8 @ BT — stylised as 8@BT — is a boutique 158-unit private condominium on Bukit Timah Link in District 21, developed by Bukit One (a vehicle under the Bukit Sembawang Estates stable) and granted a 99-year leasehold tenure from 2023. The project received its Temporary Occupation Permit (TOP) in 2027 and sits on a compact site that delivers one of the most straightforward MRT propositions in the Rest of Central Region (RCR): residents step out of their lobby and reach the Beauty World MRT station (DTL — Downtown Line) in roughly two minutes on foot. That single fact — immediate, covered access to the blue Downtown Line — anchors the entire investment and lifestyle narrative for this address. At its September 2024 launch, 8@BT moved 83 of 158 units (52.5%) on opening weekend, recording an average transacted price of S$2,719 psf and a starting price of S$2,530 psf, figures that placed it among the stronger boutique launches of that year. By the time of writing, approximately 110 units had been sold, confirming steady secondary-market absorption in the months following launch. The development occupies a carefully curated niche: small enough to foster community, large enough to offer a full suite of condominium facilities, and positioned right at the nexus of Upper Bukit Timah's most consequential urban transformation in a generation.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 — covering Upper Bukit Timah, Clementi Park, and the Ulu Pandan corridor — is one of Singapore's most enduringly popular residential belts. Its combination of mature greenery, reputable schools (Pei Hwa Presbyterian Primary, Bukit Timah Primary, Methodist Girls' School, and Nanyang Primary are all within a short radius), and comparatively quieter street life has attracted successive waves of HDB upgraders, young professionals, and international families who prize the Bukit Timah Nature Reserve and the Rail Corridor as weekend amenities rather than weekend destinations. Historically, the Beauty World subnode sat in the shadow of the more glamorous Newton-Buona Vista corridor, but the Urban Redevelopment Authority's (URA) Master Plan and several catalytic private projects have reshuffled the hierarchy. The Reserve Residences — a mixed-use integrated development by Far East Organization and Sino Group directly above Beauty World MRT station — is slated for completion by 2028. The LINQ @ Beauty World, an integrated residential-and-commercial development with 120 residential units and 53 strata commercial units, opened in early 2026 with direct MRT station access. A new Bukit Timah Community Building will add an indoor sports hall, community library, and eldercare facility to the precinct. Connectivity from Beauty World MRT is genuinely compelling: the Downtown Line runs express-adjacent travel times to Bugis (6 stops), City Hall (8 stops), and Bayfront (10 stops) without any line transfer, while a single interchange at Botanic Gardens connects riders to the Circle Line for Buona Vista and one-stop access to Jurong. For a District 21 address, this is a markedly different connectivity profile from the pre-DTL era, when Upper Bukit Timah residents were reliant on buses or the slow slog along Holland Road. 8@BT sits adjacent to The Linq and within a short walk of the bus interchange, meaning the catalytic energy of the Beauty World rejuvenation directly fronts its land parcel. RCR pricing in this corridor has held firm: the District 21 market data shows average resale PSF climbing through 2023–2025 on the back of limited new supply and sustained HDB upgrader demand.
We track 110 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 8@BT dashboard.
- Average sale price: $2,306,313 across 110 transactions
- District 21 PSF ranking: Premium tier (top 3%)
- 99 yrs lease commencing from 2023 · RCR · D21 · 158 units
About 8@BT
8@BT is a 99 yrs lease commencing from 2023 condominium, located at BUKIT TIMAH LINK in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by Bukit One Pte. Ltd., comprising 158 residential units, completed in 2024.
