District 8 — Little India, Farrer Park and Bencoolen — is a tightly zoned RCR pocket where 93 condos trade at a median $1,817 psf, median rent sits at $3,700/month, and gross yield holds near 3.0%. Heritage conservation, two MRT lines, and a shortage of new land supply keep this city-fringe corridor structurally undersupplied.
District 8 sits at a rare intersection of cultures and urban functions. Stretching from the mustard-yellow shophouses of Serangoon Road to the quietly gentrifying lanes of Jalan Besar and the civic corridors of Selegie Road, the district is one of Singapore's most geographically compressed yet culturally layered residential zones. It is classified under the Rest of Central Region (RCR).
The district's residential market is anchored by the Downtown Line's Rochor and Bencoolen stations and the North East Line's Farrer Park station. The URA Draft Master Plan 2025, gazetted in November 2025, identified Jalan Besar as a key identity corridor and envisioned Ophir-Rochor as a precinct where freed-up road space — once the North-South Corridor tunnels open — will be reimagined as public realm.
With 93 condominiums tracked on ShiokNest and 1,515 URA sales transactions in the dataset, D8 is a mid-depth market.
Land scarcity is the defining structural fact of District 8. The district is hemmed in by URA conservation precincts — the Little India Conservation Area and the Kampong Glam Heritage Town to the east, Bras Basah-Bugis to the south — which means large residential greenfield sites are essentially non-existent. The URA's Draft Master Plan 2025 announcement (June 2025) confirmed that streets in the Bras Basah.Bugis, Little India and Kampong Glam precincts are earmarked for wider walkways, cycling paths and community spaces.
This conservation bias has two consequences for buyers: (1) new supply will be scarce and almost exclusively through en-bloc redevelopments; and (2) freehold and heritage-adjacent developments command a structural scarcity premium. Boutique projects like 1953 exemplify this premium, while leasehold newcomers like Piccadilly Grand (Farrer Park MRT integrated development, completed 2025) demonstrate how MRT-integrated density can absorb city-fringe demand at higher price points.
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- 93 condos tracked in District 8 (RCR)
- Median PSF: $1,817 psf across 1,515 sales
- Median rent: $3,700/mo across 8,865 leases
- Estimated gross yield: 3.0%
- Segment: Rest of Central Region
District Overview
District 8 covers Little India, located in Singapore's Rest of Central Region (RCR). ShiokNest currently tracks 93 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 1953 | TESSENSOHN ROAD | — | 58 | 2021 |
| 28 RC SUITES | RACE COURSE LANE | — | 45 | 2017 |
| 70@TRURO | TRURO ROAD | — | 24 | — |
| 8 FARRER SUITES | SING JOO WALK | — | 34 | 2015 |
| BLISS REGALIA | SING AVENUE | Freehold | 8 | 2009 |
| BRISTOL LODGE | BRISTOL ROAD | Freehold | 2 | 1992 |
| CAMBRIDGE VILLAGE | CAMBRIDGE ROAD | Freehold | 28 | 1983 |
| CARLISLE COURT | CARLISLE ROAD | — | 2 | — |
| CARLYX GREEN | CARLISLE ROAD | Freehold | 12 | 2009 |
| CARLYX RESIDENCE | CARLISLE ROAD | Freehold | 12 | 2006 |
| CAVAN SUITES | CAVAN ROAD | Freehold | 36 | 2013 |
| CHERRYLOFT | RANGOON ROAD | — | 28 | — |
| CITIGATE RESIDENCE | RANGOON ROAD | Freehold | 28 | 2011 |
| CITY LOFT | RACE COURSE ROAD | Freehold | 40 | 2011 |
| CITY SQUARE RESIDENCES | KITCHENER LINK | Freehold | 910 | 2009 |
