8@BT: Two Minutes to Beauty World MRT, and a Four-Bedroom Bottleneck

By Edmund Ee, CEA Reg. No. R006498C. · Published 8 September 2026 · Last updated: 11 September 2026 · Independent New Launch Review

121 of 158 homes (76.6%) sold two years after the September 2024 launch, leaving 37 units, and 21 of them are 4-bedders. The 4-bedroom band now starts at $2,508 psf, below the 2-bedroom floor of $2,574 psf and well below the 1-bedroom floor of $2,849 psf. At 8@BT the biggest homes are the cheapest per square foot. Source: developer sales chart and balance pricing, 8 September 2026; launch results, GLS tender and TOP data as publicly reported. PropertyNet Insider Benchmark.

Most Bukit Timah launches sell you the idea of the neighbourhood. 8@BT sells you the distance to the station. The site at Bukit Timah Link is the closest new private address to Beauty World MRT on the Downtown Line, a two-minute walk on the developer's own measure, and it will sit beside the Beauty World Integrated Transport Hub when that opens with the Bukit V mall around 2028. Bukit Sembawang paid $200 million for the plot, the top of five bids and 15.7 percent above the second, and launched 158 homes in September 2024 at an average of $2,719 psf. More than half sold that weekend. Then the pace changed. Two years on, take-up sits at 76.6 percent, and the format the market has been slowest to take is precisely the one a family buyer would come for today.

PropertyNet Insider Benchmark
79 / 100
Selective Buy · The Best Address in the Precinct, at a Leasehold Price That Asks a Lot
Price
19/25
Mass Appeal
20/25
Future Demand
22/25
Exit Strategy
18/25

Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.

Why This Score

Price19/25

The balance chart carries a genuine inversion: 4-bedders from $2,508 psf sit below the 2-bedroom floor of $2,574 and far below the 1-bedroom floor of $2,849. That is real value for a family buyer. The deductions are equally real. A 99-year lease asking $2,540 to $2,706 psf for a 3-bedder is a thin discount to what freehold neighbours such as Forett and The LINQ @ Beauty World have been fetching on resale in the same precinct. The land came in at $1,343 psf ppr, 15.7 percent above the second bid, so the cost base leaves little room. And 8@BT is pre-harmonisation: its strata areas still include air-con ledges, so its psf reads lower than a post-harmonisation launch for the same liveable space.

Mass Appeal20/25

No new condo in the precinct is closer to Beauty World MRT, and the Bukit Timah school belt does the rest: Pei Hwa Presbyterian within 1km, Methodist Girls', Nanyang Girls' High, Hwa Chong and National Junior College in the wider orbit, with the Cheong Chin Nam and Chun Tin food streets a stroll away. The product is well specified for a boutique, from the 25m Quarry Pool and Furo Bath to the smart home fit-out. The deductions: 158 homes on a 49,634 sqft plot is a dense boutique, so the facilities deck is compact rather than generous; there is no retail podium of its own; and the precinct around it stays a working construction site until the transport hub and mall complete.

Future Demand22/25

Few precincts have this many dated catalysts landing at once. The Beauty World Integrated Transport Hub with the Bukit V mall is slated to open around 2028, a new community club, hawker centre and library are planned nearby, Bukit Timah Turf City is being rebuilt as a full estate one stop away, and King Albert Park becomes a Cross Island Line interchange (DT6/CR15) by 2032, one DTL stop from the door. The land market has already repriced the corridor: Turf City parcels went for $1,410 and $1,625 psf ppr in 2025, against 8@BT's $1,343 in 2022. The deduction is that the same Turf City build-out adds thousands of competing new homes to this corridor over the next decade, and the lease is 99 years.

Exit Strategy18/25

A boutique 158-unit project means only a handful of internal competitors at resale, and doorstep-MRT stock in Bukit Timah stays scarce. But the absorption record is the honest counterweight: after 83 units on launch weekend, only about 38 more moved in the following two years, roughly 1.6 a month. 21 of the 29 four-bedders are unsold, so the format available today is the one the market has been slowest to take, a pattern that tends to repeat at resale. The resale field here is freehold-heavy, and the developer's five-year ABSD remission clock on a site acquired in late 2022 runs out around late 2027, which can put closing-out pricing into the market just as the first resales appear.

What Exactly Is 8@BT?

8@BT is a 158-unit development at 6 and 8 Bukit Timah Link, District 21, in two 20-storey towers designed by Arc Studio Architecture + Urbanism with P&T Consultants. The developer is Bukit One Pte Ltd, a subsidiary of Bukit Sembawang Estates, the listed developer behind Luxus Hills, Nim Collection, 8 St Thomas and The Atelier. The 49,634 sqft Government Land Sales plot was won for $200 million, about $1,343 psf per plot ratio, the highest of five bids at the November 2022 tender close and 15.7 percent above Wing Tai's $172.9 million. The lease runs 99 years from 13 February 2023.

