Artisan 8

, Bishan, Central · Freehold · Launched

Artisan 8 is a freehold mixed-use redevelopment of the former Sin Ming Centre: a four-storey block with eight strata-titled commercial units on the first level and 34 apartments on the three upper floors. It is about a three-minute walk from Upper Thomson MRT station on the Thomson-East Coast Line.

From: S$998K
Lowest: S$2,162calculated

Exterior: Building facade with ground-floor shops, artist's impression. Apex Asia developments page: Artisan 8

Images from the developer, usually artist's impressions. The finished project may differ.

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): Not announced
Nearest MRT or LRT: 248 m · ~4 min walkcalculated
so far: 22 of 34 (64.7%)
Recent sales, median: S$2,360 psfcalculated
, median: S$1,969 psfcalculated
: Freehold
Developer: Apex Asia (2) Pte Ltd
Launched: 21 Aug 2025

Nearest station in service: Upper Thomson MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

81out of 100

Strong case on the numbers

Confidence: high, most figures known (76% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby25% of the scoreCosts 5% less than similar older homes nearby; usually 17% more.	100	Costs 5% less than similar older homes nearby; usually 17% more.
Rental yield vs typical19% of the scoreRent of about 2.2% of the price a year; typical is 2.4%.	37	Rent of about 2.2% of the price a year; typical is 2.4%.
Price vs other new launches nearbynot countedNot known yet.	Not known	Not known yet.
Price vs launches in the region13% of the score18% below the typical price of launches in the region.	100	18% below the typical price of launches in the region.
Price vs the developer's likely breakevennot countedNot known yet.	Not known	Not known yet.
Value lost to the lease in the next 10 years13% of the scoreFreehold or 999-year: no lease running down.	100	Freehold or 999-year: no lease running down.
Nearby homes that beat the market13% of the score7 of 12 nearby projects beat the market.	64	7 of 12 nearby projects beat the market.
Distance to the MRT13% of the score248 m to the nearest station.	100	248 m to the nearest station.
Competing homes finishing nearbynot countedNot known yet.	Not known	Not known yet.
Developer's track record6% of the scoreNo problems reported, but few completed projects.	50	No problems reported, but few completed projects.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 4Neutral 3Watch out 0Not known yet 3

Am I paying a fair price?

Price vs similar resale homes nearby · In your favour
Costs about 5% less than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is smaller than usual, so less of your price is a new-home premium.
This launch
S$2,360 psf
Usual for a launch here
S$2,903 psf
Similar homes nearby
S$2,472 psf
Based on 211 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 318–2,609 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$2,360 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$2,472 psf, the median of 211 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 211 of 211 nearby sales are also scaled to this project's age (a new building), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
Gap: S$2,360 psf ÷ S$2,472 psf − 1 = −5%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
Show the calculationHide the calculation
What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (318–2,609 sq ft).
How PropGPT works out every line
Price vs launches in this region · In your favour
About 18% below the typical price of other launches selling now in this region
Cheaper than most of the homes you are likely to compare it with.
This launch
S$2,360 psf
Typical launch in the region
S$2,868 psf
Based on 33 launches · a rough guide only
Show the calculationHide the calculation
What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
The figures
This project: S$2,360 psf
Median of 33 other launches selling now in this region: S$2,868 psf
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.
What this check cannot see
Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
How PropGPT works out every line
Land cost vs launch price · Not known yet
Not known yet
PropGPT has not found what the developer paid for the land yet.
Show the calculationHide the calculation
What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 2.2% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
This launch
2.2%
Typical for launches selling now
2.4%
Based on 812 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.31 per sq ft a month, median of 812 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.31 × 12 ÷ S$2,360 psf = 2.2%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · In your favour
Freehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How PropGPT works out every line
How nearby homes' prices moved · Neutral
7 of 12 nearby projects rose faster than the whole market
Homes around here have moved roughly with the market.
Based on 12 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
JADESCAPE (322 m): +25% from 2022-Q2 to 2026-Q2; market +21%
LAKEVIEW ESTATE (527 m): +4% from 2022-Q2 to 2026-Q1; market +21%
SEASONS VIEW (566 m): +31% from 2022-Q3 to 2026-Q2; market +16%
THOMSON THREE (669 m): +24% from 2022-Q1 to 2026-Q2; market +25%
BISHAN POINT (762 m): +45% from 2022-Q2 to 2026-Q2; market +21%
THREE 11 (883 m): +11% from 2022-Q2 to 2026-Q3; market +21%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · In your favour
248 m to Upper Thomson MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 2 Nov 2026
Show the calculationHide the calculation
What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Teck Ghee (planned), 1,600 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · Not known yet
Not known yet
The completion year (TOP) is not known yet.
Show the calculationHide the calculation
What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).
How PropGPT works out every line
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How fair is this comparison?
Fair. The developer's other projects, not this one.
What this check cannot see
Only problems reported in the news are found; many defects are settled quietly.
Joint ventures: a problem of one partner is listed even when the other partner led the project.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$24,540 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
Show the calculationHide the calculation
What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$998K: S$24,540 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
Interest is paid only on the loan drawn so far; payments rise as the building goes up.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales so far · Fact
64.7% sold in 14 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
34 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
3 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
Show the calculationHide the calculation
The figures
Lorong Puntong/Sin Ming Avenue government land sale site near Bright Hill MRT, about 140 private homes; Eco World placed the top bid of S$1,612 psf ppr in September 2026
New HDB project along Sin Ming Road with 984 flats in five blocks, slated for completion in the second quarter of 2027
Bishan Sub-Regional Centre is planned for rejuvenation with new workplaces, amenities and pedestrian-friendly streets under URA Draft Master Plan 2025
Sources
The Business Times: Eco World tops bids for Sin Ming area housing plot with S$1,612 psf ppr offer (15 Sep 2026), retrieved 2026-10-22; The Business Times: Over 900 flats to be built in Sin Ming, first HDB project for sale in the area in over 30 years (5 May 2023), retrieved 2026-10-22; URA media release: URA unveils Draft Master Plan 2025 (pr25-32), retrieved 2026-10-22
How PropGPT works out every line
Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.

