Artisan 8
A rare freehold in Sin Ming — 34 apartments and 8 shops in a single four-storey block, a ~3-minute walk from Upper Thomson MRT (TE8), with Ai Tong and Catholic High both inside 1 km. Launched August 2025 from about S$2,100 psf.
The numbers, on one page.
- Developer
- Apex Asia — developing entity Apex Asia (2) Pte Ltd; co-founded by chairman Li Jun, formerly executive chairman of Qingjian RealtySource: EdgeProp + Yahoo SG
- Tenure
- FreeholdSource: EdgeProp + 99.co + Stacked Homes
- Total units
- 34 apartments + 8 ground-floor strata retail shops; a single 4-storey blockSource: EdgeProp + 99.co + Stacked Homes
- District
- D20 — Sin Ming / Upper Thomson (Bishan planning area)
- Address
- 8 Sin Ming Road, Singapore 575628
- Former site
- Sin Ming Centre (collective sale ~S$49m, April 2024)Source: EdgeProp + Stacked Homes
- Architect
- M&Y Design ArchitectsSource: per developer materials
- Preview · Launch
- 14 Aug · 21 Aug 2025Source: EdgeProp; 99.co
- Launch sales
- 11 of 34 apartments (32%) and 5 of 8 shops (63%) within ~2.5 hours; residential from ~S$2,100 psf, shops from S$3,400 psfSource: EdgeProp + 99.co
- TOP
- ~2027 (expected); third-party listings have cited 2026Source: developer marketing; not independently corroborated
- Nearest MRT
- Upper Thomson (TE8) ~3-min walk (~366 m)Source: distance verified on OneMap
- Schools (1 km)
- Ai Tong School ~837 m; Catholic High ~981 mSource: distances verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
50% sold to date
A freehold address in a leasehold neighbourhood.
Eleven of 34 apartments and five of eight shops sold within two and a half hours of the 21 August 2025 launch, at residential prices from about S$2,100 psf. That is the headline — but the reason to look closely at Artisan 8 isn't the launch-day count. It's the tenure.
Sin Ming and the wider Upper Thomson stretch is mostly 99-year leasehold stock. Artisan 8 is freehold, on the former Sin Ming Centre site that Apex Asia bought via a collective sale of about S$49 million in April 2024. A freehold title this close to an MRT station in this corridor is genuinely scarce, and that scarcity is most of the pitch.
The location does the unglamorous things well. Upper Thomson MRT (TE8) is about a 3-minute walk (~366 m on OneMap). Ai Tong School sits within 1 km (~837 m), and Catholic High is also inside the kilometre at ~981 m. The ground floor carries eight strata retail shops, so day-to-day convenience is built into the block.
What you are buying, though, is a boutique. A single four-storey block of 34 apartments means minimal facilities and a small community — the trade you make for freehold tenure and a tight, walkable footprint. The developing entity is Apex Asia (2) Pte Ltd; Apex Asia was co-founded by its chairman, Li Jun, formerly executive chairman of Qingjian Realty, and is also part of the JV behind Narra Residences.
Launched from about S$2,100 psf.
Artisan 8 launched on 21 August 2025 with residential units priced from about S$2,100 psf, and ground-floor shops from S$3,400 psf. You may see a "S$2,400 average" circulating — but no source reports an actual average. The one-bedders simply start higher, from ~S$2,508 psf, which is what pulls the impression upward.
- 1-Bed from S$998,000 (~S$2,508 psf)
- 2-Bed from S$1.598m (~S$2,396 psf)
- 3-Bed from S$1.989m (~S$2,340 psf)
- 4-Bed / penthouse up to ~S$2.7m
At launch, 11 of 34 apartments (32%) and 5 of 8 shops (63%) sold within about two and a half hours. The closest freehold comparable below is Bagnall Haus; the rest are leasehold launches that frame the broader 2025 price band.
| Project | Developer | District | Units | Tenure | Avg PSF |
|---|---|---|---|---|---|
| Artisan 8subject | Apex Asia | D20 | 34 | Freehold | from ~S$2,100 (Aug 2025 launch) |
| Springleaf Residence | GuocoLand & Hong Leong Holdings | D26 | 941 | 99-yr | S$2,175 (Aug 2025 wknd, 92%) |
| Bagnall Haus | Roxy-Pacific Holdings | D16 | 113 | Freehold | ~S$2,490 (launch) |
| Faber Residence | GuocoLand, Hong Leong & TID | D5 | 399 | 99-yr | ~S$2,160 (Oct 2025 wknd, 86%) |
| Narra Residences | Santarli Realty & Apex Asia-led JV | D23 | 540 | 99-yr | ~S$2,180 (launch wknd, ~25%) |
Comparable PSF figures are launch-window numbers from public launch reporting; take-up percentages are as reported for the stated window. Artisan 8's from-prices are per EdgeProp launch reporting. As of June 2026, Artisan 8 is 47% sold (18 of 34 available).
