Artisan 8
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Artisan 8.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Artisan 8 offers a freehold entry in D20 with strong MRT connectivity and Ai Tong School within 1km, but its small unit count and mixed-use nature may limit liquidity; at an average PSF of $2,388, it is priced at a premium to nearby leasehold projects, requiring careful consideration of exit prospects.
- • Freehold tenure in a predominantly leasehold district provides long-term land value appreciation and hedging against lease decay.
- • Excellent connectivity: 361m to Upper Thomson MRT (TE8) and 683m to Marymount MRT (CC16), with Bright Hill MRT (TE7/CR13) 1.1km away, offering dual-line access.
- • Ai Tong School (821m) within 1km Phase 2C priority zone, a major draw for families with primary school children.
- • Strong sales momentum: 62% sold (22 of 42 units) with 22 caveats, indicating healthy demand despite small project size.
- • Small project size (42 units) may lead to higher management fees per unit and limited resale liquidity due to fewer transactions.
- • Mixed-use development may result in higher foot traffic and less privacy compared to pure residential projects.
- • Average PSF of $2,388 is at a premium; nearby leasehold projects may offer better value, potentially capping capital appreciation.
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Quick Take
- Artisan 8 trades at $2,388psf, 31% above the D20 average of $1,823psf.
- 🚆 Transit-Oriented: 5 mins walk to Upper Thomson MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 16 of 42 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
Artisan 8 Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| Studio | 398 sqft | 2 | $2,581 | $1,028,000 |
| 1 Bedroom | 667 sqft | 2 | $2,417 | $1,613,000 |
| 1 Bedroom | 678 sqft | 2 | $2,522 | $1,710,000 |
| 1 Bedroom | 700 sqft | 2 | $2,348 | $1,643,000 |
| 2 BedroomMost traded | 721 sqft | 3 | $2,384 | $1,719,333 |
| 2 Bedroom | 732 sqft | 1 | $2,457 | $1,798,000 |
| 2 Bedroom | 786 sqft | 1 | $2,361 | $1,855,000 |
| 2 Bedroom | 850 sqft | 2 | $2,401 | $2,041,500 |
| 3 Bedroom | 1023 sqft | 2 | $2,330 | $2,382,500 |
| 3 Bedroom | 1184 sqft | 2 | $2,353 | $2,785,500 |
| 3 Bedroom | 1249 sqft | 1 | $2,105 | $2,628,000 |
| 3 Bedroom | 1259 sqft | 1 | $2,222 | $2,798,000 |
| 4 Bedroom | 1582 sqft | 1 | $2,328 | $3,683,000 |
📈 High Rental Demand Mix
68% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,028,000.
- 2 Bedroom32%
- 1 Bedroom27%
- 3 Bedroom27%
- Studio9%
- 4 Bedroom5%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Artisan 8 (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Ai Tong School Highest Balloting Priority821m · 10 min
-
Marymount Convent School1550m · 19 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Whitley Secondary School Secondary (S1-S5) 729m · 9 min
- Catholic High School Mixed Level (P1-S4) 904m · 11 min
- Eunoia Junior College Junior College 1085m · 14 min
- Raffles Institution Mixed Level (S1-Jc2) 1188m · 15 min
- Raffles Girls' School (Secondary) Secondary (S1-S4) 1518m · 19 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Artisan 8 Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- TE8 Upper Thomson 361m · 5 min
- CC16 Marymount 683m · 9 min
- TE7 CR13 Bright Hill 1105m · 14 min
- NS17 CC15 Bishan 1584m · 20 min
- CC17 TE9 Caldecott 1877m · 23 min
- NS18 Braddell 1936m · 24 min
Nearby Malls
- Thomson Plaza646m
- Junction 81457m
- AMK Hub2207m
- Broadway Plaza2287m
- Djitsun Mall2471m
- HDB Hub Toa Payoh2872m
Supermarkets
- Sheng Siong Supermarket226m
- Fairprice Finest582m
- Meatman676m
- Fairprice932m
- Hao Mart1041m
- Fairprice Finest1466m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Artisan 8 Master Plan & Location Map
Artisan 8 and MRT stations within walking distance.
