BEAUTY WORLD PLAZA is a 999 yrs lease commencing from 1884 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 30 units and is an established secondary-market project.
This profile draws on 3 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 PLAZA 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 3 sales and 42 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEAUTY WORLD PLAZA dashboard.
- Average sale price: $1,216,667 across 3 transactions
- Estimated gross rental yield: 2.7%
- District 21 PSF ranking: Above average (top 49%)
- 999 yrs lease commencing from 1884 · RCR · D21 · 30 units
About BEAUTY WORLD PLAZA
BEAUTY WORLD PLAZA is a 999 yrs lease commencing from 1884 condominium, located at UPPER BUKIT TIMAH ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), comprising 30 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEAUTY WORLD PLAZA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,534 psf | $1,065,000 |
| 2 BR | 1 | $1,642 psf | $1,520,000 |
Sales Market Overview
BEAUTY WORLD PLAZA has recorded 3 sale transactions with an average transaction price of $1,216,667, ranging from $1,030,000 to $1,520,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,495 psf | $1,030,000 | — |
| 2023 | 1 | $1,572 psf | $1,100,000 | ↑ 5.2% |
| 2025 | 1 | $1,642 psf | $1,520,000 | ↑ 4.4% |
BEAUTY WORLD PLAZA ranks in the top 49% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, BEAUTY WORLD PLAZA trades 23.3% below the segment benchmark.
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Rental Market Overview
BEAUTY WORLD PLAZA has recorded 42 rental transactions with monthly rents averaging $2,770/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 5 | $2,890/mo | $1,850/mo | $3,600/mo |
| 2 BR | 37 | $2,754/mo | $1,300/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $1,879/mo |
| 2022 | 11 | $2,527/mo |
| 2023 | 8 | $3,438/mo |
| 2024 | 7 | $2,971/mo |
| 2025 | 8 | $3,013/mo |
| 2026 | 1 | $3,000/mo |
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Investment Analysis
Based on average rents and sale prices, BEAUTY WORLD PLAZA 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 PLAZA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEAUTY WORLD PLAZA
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
BEAUTY WORLD PLAZA 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 | 1.0 km |
Nearby Schools
There are 5 schools within 2 km of BEAUTY WORLD PLAZA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 570m |
| Ngee Ann Polytechnic | Tertiary | 990m |
| Henry Park Primary School | Primary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.5 km |
| Australian International School | International | 1.7 km |
Genuine walk-to-MRT access. Beauty World sits about 0.06km 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 30 units, BEAUTY WORLD PLAZA 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 0.57km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 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 PLAZA 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. 3 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
What is the average price for BEAUTY WORLD PLAZA?
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Is BEAUTY WORLD PLAZA freehold or leasehold?
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What is the tenure of BEAUTY WORLD PLAZA?
How does BEAUTY WORLD PLAZA compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEAUTY WORLD PLAZA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 42 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 PLAZA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.