34 apartments, one to five bedrooms.
Per developer materials, Artisan 8's 34 apartments break into approximately 7 one-bedders, 10 two-bedders, 4 three-bedroom (including 3-Bed + Study), 8 four-bedroom (including 4-Bed + Study), and about 5 larger units including a penthouse. From-prices below are per EdgeProp launch reporting.
| Type | Units | Size (sqft) | From-price |
|---|---|---|---|
| 1-Bed | ~7 | 398 – 506 | from S$998,000 (~S$2,508 psf) |
| 2-Bed | ~10 | 667 – 786 | from S$1.598m (~S$2,396 psf) |
| 3-Bed / 3-Bed + Study | ~4 | 850 – 1,184 | from S$1.989m (~S$2,340 psf) |
| 4-Bed / 4-Bed + Study | ~8 | 1,313 – 2,174 | 4-bed/penthouse up to ~S$2.7m |
| 5-Bed / Penthouse | ~5 (incl. PH) | up to 2,174 | — |
Per-type counts are approximate, per developer materials; from-prices per EdgeProp launch reporting. Drop your contact below for the balance list and floor-plan PDFs.
8 Sin Ming Road, three minutes from the TEL.
Artisan 8 sits at 8 Sin Ming Road in District 20, on the Bishan planning area's northern edge. The nearest MRT is Upper Thomson (TE8) on the Thomson-East Coast Line — about a 3-minute walk (~366 m verified on OneMap). Marymount MRT (CC16) is roughly a 10-minute walk (~667 m).
This is the corridor's honest correction: Artisan 8 is nearest Upper Thomson, not Mayflower or Bright Hill, which sit about 1–2 km away. The CTE and Upper Thomson Road arterials handle the drive out.
Schools are the other draw. Ai Tong School is within 1 km (~837 m), inside the Primary 1 priority band, and Catholic High is also within the kilometre at ~981 m. CHIJ St Nicholas Girls' (~2.2 km) and Raffles Institution (~1.5 km) round out the wider catchment.
What's within reach.
Sin Ming is a quietly well-served pocket. There's an MRT a few minutes' walk away, two sought-after schools inside 1 km, the Upper Thomson food belt down the road, and the Central Catchment reservoirs and trails a short hop north. The ground-floor shops handle the everyday.
- Ai Tong School~837 m · within 1 km, P1 priority
- Catholic High School~981 m · within 1 km
- CHIJ St Nicholas Girls'~2.2 km
- Raffles Institution~1.5 km
- Whitley Secondarynearby
- Upper Thomson MRT (TE8)~3-min walk (~366 m)
- Marymount MRT (CC16)~10-min walk (~667 m)
- Bright Hill MRT (TE7)~1.1 km
- CTE & Upper Thomson Roadarterials
- Thomson Plazamall · supermarket
- Sin Ming Ave coffeeshops"car hub" eateries
- Upper Thomson Road food beltShunfu, Thomson V
- Junction 8 (Bishan)mall
- Shunfu / Sin Ming wet marketsdaily groceries
- Bishan-Ang Mo Kio ParkKallang River
- MacRitchie Reservoir & TreeTop Walktrails
- Lower Peirce Reservoir Parkboardwalk
- Windsor Nature Parkforest trails
- Central Catchment Nature Reserveto the north
The case for, the case against, and where we'd steer you away.
Artisan 8 isn't trying to be everything to every buyer. It's a specific proposition — freehold, boutique, MRT-close — and that comes with real trade-offs. Here's the balanced view.
Rare freehold, walkable, tightly held.
A genuinely rare freehold tenure in Sin Ming, where most newer stock is leasehold. A ~3-minute walk to Upper Thomson MRT (TE8). Ai Tong and Catholic High both within 1 km.
The ground-floor retail adds everyday convenience, and the 34-unit scale means a tiny, exclusive community rather than a thousand-unit estate.
Few facilities, unhurried take-up, priced-in premium.
A boutique block means minimal condo facilities. The 32% launch take-up was unhurried rather than a sell-out, and the ground-floor retail brings footfall and noise into the block.
And the freehold premium is priced in — you are paying up front for the tenure, not getting it on the cheap.
Facilities-first, large-development, or rental-liquidity buyers.
If you want full condo facilities, a large development, or maximum rental liquidity, this isn't it. A 34-apartment freehold block is the opposite trade — scarcity and walkability over scale and amenity. Buyers who need a deep pool of comparable rental units or resort-style facilities should look elsewhere in the corridor.
About 18 of the 34 apartments remained available as of June 2026.
We'll send the current balance-unit list, indicative pricing by stack, and any developer-side incentives still active. Drop us a note about the bedroom count or budget you're working with — our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Artisan 8 expected to TOP? +
- Artisan 8 is expected to obtain its Temporary Occupation Permit (TOP) around 2027, per developer marketing — roughly two years after the August 2025 launch of the four-storey block. This date is not independently corroborated; third-party listings have cited 2026, so treat any TOP date as indicative until confirmed by the developer.
