RPS · Resale Project Scorecard
8M Residences — Grade D
RPS score 4.60/10 · D15 · East Coast, Marine Parade · 68 units · scored across 7 weighted factors — methodology published.
FH · GCAP PROPERTIES PTE LTD · TOP 2016
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +1.17% — near-median performance within its 2016-era cohort (49th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
68 units — very small project; niche product with thin resale market.
320m from Katong Park Mrt Stn (TE24) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.64% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The verdict· Scores updated September 2026
8M Residences scores 4.60 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2136th of 2,357 resale condos scored in Singapore and 407th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (0/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at 8M Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,367 psf, median price $1.22M. Median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,297 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $2,348 psf | $1.52M |
| Jul–Sep 2026 | 1 | $2,367 psf | $1.22M |
| 12-month total | 3 | $2,367 psf | $1.22M |
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.
8M Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 2136th of 2,357, scores updated September 2026.
- Is 8M Residences a good buy in 2026?
- 8M Residences scores 4.60/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2136th of 2,357 Singapore resale condos and 407th of 436 in District 15 (East Coast, Marine Parade). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, future transformation. 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 8M Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at 8M Residences, at a median of $2,367 psf and a median price of $1.22M (range $2,323 psf to $2,372 psf). The median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,297 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 8M Residences from the nearest MRT station?
- 8M Residences is about 320m from Katong Park MRT (TE24), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 8M Residences compare with Springvale?
- Springvale is the project scored next to 8M Residences on the District 15 ranking: 4.62 (Grade C) against 8M Residences's 4.60 (Grade D). 8M Residences scores higher on MRT Proximity (9 vs 7) and Rental Yield (3 vs 2); Springvale scores higher on Future Transformation (0 vs 3) and Primary School Effect (2 vs 3).
- What is the tenure of 8M Residences, and how big is the project?
- 8M Residences is freehold, completed in 2016, has 68 units, developed by GCAP PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 68 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 8M Residences in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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