Prices · Bukit Timah · D10 Ardmore
Block 8 Empress Road
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What this block is
| Address | Block 8 Empress Road, Bukit Timah, Singapore 260008 |
| Flat types here | 3-room, 5-room — on the evidence of 42 sales since March 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 700 sq ft, 5-room about 1,399 sq ft (700 to 1,399 sq ft across the block) |
| Lease | 99 years from 1976, expiring 2075 — 49 years left |
| Floors that have sold | 1 to 15, so the block stands at least 15 storeys |
| Flat models | Improved, Adjoined flat |
| Town and district | Bukit Timah, district 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) |
| Compare it with | 3-room flats across Bukit Timah |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,501 for every month of the 49 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $137,500 |
| Mortgage interest over 25 years | $158,488 |
| Running costs over the remaining lease | $211,680 |
| Total over the lease | $882,668 |
| Monthly while repaying | $2,138 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just five sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $423,000 | $300,000–$548,888 | 700 sq ft | 585 | 40 |
| 5-room | $881,500 | $755,000–$1,008,000 | 1,399 sq ft | 630 | 2 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $485,000 | 593 psf | 1 |
| 04 to 06 | $390,000 | 557 psf | 9 |
| 07 to 09 | $404,000 | 559 psf | 10 |
| 10 to 12 | $423,000 | 605 psf | 14 |
| 13 to 15 | $442,584 | 592 psf | 8 |
Year by year
| 2017 | $400,000 | 572 psf | seven sales |
| 2018 | $625,000 | 572 psf | two sales |
| 2019 | $380,000 | 543 psf | three sales |
| 2020 | $386,500 | 552 psf | six sales |
| 2021 | $399,000 | 570 psf | four sales |
| 2022 | $395,000 | 565 psf | five sales |
| 2023 | $459,084 | 608 psf | two sales |
| 2024 | $485,000 | 636 psf | five sales |
| 2025 | $459,444 | 657 psf | four sales |
| 2026 | $477,500 | 682 psf | four sales |
42 transactions in all, from March 2017 to Oct 2026. The flat models recorded here are Improved, Adjoined flat.