RPS · Resale Project Scorecard
Grandeur 8 — Grade A
RPS score 6.98/10 · D20 · Ang Mo Kio, Bishan, Thomson · 579 units · scored across 7 weighted factors — methodology published.
99YR · Allgreen Properties · TOP 2005
Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.71% — near-median performance within its 2005-era cohort (52th percentile).
3 primary schools within 1km (nearest: MAYFLOWER PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families.
579 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.68km from Ang Mo Kio Mrt Stn (NS16) — short walk to MRT, good transport convenience.
Rental yield of 3.08% — below-average income return.
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Ang Mo Kio MRT CRL interchange (CR11, CRL1) at 0.80km, far enough that the impact on this project is modest.
Primary schools within 1km: Mayflower Primary School, JING SHAN Primary School, ANG MO KIO Primary School.
The verdict· Scores updated September 2026
Grandeur 8 scores 6.98 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 357th of 2,357 resale condos scored in Singapore and 19th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Project Size (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (4/10). Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: total returns, future transformation.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Grandeur 8
12 months to September 2026 (Oct 2025 – Sep 2026): 18 resale transactions, median $1,488 psf, median price $1.85M. Median PSF is up 4.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,418 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,466 psf | $2.00M |
| Jan–Mar 2026 | 2 | $1,476 psf | $1.71M |
| Apr–Jun 2026 | 6 | $1,498 psf | $1.81M |
| Jul–Sep 2026 | 4 | $1,489 psf | $1.88M |
| 12-month total | 18 | $1,488 psf | $1.85M |
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.
Grandeur 8: frequently asked questions
Answers generated from the scorecard data — RPS rank 357th of 2,357, scores updated September 2026.
- Is Grandeur 8 a good buy in 2026?
- Grandeur 8 scores 6.98/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 357th of 2,357 Singapore resale condos and 19th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Strong project with clear strengths. Standout strengths: project size, schools. Key weaknesses: total returns, 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 Grandeur 8?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 18 resale transactions at Grandeur 8, at a median of $1,488 psf and a median price of $1.85M (range $1,224 psf to $1,677 psf). The median PSF is up 4.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,418 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grandeur 8 from the nearest MRT station?
- Grandeur 8 is about 680m from Ang Mo Kio MRT (NS16), 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 Grandeur 8 compare with Country Grandeur?
- Country Grandeur is the project scored next to Grandeur 8 on the District 20 ranking: 6.99 (Grade A) against Grandeur 8's 6.98 (Grade A). Grandeur 8 scores higher on Project Size (10 vs 3) and Rental Yield (4 vs 0); Country Grandeur scores higher on Project's Historical Performance (6 vs 9) and Tenure (7 vs 10).
- Which primary schools are within 1km of Grandeur 8?
- 3 primary schools are within 1km of Grandeur 8: Mayflower Primary School, JING SHAN Primary School, ANG MO KIO Primary School. 3 primary schools within 1km (nearest: MAYFLOWER PRIMARY SCHOOL at 0.39km). Strong school proximity — a genuine advantage for young families. Grandeur 8 scores 8/10 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 Grandeur 8, and how big is the project?
- Grandeur 8 is 99-year leasehold, completed in 2005, has 579 units, developed by Allgreen Properties. 99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent. 579 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Grandeur 8 in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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