| 2026 | 7 | $4,764/mo |
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Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows VICTORY 8 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VICTORY 8
- Canberra MRT
- Sembawang MRT
- Canberra Secondary School
- Canberra Primary School
- Sembawang Primary School
Nearby MRT Stations
VICTORY 8 is 670m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of VICTORY 8, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 310m |
| Canberra Primary School | Primary | 320m |
| Sembawang Primary School | Primary | 630m |
| Sembawang Secondary School | Secondary | 650m |
| Ahmad Ibrahim Secondary School | Secondary | 1.6 km |
| Ahmad Ibrahim Primary School | Primary | 1.6 km |
| North View Primary School | Primary | 1.6 km |
| Orchid Park Secondary School | Secondary | 1.6 km |
| Qihua Primary School | Primary | 1.7 km |
| Naval Base Secondary School | Secondary | 1.7 km |
| Naval Base Primary School | Primary | 1.7 km |
Adequate lease horizon. Around 87 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. Canberra is about 0.67km — 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 34 units, VICTORY 8 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. Canberra Secondary School sits about 0.31km 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 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: VICTORY 8 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. 0 transactions in URA REALIS 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 VICTORY 8?
What is the rental yield for VICTORY 8?
Is VICTORY 8 freehold or leasehold?
How far is the nearest MRT from VICTORY 8?
What is the tenure of VICTORY 8?
How does VICTORY 8 compare to other projects in the district?
What stamp duty applies for a foreign buyer of VICTORY 8?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 29 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 VICTORY 8
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.