Artisan 8 Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Artisan 8 URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Aug-26 | 01-05 | 1582 | 147 | $3,683,000 | $2,328 | $25,054 | Strata | New Sale |
| Jul-26 | 01-05 | 786 | 73 | $1,855,000 | $2,361 | $25,411 | Strata | New Sale |
| Jan-26 | 01-05 | 732 | 68 | $1,798,000 | $2,457 | $26,441 | Strata | New Sale |
| Oct-25 | 01-05 | 700 | 65 | $1,680,000 | $2,401 | $25,846 | Strata | New Sale |
| Sep-25 | 01-05 | 1023 | 95 | $2,417,000 | $2,364 | $25,442 | Strata | New Sale |
| Sep-25 | 01-05 | 850 | 79 | $2,054,000 | $2,416 | $26,000 | Strata | New Sale |
| Sep-25 | 01-05 | 1184 | 110 | $2,883,000 | $2,435 | $26,209 | Strata | New Sale |
| Aug-25 | 01-05 | 398 | 37 | $1,058,000 | $2,656 | $28,595 | Strata | New Sale |
| Aug-25 | 01-05 | 721 | 67 | $1,672,000 | $2,318 | $24,955 | Strata | New Sale |
| Aug-25 | 01-05 | 678 | 63 | $1,725,000 | $2,544 | $27,381 | Strata | New Sale |
| Aug-25 | 01-05 | 667 | 62 | $1,598,000 | $2,394 | $25,774 | Strata | New Sale |
| Aug-25 | 01-05 | 667 | 62 | $1,628,000 | $2,439 | $26,258 | Strata | New Sale |
| Aug-25 | 01-05 | 398 | 37 | $998,000 | $2,506 | $26,973 | Strata | New Sale |
| Aug-25 | 01-05 | 700 | 65 | $1,606,000 | $2,295 | $24,708 | Strata | New Sale |
| Aug-25 | 01-05 | 721 | 67 | $1,768,000 | $2,451 | $26,388 | Strata | New Sale |
| Aug-25 | 01-05 | 1184 | 110 | $2,688,000 | $2,270 | $24,436 | Strata | New Sale |
| Aug-25 | 01-05 | 1259 | 117 | $2,798,000 | $2,222 | $23,915 | Strata | New Sale |
| Aug-25 | 01-05 | 721 | 67 | $1,718,000 | $2,382 | $25,642 | Strata | New Sale |
| Aug-25 | 01-05 | 1249 | 116 | $2,628,000 | $2,105 | $22,655 | Strata | New Sale |
| Aug-25 | 01-05 | 1023 | 95 | $2,348,000 | $2,296 | $24,716 | Strata | New Sale |
| Aug-25 | 01-05 | 678 | 63 | $1,695,000 | $2,500 | $26,905 | Strata | New Sale |
| Aug-25 | 01-05 | 850 | 79 | $2,029,000 | $2,386 | $25,684 | Strata | New Sale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Artisan 8
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Artisan 8?
Units at Artisan 8 have indicative prices starting from $1,058,000, with transacted URA caveats averaging $2,388 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Artisan 8?
The nearest MRT station to Artisan 8 is Upper Thomson MRT (TE8), located approximately 361m (5 min walk) from the development.
What is the tenure and estimated TOP date for Artisan 8?
Artisan 8 is a Freehold Mixed development with an estimated Temporary Occupation Permit (TOP) date of 2027.
Who is the developer of Artisan 8?
Artisan 8 is developed by Apex Asia Pte Ltd.
Which primary schools are within 1km of Artisan 8?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Ai Tong School.
Where can I get the official floor plans and e-brochure for Artisan 8?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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