Overview & Key Facts
8@BT is a 99 yrs lease commencing from 2023 condominium at BUKIT TIMAH LINK in District 21 (RCR), developed by Bukit One Pte. Ltd., comprising 158 units, completed in 2024.
Location & Connectivity
8@BT is approximately 60m from Beauty World MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Beauty World | Downtown Line | 60m |
| King Albert Park | Downtown Line | 960m |
Schools & Education
5 schools within 2 km (2 within 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 |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 34 | $2,814 psf | $1,502,761 |
| 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 |
Market Position
8@BT has recorded 111 sales at an average price of $2,299,580.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2024 | 84 | $2,748 psf | — |
| 2025 | 13 | $2,704 psf | ↓ 1.6% |
| 2026 | 14 | $2,685 psf | ↓ 0.7% |
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8@BT prices have cooled 2.3% from the 2024 peak, yet remain 2.3% below where the series began in 2024.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
Lease Analysis
With 96 years remaining on its 99-year lease, 8@BT still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, sports / active lifestyle, long-term hold (10+ yr) and short-term flippers (<5 yr). Located ~57m from Beauty World MRT, this property is a comfortable daily walk for transit commuters.
families with young children, empty nesters / downsizers and cbd walking distance should treat this as a shortlist candidate, not a default choice.
yield-focused investors and first-time hdb upgraders should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
8@BT is a 99 yrs lease commencing from 2023 development in District 21 (RCR), with 158 units.
At ~$2,694 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full 8@BT dashboard for interactive analytics.
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
FAQ
What is the average PSF for 8@BT?
Is 8@BT freehold?
What is the rental yield for 8@BT?
Which MRT is nearest to 8@BT?
Sources & Next Steps
- 8@BT Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 111 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 111 records analysed · Source: URA private-sale caveats