Teresa 8
Overview & Key Facts
Teresa 8 is a rare freehold cluster terrace development tucked into a quiet cul-de-sac on the Telok Blangah hillside in District 4. Completed in 2008 by Aston Holdings, the project comprises just 11 strata-titled terrace houses spread across two address blocks — 8 and 10 Bukit Teresa Close — sitting on a combined lot of approximately 15,700 sq ft. Its boutique scale, hilltop setting, and freehold tenure place it in a category that is virtually unmatched anywhere along the Keppel Bay fringe.
The development sits within the broader Bukit Purmei and Telok Blangah Rise enclave, a green, low-density residential belt that borders the Southern Ridges park corridor to the north and the Keppel Harbour waterfront to the south. With a median transaction price of $3.1 million and average PSF of $1,163, Teresa 8 attracts a very specific profile of buyer: typically a move-up family or landed-home aspirant who prizes space, privacy, and permanence of ownership over the prestige of a bay-facing mega-development.
Unit sizes range from a generous 2,818 sq ft up to 3,509 sq ft, making every home at Teresa 8 a genuinely spacious residence rather than an oversized apartment masquerading as landed living. For buyers who want the freedom of freehold tenure, the ambiance of a low-density hill enclave, and direct CCL access to Marina Bay — all at a PSF that meaningfully undercuts the surrounding leasehold giants — Teresa 8 is a compelling and often overlooked proposition.
Location & Connectivity
Teresa 8 is addressed off Bukit Teresa Close, a short private cul-de-sac that branches from Bukit Purmei Road in the Telok Blangah Rise area. The immediate surroundings are characterised by landed housing, mature trees, and the gentle elevation of the Telok Blangah ridge — a landscape that feels decidedly more Bukit Timah than the high-density HDB heartlands that flank the lower slopes. The hilltop positioning affords upper-floor units sweeping views toward Keppel Harbour and, on clear days, Sentosa and the Straits of Singapore.
Transport connectivity is solid without being exceptional. Keppel MRT (Circle Line, CC31) sits approximately 0.51 km from the development — reachable in about six to eight minutes on foot via the footpath along Keppel Road — offering a one-transfer ride to Marina Bay in under 15 minutes. Cantonment MRT (Thomson-East Coast Line) at 0.91 km adds a second line, while Tiong Bahru (East-West Line) at 1.09 km completes a three-line catchment that gives residents genuine flexibility. HarbourFront, the gateway to VivoCity and Sentosa, is about 1.33 km or a short taxi hop away.
Day-to-day amenities are clustered along Telok Blangah Rise and Jalan Bukit Merah, both within a comfortable walk: wet markets, coffeeshops, FairPrice and Giant supermarkets, and the popular Telok Blangah Rise Market provide the everyday essentials. VivoCity and HarbourFront Centre are the de facto lifestyle hubs for weekend shopping and dining. The Southern Ridges — the green corridor linking Mount Faber, Telok Blangah Hill Park, and HortPark — begins practically at the development's doorstep, an amenity that residents of high-rise condos simply cannot replicate.
Location Snapshot: Telok Blangah Hillside
Teresa 8 occupies a privileged position on the Telok Blangah ridge — close enough to Keppel Harbour to feel the sea breeze, yet elevated and screened from arterial traffic. The Southern Ridges trailhead at Telok Blangah Hill Park is roughly 500 m away, and the nearest primary school, Cantonment Primary, is under 1 km. This is a residential pocket that has remained low-density and leafy for decades, with no large-scale public housing immediately adjacent.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | Within 1 km |
| Radin Mas Primary School | primary | ~1.0 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Blangah Rise Primary School | primary | ~1.2 km |
| Henderson Secondary School | secondary | ~1.4 km |
| Outram Secondary School | secondary | ~1.4 km |
| Gan Eng Seng School | secondary | ~1.4 km |
| Gan Eng Seng Primary School | primary | ~1.4 km |
Facilities
For a development of only 11 units, Teresa 8 delivers a purposeful set of communal amenities. The centrepiece is a shared swimming pool, providing a cool-down option without the crowds that accompany larger condominium pools. More distinctive is the rooftop jacuzzi, which takes full advantage of the hilltop setting — on a clear evening, soaking in the jacuzzi while looking out toward Keppel Harbour lights is an experience that few condominiums of any size can offer. Each unit also benefits from a private car park lot, eliminating the daily anxiety of multi-storey parking structures. The overall facilities footprint is intentionally lean: with 11 homes on a 15,700 sq ft lot, the communal space is not wasted on elaborate clubhouses or tennis courts that would simply sit idle. What is provided is well-maintained and genuinely usable.
Residents who require more extensive recreational facilities — gym, function rooms, tennis — are a short drive from the membership clubs and hotel facilities along Keppel Road, and the Southern Ridges park system serves as a natural extension of the grounds for jogging and walking.
"The rooftop jacuzzi at Teresa 8 is one of those features that sounds like a brochure cliché but actually delivers — an elevated hilltop perch above Keppel Harbour, shared by exactly 11 families. That kind of exclusivity is not something you find in any 1,000-unit development, regardless of how much it costs."
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,975,000 to $3,380,000, averaging $3,151,667 (~$1,163 psf).
Rents range from $6,800 to $6,800 per month across 2 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 25.2% (from $929 to $1,163 psf).
