8m Residences

Overview & Key Facts

8M Residences is a 68-unit boutique condominium at 8 Margate Road in District 15 (Rest of Central Region), developed by GCAP Properties Pte Ltd and completed in 2017 on a 99-year lease. With approximately 90 years remaining on the lease, this compact development occupies a quiet residential pocket within walking distance of the vibrant Katong–Marine Parade lifestyle belt. Standing at 20 storeys, 8M Residences punches above its weight for a sub-70-unit project, offering a curated mix of 1-bedroom+study through to 3-bedroom and penthouse configurations ranging from 527 sq ft to 1,841 sq ft across 12 distinct floor plans.

Transaction data shows an average PSF of approximately $2,217 with a gross yield of around 2.68%. The development trades at a meaningful discount to nearby mega-launches like Grand Dunman ($2,537 PSF) and Emerald of Katong ($2,640 PSF), which suggests a reasonable value proposition for buyers seeking established District 15 living without new-launch premiums. The walkability score of 55/100 reflects its residential-pocket location — quiet but requiring a short walk to reach the main East Coast Road amenity strip and nearby MRT connectivity.

Location & Connectivity

8M Residences sits in a quiet residential enclave along Margate Road, a low-traffic street lined with landed homes and small condominiums in the heart of Marine Parade. District 15 is one of Singapore’s most sought-after residential districts, prized for its blend of heritage charm, coastal proximity, and comprehensive amenities. The immediate neighbourhood is predominantly landed housing, which means residents enjoy an unusually serene environment for a development so close to East Coast Road’s bustling food and retail scene.

The lifestyle offering is what truly defines this location. East Coast Road — one of Singapore’s great food streets — is a 5-minute walk south, with its legendary Peranakan restaurants, independent cafes, and the entire Katong–Joo Chiat heritage belt. i12 Katong mall (0.6 km) provides everyday retail including Cold Storage supermarket, while Parkway Parade (1.2 km) serves as the area’s full-service shopping anchor. East Coast Park is reachable in under 10 minutes on foot, offering 15 km of beachfront cycling, jogging, and dining. For families, the Katong area is well served by reputable schools including Tanjong Katong Primary (1.2 km), Tao Nan School (1.3 km), and CHIJ Katong Primary, though none falls within the coveted 1 km primary school radius.

Schools & Education

Facilities

For a 68-unit boutique development, 8M Residences provides a focused but functional suite of facilities. The centrepiece is a swimming pool flanked by a pool deck — not an Olympic lap pool by any stretch, but adequate for leisure swimming and a pleasant retreat on hot afternoons. The BBQ area serves as the primary social gathering space, suitable for small group entertaining. A gym is equipped with standard cardio and resistance machines, sufficient for daily workouts though serious fitness enthusiasts may want a supplementary gym membership.

The development provides basement parking, which is a practical advantage given the narrow streets in the Margate Road vicinity. Lift access is efficient with short wait times owing to the low unit count. The common areas are maintained to a good standard, and the intimate scale means facilities are rarely congested — a tangible quality-of-life benefit that residents of 500-unit mega-developments never experience. Maintenance fees remain competitive precisely because the facility load is modest, making this an efficient proposition for cost-conscious buyers who prioritise location over resort-style amenities.

Unit Sizes & Layout

8M Residences offers 12 floor plan types across its 68 units, ranging from 527 sq ft 1-bedroom+study units to 1,841 sq ft penthouses. The unit mix is weighted toward smaller configurations — 1-bedroom+study and 2-bedroom units make up the bulk of inventory — reflecting the development’s appeal to investors and young professionals. The 2-bedroom+study layouts (approximately 700–800 sq ft) represent the sweet spot for own-stay tenants, while 3-bedroom units cater to small families willing to trade space for District 15 prestige.

Penthouse units (1,841 sq ft) span dual levels and represent the development’s prestige offering, with private roof terraces and panoramic views. For the broader unit mix, layouts are generally efficient with minimal wasted corridor space — a hallmark of boutique developments where the architect can fine-tune each plan without repeating cookie-cutter stacks across hundreds of units. Kitchens in the 2-bedroom and above come enclosed, which is a practical advantage for Asian cooking. Natural ventilation is good across most stacks, with the development’s slim tower footprint allowing cross-ventilation in corner and end-stack units.

