Resale Project Scorecard
8 @ Mount Sophia
D09 · Orchard, River Valley · 103-year leasehold · completed 2007 · 313 units
Grade B, 5.99 out of 10, the 71st highest score among 205 resale condos in District 9.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 79 yrs
- Resales, 12 months to Oct 2026
- 9
- To Dhoby Ghaut MRT
- 150 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
8 @ Mount Sophia Score
- B
- Grade
- Score out of 10
- 5.99
- Highest score among 205 resale condos in District 9
- 71st
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +1.90% — bottom 16% within its 2007-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: St. Margaret's School (Primary) at 0.26km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- St. Margaret's School (Primary)
- Anglo-Chinese School (Junior)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
313 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
150 m from Dhoby Ghaut MRT (NS24 / NE6 / CC1) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%6/10
Rental yield of 3.66% — above-average income return.
The district median is 3/10.
Tenure10%7/10
103YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.60km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why 8 @ Mount Sophia scores 5.99
8 @ Mount Sophia scores 5.99 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1212th of 2,350 resale condos scored in Singapore and 71st of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condo8 @ Mount Sophia | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 7% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 83% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 77% of district |
| Rental Yield10% | 6/10 | 3/10 | +0.30 | 87% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 2% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 49% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 8 @ Mount Sophia and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
8 @ Mount Sophia Prices
By unit type at 8 @ Mount Sophia
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom936 sq ft | 936 sq ft | $1.50M | $1,608 psf | 2 |
| 2-bedroom1,109 sq ft | 1,109 sq ft | $1.88M | $1,702 psf | 2 |
| 3-bedroom1,378 sq ft | 1,378 sq ft | $2.45M to $2.75M | $1,814 psf | 5 |
Past transactions at 8 @ Mount Sophia
9 resales, Nov 2025 to Oct 2026 · median $1,778 psf · $1,460,000 to $2,750,000 · all 9 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Sep 2026 | Blk 6 | 6 | #06-02022BR · Blk 6 | 2BR | 1,184 | $1,605 | $1,900,000 | Resale |
| 22 Sep 2026 | 8 Mount Sophia | 8 | #08-46463BR · Blk 8 | 3BR | 1,442 | $1,733 | $2,500,000 | Resale |
| 10 Jul 2026 | Blk 10 | 6 | #06-40402BR · Blk 10 | 2BR | 1,033 | $1,798 | $1,858,000 | Resale |
| 28 Apr 2026 | Blk 10A | 8 | #08-12123BR · Blk 10A | 3BR | 1,378 | $1,851 | $2,550,000 | Resale |
| 11 Mar 2026 | Blk 10A | 6 | #06-11113BR · Blk 10A | 3BR | 1,378 | $1,814 | $2,500,000 | Resale |
| 18 Dec 2025 | Blk 10 | 6 | #06-27273BR · Blk 10 | 3BR | 1,464 | $1,879 | $2,750,000 | Resale |
| 5 Dec 2025 | 8 Mount Sophia | 9 | #09-50501BR · Blk 8 | 1BR | 915 | $1,691 | $1,547,000 | Resale |
| 28 Nov 2025 | Blk 10A | 4 | #04-20203BR · Blk 10A | 3BR | 1,378 | $1,778 | $2,450,000 | Resale |
| 6 Nov 2025 | Blk 10 | 1 | #01-33331BR · Blk 10 | 1BR | 958 | $1,524 | $1,460,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2025 | 2 | $1,651 psf | $2,258 psf |
| Dec 2025 | 2 | $1,785 psf | $2,346 psf |
| Jan 2026 | — | — | $2,370 psf |
| Feb 2026 | — | — | $2,457 psf |
| Mar 2026 | 1 | — | $2,478 psf |
| Apr 2026 | 1 | — | $2,370 psf |
| May 2026 | — | — | $2,346 psf |
| Jun 2026 | — | — | $2,400 psf |
| Jul 2026 | 1 | — | $2,403 psf |
| Aug 2026 | — | — | $2,311 psf |
| Sep 2026 | 2 | $1,669 psf | $2,177 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.1% a year, ranked 23 of 48 in D09 and 541 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
8 @ Mount Sophia Rent
- Median rent a month
- $4,300 to $7,000
- Gross yield
- 3.4% to 3.5%
- Rental contracts
- 115
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,300 | $4,100 to $4,500 | 3.4% | 40 |
| 2-bedroom | $5,500 | $5,400 to $5,800 | 3.5% | 24 |
| 3-bedroom | $7,000 | $6,800 to $7,480 | 3.4% | 51 |
Rental contracts at 8 @ Mount Sophia
115 contracts, Sep 2025 to Aug 2026 · median $5,800 a month · $3,800 to $8,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 800 to 900 sq ft | $4,050 |
| Aug 2026 | 1BR | 800 to 900 sq ft | $4,200 |
| Aug 2026 | 1BR | 800 to 900 sq ft | $4,500 |
| Aug 2026 | 1BR | 900 to 1,000 sq ft | $5,600 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,500 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $7,400 |
| Jul 2026 | 1BR | 800 to 900 sq ft | $4,100 |
| Jul 2026 | 1BR | 800 to 900 sq ft | $4,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
8 @ Mount Sophia By stack
- Highest, stack 23
- $1,837 psf
- Lowest, stack 11
- $1,431 psf
- Stacks with 2+ resales
- 16
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $1,431 psf | 1,997 sq ft | Levels 6 to 9 | 2 |
| 23 | $1,837 psf | 1,453 sq ft | Levels 6 to 7 | 2 |
| 24 | $1,633 psf | 850 sq ft | Levels 4 to 9 | 3 |
| 25 | $1,585 psf | 861 sq ft | Levels 1 to 9 | 5 |
| 27 | $1,742 psf | 1,464 sq ft | Levels 6 to 9 | 3 |
| 30 | $1,754 psf | 1,453 sq ft | Levels 4 to 7 | 2 |
| 32 | $1,602 psf | 893 sq ft | Levels 6 to 8 | 2 |
| 33 | $1,598 psf | 861 sq ft | Levels 1 to 9 | 6 |
Show the other 8 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 36 | $1,693 psf | 1,033 sq ft | Level 3 | 2 |
| 37 | $1,611 psf | 861 sq ft | Levels 5 to 9 | 2 |
| 40 | $1,684 psf | 1,033 sq ft | Levels 1 to 6 | 4 |
| 41 | $1,614 psf | 861 sq ft | Levels 1 to 9 | 3 |
| 42 | $1,774 psf | 1,453 sq ft | Levels 6 to 7 | 2 |
| 43 | $1,687 psf | 1,421 sq ft | Levels 6 to 7 | 2 |
| 44 | $1,504 psf | 861 sq ft | Levels 5 to 7 | 2 |
| 46 | $1,716 psf | 1,442 sq ft | Levels 7 to 8 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
8 @ Mount Sophia Notes
How these numbers are worked out
- Grade B places 8 @ Mount Sophia in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,778 psf at 8 @ Mount Sophia against $2,356 psf across District 9, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,682 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (19 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 9 resale caveats at 8 @ Mount Sophia ranged from $1,524 psf to $1,879 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2007, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Dhoby Ghaut MRT (NS24 / NE6 / CC1), 150 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at 8 @ Mount Sophia for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.