With approximately 96 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 8@BT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 33 | $2,808 psf | $1,501,061 |
| 2 BR | 29 | $2,748 psf | $2,019,862 |
| 3 BR | 43 | $2,677 psf | $2,930,592 |
| 4 BR | 5 | $2,613 psf | $3,913,600 |
Sales Market Overview
8@BT has recorded 110 sale transactions with an average transaction price of $2,306,313, ranging from $1,338,000 to $4,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 84 | $2,748 psf | $2,058,333 | — |
| 2025 | 13 | $2,704 psf | $3,164,000 | ↓ 1.6% |
| 2026 | 13 | $2,660 psf | $3,050,958 | ↓ 1.6% |
8@BT ranks in the top 3% of condos in District 21 by average PSF.
Compared to the RCR average of $2,049 psf, 8@BT trades 33.3% above the segment benchmark.
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Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,492 psf | 546 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 482 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows 8@BT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 8@BT
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
8@BT is 60m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 60m |
| King Albert Park | DT6 | Downtown Line | 960m |
Nearby Schools
There are 5 schools within 2 km of 8@BT, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 520m |
| Ngee Ann Polytechnic | Tertiary | 950m |
| Henry Park Primary School | Primary | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.4 km |
| Australian International School | International | 1.7 km |
The most immediate and quantifiable advantage of 8@BT is its two-minute covered walk to Beauty World MRT (DTL, DT5). Singapore's property research consistently demonstrates that “within 200 metres of an MRT station” commands a durable PSF premium over non-MRT comparables in the same district, and the Downtown Line has proven particularly resilient because it serves both the CBD fringe (Bugis, Promenade) and the Marina Bay financial core without the detour that older lines require. For tenants — expatriate families on education postings to the nearby international schools, and young professionals commuting downtown — the connectivity is a decisive criterion. A gross rental yield of 3.0–3.5% was typical for comparable boutique condominiums in this belt at launch; as rental supply in the Beauty World precinct tightens with the new commercial and residential stock absorbing tenant demand, yields may compress modestly but headline rents are expected to firm. The boutique scale of 158 units works in the project's favour in two structural ways: management fees are spread across a smaller pool, so common-area quality tends to be maintained at a higher per-unit cost commitment, and boutique projects in Singapore historically show lower total transactable supply at any given time, supporting resale price floors. The unit mix at 8@BT is balanced — roughly 50% smaller formats (1BR from 517 sq ft; 2BR from around 700 sq ft) and 50% larger family formats (3BR, 4BR) — which broadens the buyer and tenant addressable market. The 1-bedroom category was the standout performer at launch, with 29 of 32 units (91%) sold, evidence of strong investor demand for the “smallest ticket, highest rentability” configuration. Pricing for a 1BR started at S$1.338 million, accessible relative to comparable new launches in CCR or even other RCR nodes closer to Orchard. The site itself benefits from the longer-term urban uplift narrative: as The Reserve Residences, the new bus interchange, and the community building complete between 2027 and 2029, the immediate street-level environment around Jalan Anak Bukit will transform into the kind of integrated, walkable town centre that has historically re-rated surrounding residential values in other Singapore precincts (Bishan, Tampines, Jurong East). The developer's track record under the Bukit Sembawang lineage — Nim Collection, Luxus Hills, Watercove — provides purchaser confidence around build quality, timely delivery, and post-TOP defects management. Use a mortgage calculator or stamp duty calculator to model your actual acquisition cost before committing to any unit tier.
Three structural risks deserve honest consideration. First, leasehold tenure decay: at 99 years from 2023, the lease on 8@BT will fall below 60 years around 2082 — a threshold that triggers CPF usage restrictions and narrows the pool of eligible HDB upgrader buyers at resale. For a buyer intending to hold 20–30 years and exit in the 2043–2053 window, there is still ample lease life, and CPF Board rules should not materially constrain the resale market in that horizon. Buyers targeting a longer hold, however, should model the lease decay impact explicitly before purchase. Second, near-term supply concentration: the Beauty World precinct is seeing a cluster of new supply come online — The Linq (120 units, early 2026), The Reserve Residences (larger mixed-use, TOP circa 2028), and 8@BT itself (158 units, 2027). While each project occupies a slightly different niche, the concentration of new leasehold units in a single MRT catchment within a 24-month window may create short-term tenant competition and moderate rental growth in 2026–2028. Investors should underwrite a 6–12 month void allowance for the initial lease-up period. Third, PSF entry point relative to OCR alternatives: at S$2,530–2,719 psf at launch, 8@BT is priced at the upper end of the RCR boutique segment, and materially above many Outside Central Region new launches offering comparable unit sizes. Buyers who prioritise absolute ticket price over per-psf quality or MRT proximity may find OCR alternatives more efficient. Run a ROI calculator sensitivity analysis across different exit PSF assumptions to stress-test the investment case across optimistic, base, and bear scenarios.