PropGPT calculations from URA and data.gov.sg, updated 2 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What you would pay

For the cheapest 1BR at S$998,000. Estimates, not financial advice.

Monthly loan payment: S$3,156
Cash and CPF needed upfront: S$277,040at least S$49,900 of it in cash
: S$24,540
: S$0

PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

1BRfrom S$998,000
398 to 506 sq ftS$2,508 psf
2BRfrom S$1,598,000
667 to 786 sq ftS$2,396 psf
3BR / 3BR + Studyfrom S$1,989,000
850 to 1,184 sq ftS$2,340 psf
Penthouse (3BR to 5BR)from S$2,700,000
1,249 to 2,174 sq ftS$2,162 psf

Type	Size (sq ft)	Price
1BR	398 to 506	from S$998,000	S$2,508
2BR	667 to 786	from S$1,598,000	S$2,396
3BR / 3BR + Study	850 to 1,184	from S$1,989,000	S$2,340
Penthouse (3BR to 5BR)	1,249 to 2,174	from S$2,700,000	S$2,162

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$1,049 to S$2,297. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
THOMSON V ONE	85 m	99-year from 2001	S$1,120	893 sq ft	1
SIN MING PLAZA	100 m	Freehold	S$1,976	1,442 sq ft	1
THOMSON IMPERIAL COURT	217 m	Freehold	S$1,513	1,281 sq ft	1
183 LONGHAUS	314 m	Freehold	S$1,954	538 sq ft	1
JADESCAPE	322 m	99-year from 2018	S$2,297	764 sq ft	60
LAKEVIEW ESTATE	527 m	99-year from 1977	S$1,049	1,615 sq ft	12
MARYMOUNT VIEW	543 m	Freehold	S$1,835	872 sq ft	1
SEASONS VIEW	566 m	99-year from 1996	S$1,529	1,141 sq ft	11
TRESALVEO	602 m	Freehold	S$2,148	1,001 sq ft	1
BOONVIEW	646 m	Freehold	S$1,741	1,292 sq ft	1

Location

Nearest MRT station: Upper Thomson MRT Station; 248 m · ~4 min walk
Nearest school: Whitley Secondary School; 731 m · ~10 min walk
Nearest park: Thomson Pk; 205 m · ~3 min walk
Nearest supermarket: Sheng Siong Supermarket Pte Ltd (Thomson Imperial Court); 208 m · ~3 min walk

Artisan 8MRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add Artisan 8 to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.