- What did Artisan 8 launch at — is there a S$2,400 average PSF? +
- Artisan 8 launched on 21 August 2025 with residential units priced from about S$2,100 psf, not at a S$2,400 average. A "S$2,400 average" figure circulates, but as of August 2025 no source reports an actual average; the one-bedders simply start higher, from about S$2,508 psf. The honest framing is from-S$2,100 psf, with ground-floor shops from S$3,400 psf.
- How many units sold at the Artisan 8 launch? +
- Artisan 8 sold 11 of its 34 apartments (32%) and 5 of its 8 ground-floor shops (63%) within about two and a half hours of the 21 August 2025 launch. That means about 23 of the 34 apartments were still available after the August 2025 launch day. As of June 2026, about 47% of the apartments — 16 of 34 — have sold, leaving 18 available.
- Who is the developer of Artisan 8? +
- Artisan 8 is developed by the Apex Asia group, through the developing entity Apex Asia (2) Pte Ltd. Apex Asia was co-founded by its chairman Li Jun, formerly executive chairman of Qingjian Realty. Apex Asia is also part of the JV behind Narra Residences in D23, per EdgeProp and Yahoo SG reporting.
- What is the tenure at Artisan 8? +
- Artisan 8 is freehold — a genuinely rare tenure in the Sin Ming area, where most newer stock is 99-year leasehold. The freehold status is corroborated across EdgeProp, 99.co and Stacked Homes, and is a large part of the project's pitch.
- How far is Artisan 8 from the nearest MRT? +
- Artisan 8 is about a 3-minute walk (~366 m, verified on OneMap) from Upper Thomson MRT (TE8) on the Thomson-East Coast Line. It is not nearest to Mayflower or Bright Hill, which sit roughly 1–2 km away; Marymount MRT (CC16) is about a 10-minute walk (~667 m).
- Is Artisan 8 within 1 km of a popular primary school? +
- Yes — Artisan 8 is within 1 km of Ai Tong School (~837 m, verified on OneMap), placing buyers in the Primary 1 priority admission band. Catholic High School is also within 1 km at about 981 m, with CHIJ St Nicholas Girls' (~2.2 km) and Raffles Institution (~1.5 km) further out.
- How many units does Artisan 8 have in total? +
- Artisan 8 has 34 apartments plus 8 ground-floor strata retail shops, all within a single four-storey block. Per developer materials, the apartment mix is approximately 7 one-bedders, 10 two-bedders, 4 three-bedroom (including 3-Bed + Study), 8 four-bedroom (including 4-Bed + Study), and about 5 larger units including a penthouse.
- What was on the Artisan 8 site before? +
- Artisan 8 sits on the former Sin Ming Centre site at 8 Sin Ming Road, acquired via a collective sale of about S$49 million in April 2024, per EdgeProp and Stacked Homes. The architect for the new freehold mixed-use block is M&Y Design Architects, per developer materials.
- What is the unit mix and starting price at Artisan 8? +
- Artisan 8's apartments span one- to five-bedroom plus penthouse. One-bedders (398–506 sqft) start from S$998,000 (~S$2,508 psf), two-bedders (667–786 sqft) from S$1.598m (~S$2,396 psf), and three-bedders (850–1,184 sqft) from S$1.989m (~S$2,340 psf). Larger four-bedroom and penthouse units run up to about S$2.7m; we don't publish an uncorroborated four-bedroom from-price.
- Does Artisan 8 have full condo facilities? +
- No — Artisan 8 is a boutique 34-apartment block, so condo facilities are minimal compared with a large development. What it offers instead is freehold tenure, ground-floor retail convenience, a ~3-minute walk to Upper Thomson MRT (TE8), and the exclusivity of a tiny project. If you want full facilities, this isn't the fit.
- How does Artisan 8 compare with other 2025 launches? +
- Artisan 8 is a 34-unit freehold mixed-use boutique, which makes it unusual against larger leasehold launches. Springleaf Residence (D26, 941 units, 99-yr) launched at S$2,175 psf over its August 2025 weekend at 92% take-up; Faber Residence (D5, 399 units) at ~S$2,160; and Narra Residences (D23, 540 units, an Apex Asia-led JV) at ~S$2,180. Bagnall Haus (D16, 113 units) is a closer freehold comp at ~S$2,490 psf.
- How do I get the Artisan 8 balance unit list and book a viewing? +
- To get the current Artisan 8 balance unit list and arrange a viewing, drop your details via the form on this page. Our partner agent will get back to you with available units, indicative pricing by stack, and any developer-side incentives still active.
This page is maintained continuously. Pricing and launch-performance figures update as new information is corroborated. If there's a question we haven't covered, email hello@whichcondo.sg.