- ✅ Young professional seeking city-fringe MRT convenience: Two-minute walk to Beauty World DTL station cuts CBD commute to under 20 minutes. 1BR from S$1.338m is among the more accessible RCR entry points. High initial owner-occupier suitability and strong tenant demand if circumstances change.
- ✅ HDB upgrader family in the D21 / Clementi / Bukit Batok corridor: 3BR and 4BR formats provide genuine liveability for families. Proximity to Pei Hwa Presbyterian, Methodist Girls' School, and Bukit Timah Primary satisfies school-gate demand. Familiar neighbourhood reduces lifestyle disruption from the HDB-to-condo transition.
- ✅ Buy-to-let investor targeting expatriate tenants: Beauty World's concentration of international schools (Swiss School, Hollandse Schoolvereniging, Hua Yi Secondary nearby) sustains a captive tenant pool. 1BR and 2BR formats align with individual expatriate and DINK tenant demand. Gross yield of 3.0–3.5% is competitive for this corridor; use a cash-flow calculator to model net yield after mortgage service.
- ✅ Long-term capital appreciation investor with a 15–20 year horizon: The Beauty World rejuvenation (Reserve Residences, new bus interchange, community building) is a multi-year, government-backed urban uplift catalyst. District 21 RCR pricing has historically held above OCR during downturns. Entry below S$2,750 psf positions buyers ahead of the transformational wave.
- ❌ Foreign buyer (non-PR, non-Singaporean): Additional Buyer's Stamp Duty (ABSD) of 60% for foreign purchasers renders the acquisition economics challenging for all but the highest-conviction buyers. Only 1 of 83 launch-weekend buyers was a foreigner, confirming this project skews strongly towards local demand. Use the stamp duty calculator to confirm your ABSD quantum before proceeding.
- ⚠️ Near-term flipper seeking sub-3 year exit: Seller's Stamp Duty (SSD) applies for exits within 3 years of purchase. With near-term supply competition from The Linq and The Reserve Residences, short-cycle capital gains are uncertain. A ROI sensitivity analysis is strongly recommended before committing to a short-hold strategy.
8@BT is a tightly-executed boutique development that earns its PSF premium through one of the most direct MRT connections in the District 21 residential universe. The two-minute walk to Beauty World DTL station is not marketing copy — it is a genuinely differentiated location attribute that will continue to generate tenant and resale buyer demand long after the launch buzz fades. The Beauty World precinct transformation is the most consequential single-node urban rejuvenation in Singapore's city-fringe belt for this decade, and 8@BT is positioned within its core catchment rather than merely adjacent to it. The risks — leasehold tenure decay over a very long hold, near-term supply competition from The Linq and The Reserve Residences, and an entry PSF that offers less margin of safety than OCR alternatives — are real but manageable for buyers who underwrite them honestly. The 99% Singapore citizen and PR buyer composition at launch is a positive signal: the project passed the local market's most rigorous price-discovery test. Owner-occupiers who value greenery, school proximity, and CBD connectivity without the full cost of a CCR address will find 8@BT a compelling proposition. Investors targeting a 10–20 year hold aligned with the Beauty World rejuvenation timeline should find the risk-reward balance favourable at sub-S$2,750 psf entry. Use the affordability calculator and TDSR calculator to ensure the numbers work for your personal financial profile before proceeding, and review the property comparison tool to benchmark 8@BT against nearby RCR alternatives.
