RPS · Resale Project Scorecard
8 Napier — Grade D
RPS score 3.87/10 · D10 · Bukit Timah, Holland, Tanglin · 46 units · scored across 7 weighted factors — methodology published.
FH · NAPIER PROPERTIES PTE LTD · TOP 2010
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: total returns, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.86% — bottom 15% within its 2010-era cohort. Weak capital appreciation, even when judged against vintage peers.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
46 units — very small project; niche product with thin resale market.
190m from Napier Mrt Stn (TE12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.43% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.04km, far enough that the impact on this project is modest.
The verdict· Scores updated September 2026
8 Napier scores 3.87 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2317th of 2,357 resale condos scored in Singapore and 290th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: total returns, schools.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at 8 Napier
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $3,329 psf, median price $6.70M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $3,329 psf | $6.70M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $3,329 psf | $6.70M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
8 Napier: frequently asked questions
Answers generated from the scorecard data — RPS rank 2317th of 2,357, scores updated September 2026.
- Is 8 Napier a good buy in 2026?
- 8 Napier scores 3.87/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2317th of 2,357 Singapore resale condos and 290th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: total returns, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at 8 Napier?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at 8 Napier, at a median of $3,329 psf and a median price of $6.70M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 8 Napier from the nearest MRT station?
- 8 Napier is about 190m from Napier MRT (TE12), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 8 Napier compare with The Arc @ Draycott?
- The Arc @ Draycott is the project scored next to 8 Napier on the District 10 ranking: 3.88 (Grade D) against 8 Napier's 3.87 (Grade D). 8 Napier scores higher on MRT Proximity (10 vs 8); The Arc @ Draycott scores higher on Primary School Effect (1 vs 2) and Future Transformation (3 vs 4).
- What is the tenure of 8 Napier, and how big is the project?
- 8 Napier is freehold, completed in 2010, has 46 units, developed by NAPIER PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 46 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of 8 Napier in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- The Arc @ DraycottD3.88
- Beaufort On NassimD3.86
- Ardmore 3D3.88
- The CornwallD3.86
- Pollen & BleuD3.92
- The TomlinsonD3.86
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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