Pricing & Market Position

Across 26 recorded transactions (all-time), sale prices range from $1,100,000 to $2,000,000, averaging $1,563,073.

Over the last 12 months, transactions averaged $2,234 psf.

Rents range from $2,100 to $7,700 per month across 107 rental transactions. Current rental yield sits at approximately 2.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at 8M RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 10% (from $2,133 to $2,347 psf).

Neighbourhood Comparison

8M Residences ($2,217 PSF) vs Grand Dunman ($2,537 PSF): Grand Dunman is the 1,008-unit mega-development on Dunman Road by SingHeng Land, launched in 2023 with resort-style facilities including 50m pool, tennis courts, and function rooms. At $320 PSF more, Grand Dunman offers substantially better facilities, newer finishes, and a 99-year lease from 2022. However, 8M Residences counters with boutique exclusivity (68 vs 1,008 units), a proven rental track record, and no new-launch premium risk. Buyers choosing Grand Dunman are paying for scale, facilities, and newness; those choosing 8M Residences prioritise value, intimacy, and immediate rental income.

8M Residences ($2,217 PSF) vs Emerald of Katong ($2,640 PSF): Emerald of Katong is a 847-unit development by Sim Lian Group, located along Jalan Tembusu with direct access to the upcoming Tanjong Katong MRT station. At a $423 PSF premium, Emerald of Katong offers newer design, larger facility deck, and potentially stronger TEL connectivity. 8M Residences offers a lower entry price, immediate move-in (vs waiting for TOP), and established community character. For investors, the critical question is whether the new-launch premium will be justified by rental premiums — historically, District 15 new launches take 2–3 years post-TOP to match resale yield levels.

ShiokNest Scores

Our proprietary scoring system evaluates 8M RESIDENCES across multiple dimensions.

What Residents Say

The resident profile at 8M Residences skews toward a mix of young professionals, couples, and expatriate tenants. The unit mix — heavily weighted toward 1-bedroom+study and 2-bedroom configurations — naturally attracts a younger demographic and investors renting to the District 15 expat market. The Katong–Marine Parade area has long been popular with Western expatriates who appreciate the heritage neighbourhood character, independent dining scene, and proximity to East Coast Park’s recreational offerings.

Owner-occupiers tend to be Singaporean couples or small families drawn by the freehold-equivalent lease length (90 years remaining) and the boutique community feel. The 68-unit scale means residents genuinely know their neighbours — a rarity in modern Singapore condominium living. The management committee is active and responsive given the small estate size, and common areas are kept to a high standard. For families with young children, the area offers a safe, walkable neighbourhood, though the lack of on-site playground means nearby parks (including the upcoming East Coast Park enhancements) fill that gap.

The tenant mix reflects the broader Marine Parade rental market: a combination of expatriate professionals on 2–3 year corporate leases and young Singaporean professionals who value the East Coast lifestyle. Rental demand remains steady, particularly for the 2-bedroom units which hit the sweet spot of price-to-space ratio for singles and couples in the $3,500–$4,500 monthly range.

Strengths & Weaknesses

Verdict

8M Residences occupies a sensible middle ground in District 15’s crowded condominium market. At an average PSF of $2,217, it trades at a 12–16% discount to new launches like Grand Dunman and Emerald of Katong, while offering 90 years of remaining lease — more than sufficient for long-term holding or CPF usage without restriction. The boutique scale (68 units) delivers tangible lifestyle benefits: no fighting for pool space, short lift waits, and a genuine community feel that mega-developments simply cannot replicate.

The 2.68% gross yield is respectable for District 15 and will appeal to investors targeting the Marine Parade rental market, which draws a steady stream of expatriates attracted to the East Coast lifestyle. The main risk is limited upside compared to larger, newer developments with stronger brand recognition and marketing machinery. For own-stay buyers, particularly couples and small families, 8M Residences delivers a quiet, well-located home in one of Singapore’s most desirable postcodes at a price that doesn’t require new-launch financing gymnastics.