8@BT
Beauty World / Bukit Timah Link, D21 · Bukit Sembawang Estates
Overall score 7.8 out of 10. Most convenient spot in Beauty World, with keys in 2027. 8@BT sits about 125 m from Beauty World MRT, across the road from Beauty World's malls and supermarkets, with Pei Hwa Presbyterian Primary within 1 km. It completes around Q4 2027, earlier than most launches still selling. About three quarters had sold by July 2026, and recent prices are about a third above the nearest completed 99-year condo. A small project, so it suits owner-occupiers more than investors.
This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.
Key facts
- Sales so far: At least 117 of 158 (74%) by Jul 2026, based on caveats lodged; the developer has not published a units-left count (latest sale reported 22 Oct 2026)
- Price: Caveats at launch (Sep 2024) ranged $2,527 to $3,031 psf; 12-month median about $2,675 psf (29 caveats, to Jul 2026)
- Land cost: $1,343 psf of buildable floor area ($200M)
- Completion: Expected Q4 2027
- Lease: 99 years from Feb 2023
- MRT: Beauty World MRT (Downtown Line) about 125 m, 2 minutes
- Food and shops: Bukit Timah hawker centre about 200 m; Beauty World Centre and Plaza, Bukit Timah Plaza and The Reserve Mall nearby
- Primary schools: Pei Hwa Presbyterian Primary about 370 m (straight line, OneMap)
Scores
- Location: 7/10. Suburbs (5) + malls and supermarkets across the road (+1) + primary school within 1 km (+1)
- Entry price: 7/10. 12-month median about $2,675 psf, about 32% above Daintree Residence ($2,030 psf, 2026 resales), the nearest completed 99-year condo with resales; about level with The Reserve Residences sub-sales ($2,690 psf)
- Exit plan: 7/10. Start 5; +1 over 60% sold; +1 MRT within 500 m; +1 primary school within 1 km; -1 nearby supply (The Reserve Residences completing in 2028)
- Nearby food: 9/10. Hawker centre about 200 m and malls across the road
- MRT closeness: 9/10. Beauty World MRT about 125 m
Pros
- Beauty World MRT about 125 m
- Malls and supermarkets across the road
- Expected to complete around Q4 2027
- Pei Hwa Presbyterian Primary within 1 km
- Units of every size, 1-bedroom to penthouse
Cons
- Developer has not published units left
- About 32% above the nearest completed 99-year resale condo
- Small project (158 homes)
- The Reserve Residences nearby completes in 2028 with many units
- 99-year lease from Feb 2023
Sources: Livefree.sg (updated 12 Nov 2026) · Stacked Homes: Daintree Residence · Stacked Homes: The Reserve Residences · EdgeProp · Developer's buyer guide (OCR) · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg