Grandeur 8
Grandeur 8 is a 99-year lease (75 yrs left) condominium development in District 20 (Ang Mo Kio / Bishan / Thomson). It has 90 recorded private transactions. Latest sale: $1,920,000 (Oct 2026, 114 sqm, floors 06-10). Median $1,381/sqft. Prices up 25.6% over the period. 75 years lease remaining.
Where Grandeur 8 ranks in District 20
All 44 projects ›Median psf over time
Estimate a unit at Grandeur 8
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.29% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,310 | 22 |
| 06-10 | $1,388 | 26 |
| 11-15 | $1,473 | 24 |
| 16-20 | $1,373 | 18 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | 06-10 | Resale | 114 sqm | $1,920,000 | $1,565 |
| Sep 2026 | 11-15 | Resale | 111 sqm | $1,856,888 | $1,554 |
| Jul 2026 | 06-10 | Resale | 105 sqm | $1,550,000 | $1,371 |
| Jul 2026 | 01-05 | Resale | 135 sqm | $2,250,000 | $1,548 |
| Jul 2026 | 11-15 | Resale | 117 sqm | $1,950,000 | $1,548 |
| Jul 2026 | 01-05 | Resale | 117 sqm | $1,800,000 | $1,429 |
| Jun 2026 | 11-15 | Resale | 111 sqm | $1,845,000 | $1,544 |
| Jun 2026 | 01-05 | Resale | 114 sqm | $1,680,000 | $1,369 |
| May 2026 | 01-05 | Resale | 113 sqm | $1,550,000 | $1,274 |
| May 2026 | 16-20 | Resale | 114 sqm | $1,918,888 | $1,564 |
| Apr 2026 | 06-10 | Resale | 114 sqm | $1,780,000 | $1,451 |
| Apr 2026 | 06-10 | Resale | 114 sqm | $1,990,000 | $1,622 |
| Mar 2026 | 06-10 | Resale | 111 sqm | $1,860,000 | $1,557 |
| Jan 2026 | 06-10 | Resale | 104 sqm | $1,560,088 | $1,394 |
| Dec 2025 | 16-20 | Resale | 104 sqm | $1,575,000 | $1,407 |
| Dec 2025 | 06-10 | Resale | 105 sqm | $1,580,000 | $1,398 |
| Nov 2025 | 06-10 | Resale | 122 sqm | $2,050,000 | $1,561 |
| Oct 2025 | 11-15 | Resale | 129 sqm | $2,328,000 | $1,677 |
| Oct 2025 | 01-05 | Resale | 148 sqm | $1,950,000 | $1,224 |
| Oct 2025 | 01-05 | Resale | 135 sqm | $2,216,000 | $1,525 |
| Aug 2025 | 11-15 | Resale | 132 sqm | $2,250,000 | $1,584 |
| Aug 2025 | 11-15 | Resale | 131 sqm | $2,129,888 | $1,510 |
| Jul 2025 | 11-15 | Resale | 117 sqm | $1,830,000 | $1,453 |
| Jun 2025 | 01-05 | Resale | 114 sqm | $1,690,000 | $1,377 |
| Jun 2025 | 06-10 | Resale | 117 sqm | $1,800,000 | $1,429 |
Grandeur 8 is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Grandeur 8, with their median resale psf. Useful for comparing what Grandeur 8 costs per square foot against nearby developments.
About Grandeur 8
Prices at Grandeur 8 in District 20 (Ang Mo Kio / Bishan / Thomson) have risen sharply, up about 25.6% over the data window (around 4.7% a year). Its $1,381 psf median sits about 17% below the District 20 median, cheaper than about 75% of projects there. It has a regular flow of transactions, with 90 sales between 2021-11 and 2026-10, ranging from $1,247,000 to $2,328,000. The most recent transaction was a 114 sqm unit (floors 06-10) at $1,920,000 in Oct 2026, and the median is $1,381 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 75 years remaining is 0.9242, an annual lease decay of about 0.29%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Grandeur 8 cost?
The most recent transaction at Grandeur 8 was $1,920,000 for a 114 sqm unit in 2026-10. The median price is $1,381 per square foot across 90 transactions, ranging from $1,247,000 to $2,328,000. Data sourced from URA.
Is Grandeur 8 freehold or leasehold?
Grandeur 8 is on a 99-year lease commencing in 2002, with approximately 75 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.29%.
What is the price per square foot (psf) at Grandeur 8?
The median price at Grandeur 8 is $1,381 psf, with transactions ranging from $871 to $1,677 psf. This is based on 90 URA-recorded transactions in District 20.
Have prices at Grandeur 8 gone up or down?
Prices at Grandeur 8 have increased by approximately 25.6% over the data period (around 4.7% a year). The median price is currently $1,381 psf, with the most recent sale at $1,920,000 in 2026-10.