District 8 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 8 is the area around Farrer Park and Little India: Race Course Road, Rangoon Road, Mergui Road, Perumal Road, Kitchener Link, Sturdee Road, Beatty Road and Jellicoe Road. Every sale in the records is in URA's Rest of Central Region.

It is the smallest district on this site by sales: 165 resales of private apartments and condominiums in the 12 months to September 2026. Of the 64 developments that recorded a sale in the past five years, 54 are freehold, and one more is URA's entry for homes in the Little India Conservation Area, which has both freehold and 9,999-year records. These 55 make up the group the tables call freehold or 999-year, the name used across this site; the district has no 999-year development.

Many of those developments have no sales on high floors. Of the 55, 32 have no recorded sale above the fifth floor in the five years and 46 none above the tenth.

Sales are thin in most developments. Of the 45 developments of any tenure with a resale in the 12 months, 36 had fewer than five, and 19 had exactly one.

A few developments supply most of the sales. Eight developments with a recorded sale on the 21st floor or higher made 100 of the 165 resales. So the figures below are given by tenure, lease era and size, and where a group is mostly one development the text says so.

Stock profile

What sold each year

In the four full years from 2022 to 2025, resales ran between 163 and 197 a year. New sales were 361 in 2022 and 66 in 2023, of which Piccadilly Grand made 342 and 64, and almost none since. Sub sales rose to 28 in the first nine months of 2026.

Resale prices by tenure and lease era

Freehold homes had a median of $1,698 per square foot, from 90 resales in 36 developments. Each 99-year group is mostly one development: Kerrisdale made 11 of the 17 resales with leases before 2000, Citylights 19 of the 21 with leases from 2000 to 2014, and Uptown @ Farrer 23 of the 37 with leases from 2015. Taken together, the five developments with leases from 2000 made 58 resales at a median of $2,035 per square foot.

The freehold median was below that of the 99-year homes with leases from 2000, but this is not a rule by development. City Square Residences, which is freehold, had a median of $2,182 per square foot, above Citylights at $2,026 and Uptown @ Farrer at $1,951. The freehold figure blends 33 resales in three developments with sales above the twentieth floor, 14 of them at City Square Residences, at a median of $1,817, with 57 resales in 33 other developments, at $1,635. Of the 58 resales on leases from 2000, 56 were in four developments with sales above the twentieth floor.

What each size cost

At 800 to 1,199 sq ft, the band with the most resales, the medians were $1.66M for freehold homes, $1.46M for 99-year homes with leases before 2000, $1.90M for leases from 2000 to 2014 and $2.09M for leases from 2015. The 99-year figures are from 7, 9 and 17 resales, and the 9 were all at Citylights.

Elsewhere in the table, Kerrisdale made 8 of the 10 resales at 1,200 to 1,599 sq ft with leases before 2000, Citylights all 6 at that size with leases from 2000 to 2014, and Uptown @ Farrer 14 of the 17 at 500 to 799 sq ft with leases from 2015.

Where the resales are

Uptown @ Farrer had 23 resales and Citylights 19. The five developments with the most resales made 48% of the district's total and the top ten 65%. Seven developments had three resales each; the table's tenth row is the first of them by name.

Every sale on record for a development is on the Property Research page. The five with the most resales: Uptown @ Farrer, Citylights, City Square Residences, Cityscape @Farrer Park and Kerrisdale.

Disclosure: James Wong is marketing a home in Cityscape @Farrer Park, a freehold development on Mergui Road. Its record: Cityscape @Farrer Park.

How far the price per square foot differed by floor level here is examined in District 8: high floors resold 22% above low floors across developments, about 10% within a development.

What developers are selling

URA recorded one new sale by a developer in District 8 in the 12 months to September 2026, so there is no table of new sales on this page.

The most recent development with many developer's sales in the records is Piccadilly Grand, on a 99-year lease from 2021. Its developer's sales were 342 in 2022 and 64 in 2023. It has since begun to change hands: 30 of the district's 32 sub sales in the 12 months, and 6 resales, were at Piccadilly Grand.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here.

MRT

Three MRT stations have postal codes in District 8: Farrer Park on the North East Line, Jalan Besar on the Downtown Line and Lavender on the East-West Line. Little India station, despite the district's name, has a District 9 postal code and is not counted here.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists one primary school with a postal code in District 8: Farrer Park Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Compare within a tenure, a size and a kind of development. The medians in the tables blend developments with sales above the twentieth floor with developments that have none above the fifth.
• Check how many recent sales the development has. 36 of the 45 developments with a resale had fewer than five in the 12 months.
• Do not read the district's price per square foot by floor as the price of height. Of the 64 resales on floors 1 to 5, 53 were in developments with no recorded sale on the 21st floor or higher. The analysis linked on this page measures the gap within a development.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• In a development with few sales, there may have been one resale in the year, or none. The comparison may then have to come from similar developments nearby.
• In one of the developments with many sales there are usually sales in your own development to compare with. Compare by size and by floor range.
• Sub sales at Piccadilly Grand, 30 in the 12 months, are a reference buyers of newer 99-year homes may have seen.