FAQ
What is the average price for 8@BT?
What is the rental yield for 8@BT?
Is 8@BT freehold or leasehold?
How far is 8@BT from Beauty World MRT station?
8@BT is approximately a two-minute walk from Beauty World MRT station (DTL, DT5) on the Downtown Line. The site on Bukit Timah Link is directly adjacent to the station, making it one of the closest-to-MRT boutique developments in District 21. The Downtown Line connects Beauty World to Bugis in approximately 6 stops, City Hall in 8 stops, and Bayfront (Marina Bay Sands, Gardens by the Bay) in 10 stops without any line transfer.
What is the lease tenure of 8@BT and how does it affect resale?
8@BT holds a 99-year leasehold tenure commencing in 2023, giving it a remaining lease of approximately 97 years as of 2026. The lease will cross the 60-year threshold around 2082. CPF usage restrictions activate below 60 years of remaining lease, so buyers intending to hold for more than 55–60 years should factor in a narrower pool of CPF-eligible purchasers at the eventual exit. For the vast majority of buyers with a 10–30 year investment horizon, leasehold decay is not a near-term concern. Use the lease decay calculator to model the impact across different holding periods.
What stamp duties apply when buying 8@BT?
Buyer's Stamp Duty (BSD) applies to all purchases on a tiered rate: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, and 5% on the next S$1.5 million, with higher tiers above S$3 million. Additional Buyer's Stamp Duty (ABSD) depends on buyer profile: Singapore citizens purchasing a first residential property pay 0% ABSD; a second property attracts 20% ABSD; a third or subsequent property attracts 30%. Permanent residents pay 5% on a first property and 30% on a second. Foreign purchasers pay 60% ABSD, which is why only one foreign buyer participated at 8@BT's launch. Use the stamp duty calculator to compute your exact BSD and ABSD liability based on purchase price and buyer profile.
What were the launch prices at 8@BT and how do they compare to the district average?
8@BT launched on 21 September 2024 with a starting price of S$2,530 psf and an average transacted price of S$2,719 psf on the opening weekend, when 83 of 158 units (52.5%) were sold. One-bedroom units — the most popular format — started at S$1.338 million for sizes from 517 sq ft. These prices sit at the upper end of the RCR boutique segment for District 21 but are supported by the two-minute MRT walk premium. The District 21 market data provides a full benchmark of recent transaction PSFs in the area.
What is the unit mix at 8@BT and which types are best for rental?
8@BT offers 158 units split roughly 50/50 between smaller formats (1-bedroom from 517–592 sq ft; 2-bedroom) and larger family formats (3-bedroom and 4-bedroom). For rental purposes, the 1-bedroom and 2-bedroom formats typically attract the highest gross yield per square foot, with demand driven by young professionals commuting on the Downtown Line and DINK (dual income, no kids) expatriate couples. The 1-bedroom tranche was 91% sold on launch weekend, reflecting strong investor conviction. Family-sized 3BR and 4BR units appeal to expatriate families seeking proximity to the international schools cluster near Bukit Timah. Run a cash-flow analysis to compare net rental yield across unit sizes after accounting for mortgage service and management fees.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 110 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 8@BT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 892 condo transactions recorded in District 21 over the last 12 months, 57% resale, 38% new sale, 5% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
3 active Government Land Sales sites in District 21 could add roughly 870 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Plantation Close | — | ~245 | Confirmed | Awarded |
| Pine Grove (Parcel A) | — | ~350 | Reserve | Available |
| Pine Grove (Parcel B) | — | ~275 | Reserve | Available |
HDB Alternatives Nearby
Weighing 8@BT against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (300m away), an upgrader gap of about $1,450,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,200,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $1,400,000