BEAUTY WORLD CENTRE is a 52-year balance leasehold development along UPPER BUKIT TIMAH ROAD in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 80 units and is TOP 1984.
This profile draws on 15 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for BEAUTY WORLD CENTRE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 15 sales and 45 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEAUTY WORLD CENTRE dashboard.
- Average sale price: $2,002,867 across 15 transactions
- Estimated gross rental yield: 2.7%
- District 21 PSF ranking: Value tier (top 89%)
- 99 yrs lease commencing from 1979 · RCR · D21 · 80 units
About BEAUTY WORLD CENTRE
BEAUTY WORLD CENTRE is a 99 yrs lease commencing from 1979 condominium, located at UPPER BUKIT TIMAH ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), comprising 80 residential units, completed in 1984.
With approximately 52 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEAUTY WORLD CENTRE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 11 | $1,080 psf | $2,023,182 |
| 5+ BR | 4 | $988 psf | $1,947,000 |
Sales Market Overview
BEAUTY WORLD CENTRE has recorded 15 sale transactions with an average transaction price of $2,002,867, ranging from $1,730,000 to $2,338,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $911 psf | $1,763,333 | — |
| 2022 | 4 | $995 psf | $1,887,500 | ↑ 9.2% |
| 2023 | 1 | $1,063 psf | $1,990,000 | ↑ 6.8% |
| 2024 | 2 | $1,120 psf | $2,097,500 | ↑ 5.4% |
| 2025 | 5 | $1,164 psf | $2,203,600 | ↑ 4.0% |
BEAUTY WORLD CENTRE ranks in the top 89% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, BEAUTY WORLD CENTRE trades 48.4% below the segment benchmark.
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Rental Market Overview
BEAUTY WORLD CENTRE has recorded 45 rental transactions with monthly rents averaging $4,581/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 45 | $4,581/mo | $3,000/mo | $6,275/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $3,950/mo |
| 2022 | 11 | $4,250/mo |
| 2023 | 7 | $4,763/mo |
| 2024 | 11 | $5,180/mo |
| 2025 | 5 | $4,880/mo |
| 2026 | 1 | $5,200/mo |
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Investment Analysis
Based on average rents and sale prices, BEAUTY WORLD CENTRE delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 | $2,489 psf | 541 |
| 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 | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows BEAUTY WORLD CENTRE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEAUTY WORLD CENTRE
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
BEAUTY WORLD CENTRE is 120m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 120m |
| King Albert Park | DT6 | Downtown Line | 1.1 km |
Nearby Schools
There are 5 schools within 2 km of BEAUTY WORLD CENTRE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 640m |
| Ngee Ann Polytechnic | Tertiary | 1.1 km |
| Henry Park Primary School | Primary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.6 km |
| Australian International School | International | 1.8 km |
Genuine walk-to-MRT access. Beauty World sits about 0.12km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 80 units, BEAUTY WORLD CENTRE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Anglo-Chinese Junior College sits about 0.64km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 52 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 15 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BEAUTY WORLD CENTRE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 15 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 15 transactions analysed
- Rental data: 45 lease records 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 BEAUTY WORLD CENTRE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.