| CITY STUDIOS | RACE COURSE LANE | Freehold | 25 | 2010 |
| CITYLIGHTS | JELLICOE ROAD | 99 yrs lease commencing from 2004 | 600 | 2007 |
| CITYSCAPE @FARRER PARK | MERGUI ROAD | Freehold | 250 | — |
| CLYDES RESIDENCE | MERGUI ROAD | Freehold | 48 | 2006 |
| D'CAMBRIDGE | CAMBRIDGE ROAD | Freehold | 30 | 2006 |
| DESKER ROAD CONSERVATION AREA | ROWELL ROAD | — | — | — |
| DORSET MANSIONS | DORSET ROAD | Freehold | 2 | — |
| FARRER PARK SUITES | OWEN ROAD | Freehold | 29 | 2011 |
| FORTE SUITES | MERGUI ROAD | Freehold | 106 | 2018 |
| FUQING BUILDING | ALLENBY ROAD | — | 6 | — |
| FUTSING BUILDING | ALLENBY ROAD | — | — | — |
| GOODLAND BUILDING | ROBERTS LANE | — | 8 | — |
| HERTFORD COLLECTION | HERTFORD ROAD | Freehold | 25 | 2013 |
| HERTFORD MANSION | BRISTOL ROAD | Freehold | 4 | 1976 |
| HOA NAM BUILDING | FOCH ROAD | Freehold | 36 | — |
| HONG BUILDING | RANGOON ROAD | Freehold | — | — |
| JALAN BESAR PLAZA | KITCHENER ROAD | — | 44 | — |
| JOOL SUITES | SING JOO WALK | Freehold | 52 | 2013 |
| KENG LEE COURT | KENG LEE ROAD | Freehold | 25 | — |
| KENG LEE VIEW | KENG LEE ROAD | Freehold | 24 | — |
| KENT RESIDENCES | KENT ROAD | Freehold | 13 | 2010 |
| KENTISH COURT | OXFORD ROAD | 99 yrs lease commencing from 1995 | 77 | 2000 |
| KENTISH GREEN | OXFORD ROAD | 99 yrs lease commencing from 1995 | 122 | 1999 |
| KENTISH LODGE | OXFORD ROAD | 99 yrs lease commencing from 1995 | 75 | 2000 |
| KERRISDALE | STURDEE ROAD | 99 yrs lease commencing from 1998 | 481 | 2006 |
| KING'S COURT | NORFOLK ROAD | Freehold | 14 | — |
| KINTA SUITES | KINTA ROAD | — | 23 | — |
| LE SOMME | SOMME ROAD | Freehold | 25 | 2017 |
| LILY TAN MANSION | BRISTOL ROAD | — | 2 | — |
| LITTLE INDIA CONSERVATION AREA | SERANGOON ROAD | 9999 yrs lease commencing from 1958 | — | — |
| LOFT @ RANGOON | RANGOON ROAD | Freehold | 24 | 2013 |
| MAPLE LEAF ELITE 1 | RANGOON ROAD | — | 20 | — |
| MAPLE LEAF ELITE 2 | RANGOON ROAD | — | 16 | — |
| MERA SPRINGS | CARLISLE ROAD | Freehold | 129 | 2008 |
| MERGUI MANSIONS | MERGUI ROAD | — | 36 | 1995 |
| OWEN 88 | OWEN ROAD | — | 12 | — |
| OWEN COURT | OWEN ROAD | — | — | — |
| OXFORD SUITES | OXFORD ROAD | Freehold | 60 | 2011 |
| PARC SOMME | SOMME ROAD | 99 yrs lease commencing from 2008 | 30 | 2012 |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | PETAIN ROAD/STURDEE ROAD | — | — | — |
| PICCADILLY GRAND | NORTHUMBERLAND ROAD | 99 yrs lease commencing from 2021 | 407 | 2022 |
| PRISTINE HEIGHTS | MERGUI ROAD | Freehold | 60 | 2008 |
| R66 APARTMENTS | RANGOON ROAD | Freehold | 34 | 2007 |
| RACE COURSE 138 | RACE COURSE ROAD | Freehold | 24 | 2004 |
| RACE COURSE BUILDING | RACE COURSE ROAD | Freehold | 4 | — |
| RACE COURSE MANSION | RACE COURSE ROAD | Freehold | 16 | 2005 |
| RACE COURSE RD/OWEN RD CON AREA | RACE COURSE ROAD | — | — | — |
| RANGOON 88 | RANGOON ROAD | Freehold | 48 | 2014 |
| RANGOON APARTMENTS | RANGOON ROAD | Freehold | — | 1997 |
| RANGOON COURT | RANGOON ROAD | — | 6 | 2003 |
| RANGOON VIEW | RANGOON ROAD | Freehold | 6 | — |
| RESIDENCES @ SOMME | PETAIN ROAD | Freehold | 28 | 2008 |
| RITZ @ FARRER | RACE COURSE ROAD | Freehold | 18 | 2016 |
| SAM LEONG MANSION | SAM LEONG ROAD | — | — | — |
| SOHO @ FARRER | RACE COURSE ROAD | Freehold | 20 | 2006 |
| SOHO 188 | RACE COURSE ROAD | Freehold | 49 | 2008 |
| SPA BUILDING | VERDUN ROAD | — | 10 | 1986 |
| STUDIOS @ MARNE | MARNE ROAD | Freehold | 46 | 2009 |
| STURDEE RESIDENCES | BEATTY ROAD | 99 yrs lease commencing from 2015 | 305 | — |