Neighbourhood Comparison
Teresa 8 occupies a genuinely distinct niche within District 4. The Keppel Bay mega-projects — Reflections at Keppel Bay ($1,737 psf, 1,129 units, 99-year), The Interlace ($1,465 psf, 1,040 units, 99-year), and Caribbean at Keppel Bay ($1,762 psf, 969 units, 99-year) — offer full-resort facilities, bay-facing views, and deep secondary market liquidity, but all carry 99-year leasehold tenures and apartment-scale unit sizes. The Reef at King's Dock ($2,468 psf, 99-year) and Cape Royale ($2,220 psf, 99-year) represent the newer luxury leasehold tier, with commensurately higher entry prices. Teresa 8 at $1,163 psf freehold sits below all five on a headline PSF basis while offering significantly larger strata floor plates and the permanence of freehold ownership — a trade-off that strongly favours the landed-lifestyle buyer over the yield-optimising investor. The only meaningful disadvantage versus the bay-facing developments is the absence of direct waterfront outlook and the leaner on-site facilities, both of which are partly compensated by the Southern Ridges parkland and the boutique exclusivity of an 11-unit community.
Within the strata landed segment specifically, comparable freehold cluster terraces of this vintage in D4 are virtually non-existent, which is precisely why Teresa 8 commands the premium it does relative to its PSF history and why its owner-occupier retention rate remains so high.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TERESA 8 | Freehold | 2008 | 11 | $1,163 |
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 2011 | 1,129 | $1,737 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 2013 | 1,040 | $1,465 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 2004 | 969 | $1,762 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 2021 | 429 | $2,468 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 2013 | 302 | $2,220 |
ShiokNest Scores
Our proprietary scoring system evaluates TERESA 8 across multiple dimensions.
What Residents Say
"We moved here from a regular condo in the East and the difference in lifestyle is night and day. Walking to the Southern Ridges in five minutes, having our own front door, and never sharing a lift with 60 other residents — it is exactly what a growing family needs. The hilltop breeze in the evenings makes the rooftop area genuinely pleasant all year round."
— Owner-occupier family, purchased mid-2020s
"The Keppel MRT access is better than I expected for a hillside address. I commute to the CBD daily and the Circle Line gets me to Marina Bay in three stops. Coming home to a quiet cul-de-sac after a busy day in the city is the reason we chose this over something more central."
— Professional couple, long-term resident
"What struck us was how private it is. Eleven homes sharing a pool and jacuzzi — you always know your neighbours, and the pool is never crowded. We looked at Reflections and Caribbean but the sheer scale of those projects was not what we wanted. Teresa 8 feels like a real neighbourhood rather than a managed asset."
— Upsizer from HDB executive flat, District 4 resident
Strengths & Weaknesses
- Freehold tenure — extremely rare in District 4 where almost all major condos are 99-year leasehold
- Large unit sizes: 2,818–3,509 sq ft, well above typical condo apartment footprints
- Boutique 11-unit scale — private pool and rooftop jacuzzi shared by only 11 families
- PSF still materially below surrounding leasehold mega-developments (Reflections, Caribbean, The Reef)
- Keppel MRT (CCL) at 0.51 km — direct access to Marina Bay in three stops
- Hilltop setting with Keppel Harbour views from upper floors and rooftop
- Telok Blangah Hill Park and Southern Ridges trailhead within 5-minute walk
- Owner-occupier enclave: very low tenant turnover, stable resident community
- Three-line MRT catchment within 1.1 km: CCL (Keppel), TEL (Cantonment), EWL (Tiong Bahru)
- Strong PSF appreciation trajectory: $929 → $1,163 psf (approx. 25% growth over tracked period)
- Extremely thin secondary market — only 3 transactions in recent data period; exit requires patience
- Minimal on-site facilities: pool and jacuzzi only — no gym, function room, or tennis court
- Gross yield of 2.63% and just 2 rental transactions — not suited for income-seeking investors
- No bay-facing waterfront outlook; harbour views limited to upper floors and rooftop
- Hillside cul-de-sac location means driving is required for most daily errands
- Walking distance to MRT is manageable but involves a slight gradient down Bukit Purmei Road
- No school within 1 km for Primary 1 registration priority (Cantonment Primary is at 0.92 km)
Verdict
Teresa 8 is the kind of development that rarely appears in mainstream property searches precisely because it has so little turnover to generate data visibility. With only three recorded transactions in recent years and an owner pool of eleven families, this is a genuine owner-occupier enclave — a hilltop cluster of large freehold terrace homes that residents buy and hold for the long term. The 25% PSF appreciation from $929 to $1,163 over the tracked period is quietly impressive, reflecting both the scarcity of freehold product in D4 and the broader re-rating of the Keppel Bay fringe following The Reef at King's Dock and Cape Royale's higher price points.
The most compelling argument for Teresa 8 is the tenure and size combination. At $1,163 psf freehold, buyers are accessing 2,800–3,500 sq ft of strata landed living at a level that is materially cheaper than the leasehold mega-developments that surround it — Reflections at $1,737 psf (99-year), The Reef at $2,468 psf (99-year), Caribbean at $1,762 psf (99-year). The freehold premium alone justifies the comparison: there is no lease decay risk, no en-bloc urgency clock, and no cap on rental renewals. The trade-off is liquidity — thin transaction volume means buyers cannot rely on a deep secondary market, and exit timing requires patience.
For the right buyer — a family seeking a private hilltop residence, Southern Ridges access, and D4 freehold tenure with direct CCL connectivity — Teresa 8 is exceptional value and an extremely rare product. It is not for investors requiring yield or rapid capital recycling; the gross yield of 2.63% and minimal rental volume confirm this is primarily an owner-occupier asset. Bought as a long-hold family home, it is difficult to argue against.