District 20 · Ang Mo Kio · OCR
Grandeur 8
Ang Mo Kio Central 3 · Condominium · 99 yrs lease commencing from 2002
Current PSF
$1,476
-24.8% vs district median
Gross yield
2.9%
median rent $4,700/mo
3-year gain
12.5%
Transactions · 5y
89
17 in last 12 months
Nearest MRT
Ang Mo Kio Mrt Station · 672.997m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+152% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential43 / 100
24 years old · composite of plot use, age, tenure, value gap & size
Lease decay75 years left
worth 88.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Mayflower Primary School 434m · Phase 2C 0.3× · Shg Student Care (Mayflower Primary School) 444m · Jing Shan Primary School 652m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Anderson Secondary School · 517m
Food
Ang Mo Kio Ave 6 Blk 724 (Blk 724 Ang Mo Kio Market) · 370m - 4 hawker centres within 1km
Green
Ang Mo Kio Town Garden West · 441m - 3 parks within 1km
Mall
Djit Sun Mall · 296m
Health
Ang Mo Kio Polyclinic (polyclinic) · 198m
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,448 psf - 6% above units on floors 1–5 ($1,367 psf).
Price trend average PSF by year
2021
$1,077
2022
$1,274
+18.3%
2023
$1,304
+2.4%
2024
$1,396
+7.1%
2025
$1,445
+3.5%
2026
$1,467
+1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,850/mo | $3.35 | 2.7% | 79 |
| 3BR | $4,300/mo | $3.44 | 2.8% | 170 |
| 4BR | $5,300/mo | $3.66 | 3.0% | 66 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,800,000 | 1,259 | $1,429 | 01-05 |
| Jun 2026 | $1,845,000 | 1,195 | $1,544 | 11-15 |
| Jun 2026 | $1,680,000 | 1,227 | $1,369 | 01-05 |
| May 2026 | $1,918,888 | 1,227 | $1,564 | 16-20 |
| May 2026 | $1,550,000 | 1,216 | $1,274 | 01-05 |
| Apr 2026 | $1,990,000 | 1,227 | $1,622 | 06-10 |
| Apr 2026 | $1,780,000 | 1,227 | $1,451 | 06-10 |
| Mar 2026 | $1,860,000 | 1,195 | $1,557 | 06-10 |
| Jan 2026 | $1,560,088 | 1,119 | $1,394 | 06-10 |
| Dec 2025 | $1,580,000 | 1,130 | $1,398 | 06-10 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Grandeur 8 actually sell for - this project trades at 2.5× the nearest block’s PSF.