| STURDEE VIEW | STURDEE ROAD NORTH | Freehold | 24 | 1998 |
| SUITES @ OWEN | OWEN ROAD | Freehold | 20 | 2011 |
| SUITES 123 | RANGOON ROAD | Freehold | 37 | 2010 |
| THE BLISS | RACE COURSE ROAD | Freehold | 7 | 2013 |
| THE CITRON RESIDENCES | MARNE ROAD | Freehold | 54 | 2019 |
| THE MERLOT | KENG LEE ROAD | Freehold | 42 | 2009 |
| THE RANZ | RANGOON ROAD | Freehold | — | — |
| THE URBANITE | HERTFORD ROAD | Freehold | 46 | 2014 |
| TONG GUAN BUILDING | KITCHENER ROAD | — | — | — |
| TYRWHITT 139 | TYRWHITT ROAD | Freehold | 48 | — |
| UPTOWN @ FARRER | PERUMAL ROAD | 99 yrs lease commencing from 2017 | 356 | 2021 |
| URBAN LOFTS | RANGOON ROAD | Freehold | 46 | 2011 |
| VANADIUM | HERTFORD ROAD | Freehold | 35 | 2007 |
| VERDUN HOUSE | VERDUN ROAD | — | 4 | — |
| VOGX | DORSET ROAD | Freehold | 29 | 2010 |
| WISMA M.T.F.A. | ROBERTS LANE | — | — | — |
| WONG TAK FLAT | SERANGOON ROAD | — | — | — |
| WU DE BUILDING | BEATTY ROAD | Freehold | — | — |
| ZAMAN CENTRE | ROBERTS LANE | — | 8 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 199 | $812,369 | $1,856 psf |
| 1-Bed | 338 | $1,139,436 | $1,896 psf |
| 2-Bed | 309 | $1,514,934 | $1,872 psf |
| 3-Bed | 445 | $1,885,390 | $1,640 psf |
| 4-Bed | 202 | $2,706,311 | $1,828 psf |
| 5-Bed | 22 | $3,017,813 | $1,299 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 15 | $1,622 psf |
| 2025-06 | 16 | $1,820 psf |
| 2025-07 | 14 | $1,735 psf |
| 2025-08 | 18 | $1,695 psf |
| 2025-09 | 20 | $1,827 psf |
| 2025-10 | 16 | $1,762 psf |
| 2025-11 | 12 | $1,991 psf |
| 2025-12 | 16 | $1,903 psf |
| 2026-01 | 19 | $1,835 psf |
| 2026-02 | 13 | $1,929 psf |
| 2026-03 | 15 | $1,745 psf |
| 2026-04 | 20 | $2,001 psf |
From 2021 to 2026, average PSF in District 8 has appreciated by 22% (~4.4% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 295 | $1,543 psf | — |
| 2022 | 561 | $1,937 psf | ↑ 25.5% |
| 2023 | 243 | $1,770 psf | ↓ 8.6% |
| 2024 | 163 | $1,741 psf | ↓ 1.7% |
| 2025 | 186 | $1,797 psf | ↑ 3.2% |
| 2026 | 67 | $1,883 psf | ↑ 4.8% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | PICCADILLY GRAND | $2,167 psf | $2,024,957 | 425 |
| 2 | STURDEE RESIDENCES | $1,999 psf | $1,480,266 | 107 |
| 3 | 1953 | $1,904 psf | $1,698,230 | 27 |
| 4 | UPTOWN @ FARRER | $1,899 psf | $1,711,763 | 74 |
| 5 | CITY SQUARE RESIDENCES | $1,891 psf | $1,931,568 | 114 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | PICCADILLY GRAND | 425 | $2,167 psf |
| 2 | CITYLIGHTS | 133 | $1,767 psf |
| 3 | CITY SQUARE RESIDENCES | 114 | $1,891 psf |
| 4 | STURDEE RESIDENCES | 107 | $1,999 psf |
| 5 | KERRISDALE | 90 | $1,395 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 691 | $3,764/mo | $1,600/mo | $41,250/mo |
| 1-Bed | 3,025 | $3,031/mo | $1,400/mo | $9,000/mo |
| 2-Bed | 2,794 | $3,875/mo | $1,100/mo | $12,000/mo |
| 3-Bed | 2,003 | $5,042/mo | $1,250/mo | $35,700/mo |
| 4-Bed | 341 | $6,204/mo | $1,900/mo | $13,500/mo |
| 5-Bed | 11 | $8,709/mo | $7,600/mo | $9,500/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $812,369 | $3,764/mo | 5.56% |
| 1-Bed | $1,139,436 | $3,031/mo | 3.19% |
| 2-Bed | $1,514,934 | $3,875/mo | 3.07% |
| 3-Bed | $1,885,390 | $5,042/mo | 3.21% |
| 4-Bed | $2,706,311 | $6,204/mo | 2.75% |
| 5-Bed | $3,017,813 | $8,709/mo | 3.46% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
Across District 8's 1,515 URA-recorded sales transactions, the headline median lands at $1,817 psf with median monthly rent at $3,700 — implying a gross yield of approximately 3.0%.
