RPS · Resale Project Scorecard
8 Raja — Grade C
RPS score 4.80/10 · D12 · Balestier, Toa Payoh · 26 units · scored across 7 weighted factors — methodology published.
FH · POPULAR LAND PTE LTD · TOP 2013
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of -0.82% — bottom 12% within its 2013-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 0.62km away). Adequate but narrow school optionality.
26 units — very small project; niche product with thin resale market.
0.77km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.72% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.66km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ Primary (TOA Payoh).
The verdict· Scores updated September 2026
8 Raja scores 4.80 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2054th of 2,357 resale condos scored in Singapore and 110th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, capital appreciation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at 8 Raja
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,538 psf, median price $2.75M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,597 psf | $2.51M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,478 psf | $2.99M |
| 12-month total | 2 | $1,538 psf | $2.75M |
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 Raja: frequently asked questions
Answers generated from the scorecard data — RPS rank 2054th of 2,357, scores updated September 2026.
- Is 8 Raja a good buy in 2026?
- 8 Raja scores 4.80/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2054th of 2,357 Singapore resale condos and 110th of 116 in District 12 (Balestier, Toa Payoh). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, capital appreciation. 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 Raja?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at 8 Raja, at a median of $1,538 psf and a median price of $2.75M (range $1,478 psf to $1,597 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 8 Raja from the nearest MRT station?
- 8 Raja is about 770m from Novena MRT (NS20), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 8 Raja compare with Kallang Riverside?
- Kallang Riverside is the project scored next to 8 Raja on the District 12 ranking: 4.87 (Grade C) against 8 Raja's 4.80 (Grade C). 8 Raja scores higher on Primary School Effect (7 vs 1) and Future Transformation (4 vs 1); Kallang Riverside scores higher on Project Size (3 vs 8) and Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of 8 Raja?
- One primary school is within 1km of 8 Raja: CHIJ Primary (TOA Payoh). 1 primary school within 1km (CHIJ PRIMARY (TOA PAYOH), 0.62km away). Adequate but narrow school optionality. 8 Raja scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of 8 Raja, and how big is the project?
- 8 Raja is freehold, completed in 2013, has 26 units, developed by POPULAR LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 26 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 Raja in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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