| Micro-cluster | Representative Projects | Approx. PSF Range (2025–2026) |
|---|---|---|
| Little India / Rochor | Piccadilly Grand, Uptown @ Farrer | $2,300–$2,555 psf |
| Farrer Park / Beatty Road | Sturdee Residences, Cityscape @ Farrer Park | $1,544–$2,175 psf |
| Bencoolen / Selegie | 1953, older freehold mid-rises | $1,334–$1,842 psf |
Piccadilly Grand, the Farrer Park MRT-integrated development completed in 2025, reported transactions in the $2,300–$2,555 psf range over the 12 months to early 2026, according to EdgeProp transaction data. Its 407+ recorded transactions make it the district's most liquid new-launch benchmark.
Sturdee Residences averaged $2,173 psf over the past year and $2,153 psf over the past six months.
Cityscape @ Farrer Park, a freehold development, saw its median transacted PSF reach $1,545 across 62 transactions, with a high of $1,842 psf recorded in October 2025.
- Shortlist by tenure first, then MRT proximity. In D8, freehold tenure provides a capital-preservation floor; leasehold MRT-integrated projects offer higher rental demand but narrower yield.
- Run a yield sanity check at current prices. At $2,400 psf for a 500 sqft unit (~$1.2M) and the district median rent of $3,700/month, gross yield is approximately 3.7% — above the district average.
- Track the North-South Corridor tunnel timeline. URA's Master Plan 2025 envisions Ophir Road freed from through-traffic once NSC tunnels open, creating new public space.
- Verify conservation status before committing to a shophouse-adjacent unit. Conservation-zoned plots cannot be redeveloped for additional GFA. Check URA's Master Plan zoning map.
- Budget for ABSD and factor it into your yield floor. Foreign buyers face 60% ABSD (as of 2023 cooling measures). Even Singapore Citizens purchasing a second property face 20% ABSD.
- Compare D8 against neighbouring D7 and D12 before committing.
Frequently Asked Questions
What is the average PSF in District 8?
Is District 8 in CCR, RCR, or OCR?
What are the best condos in District 8?
What is the rental yield in District 8?
How many condos are in District 8?
Is there new residential supply coming to District 8?
New supply in D8 is structurally limited. The district is bordered by URA conservation areas which prevent large greenfield development. Future supply is expected primarily from en-bloc redevelopment.
How does D8 compare to neighbouring D7 and D9 for investment?
District 7 (Beach Road, Bugis) overlaps with D8 at Rochor and offers comparable PSF with stronger commercial surrounds. District 9 commands a CCR premium with tighter yields around 2.5–3%. D8 offers a middle path: city-fringe location, better yields than D9, with heritage character that limits future oversupply.
Which MRT lines serve District 8?
District 8 is served by two MRT lines: the North East Line (NEL) at Farrer Park MRT and the Downtown Line (DTL) at Rochor and Bencoolen stations.
What stamp duty applies to foreign buyers purchasing in D8?
Foreign buyers are subject to 60% Additional Buyer's Stamp Duty (ABSD), in force since April 2023. Singapore Citizens purchasing a second property face 20% ABSD; PRs purchasing a first property face 5%. All buyers also pay BSD on a tiered scale.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.