The launch on 21 and 22 September 2024 sold 83 units, about 52.5 percent, at an average of $2,719 psf, from $2,530 psf. That was one of the better launch showings of that year, ahead of Kassia's 52 percent in July and behind Lentor Mansion's 75 percent in March. TOP is estimated for Q4 2027; the contractual dates in the sale documents are vacant possession by 30 November 2028 and legal completion by 30 November 2031.

8@BT tower facade render at sunset with the Bukit Timah skyline behind
The cascading vertical fins that give the towers their profile.

What Is Left, and What It Costs

The short version: the small and mid formats have cleared, the large formats have not. As at 8 September 2026:

Type Sold Available Total
1 Bedroom30232
2 Bedroom381048
3 Bedroom45247
4 Bedroom82129
Penthouse022
Total12137158

Pricing on the available stock, by bedroom count: 1-bedders $2,849 to $2,954 psf ($1.473M to $1.527M), 2-bedders $2,574 to $3,117 psf ($1.904M to $2.206M), 3-bedders $2,540 to $2,706 psf ($2.817M to $3.350M), and 4-bedders $2,508 to $3,332 psf ($3.732M to $5.308M). Penthouse pricing is quoted on request.

Two things fall out of those numbers. First, the psf ladder is upside down: the cheapest square foot in the project is in a four-bedroom home, and the dearest is in a one-bedroom. That is normal in a quantum-constrained market, and it is exactly where a large-format buyer finds leverage. Second, the two remaining 3-bedders can be identified from the arithmetic: $2,817,000 at $2,540 psf is a 1,109 sqft Type C2, and $3,350,000 at $2,706 psf is a 1,238 sqft Type C4. If you want a 3-bedder here, that is the entire menu.

One definitional note an honest comparison requires: 8@BT is a pre-harmonisation project. Its plans predate URA's June 2023 harmonisation of gross floor area definitions, and the brochure's own floor plan note confirms that the stated area includes the air-con ledge, balcony and private enclosed space. Newer launches exclude the ledge from saleable area. That makes 8@BT's headline psf read lower than a post-harmonisation project's for the same liveable space, so part of the apparent value is real and part is measurement. Compare total quantum against the floor plan, not psf across the two regimes.

Project Snapshot

  • Project name: 8@BT
  • Developer: Bukit One Pte Ltd (201831985K), a subsidiary of Bukit Sembawang Estates Limited. Housing Developer's Licence C1487
  • Architect: Arc Studio Architecture + Urbanism, with P&T Consultants
  • Location: 6 and 8 Bukit Timah Link, Singapore 589943 and 589944, District 21 (Upper Bukit Timah)
  • Tenure: 99-year leasehold from 13 February 2023
  • Site: GLS parcel won at $200M, about $1,343 psf ppr; 49,634 sqft, plot ratio about 3.0; top of five bids, 15.7% above the second
  • Scale: 158 homes in two 20-storey towers
  • Unit mix: 32 one-bedders (517 to 592 sqft), 48 two-bedders (624 to 829 sqft), 47 three-bedders (1,001 to 1,270 sqft), 29 four-bedders (1,356 and 1,593 sqft) and 2 penthouses
  • Facilities: The Quarry with a 25m Quarry Pool, Slide Pool, Deck and Furo Bath; The Clubhouse with Living Room, Meeting Room and Fitness Room; The Rainforest with Fitness Pool, Sunbathing Lawn and Sensory Trail; The Campsite with BBQ Pavilion, Camping Ground and Playground
  • Smart and green: smart air-conditioning control, digital lockset, smart gateway, smart parcel and booking; EV charging and solar panels for common areas
  • Connectivity: about a 2-minute walk to Beauty World MRT (DT5) and 3 minutes to the future Integrated Transport Hub; King Albert Park one stop away becomes a Cross Island Line interchange by 2032; Bukit Timah Expressway and Pan Island Expressway nearby
  • Schools: Pei Hwa Presbyterian Primary within 1km; Methodist Girls', Nanyang Girls' High, Hwa Chong Institution, National Junior College and Raffles Girls' Primary in the wider belt; Ngee Ann Polytechnic and SIM a short ride
  • Launch: 21 to 22 September 2024, 83 units (52.5%) sold at an average of $2,719 psf, from $2,530 psf
  • Status (8 Sep 2026): 121 of 158 sold (76.6%), 37 balance units, 0 reserved
  • Timeline: TOP estimated Q4 2027; vacant possession by 30 November 2028, legal completion by 30 November 2031

Why This Location Matters

Bukit Timah Link is a short cul-de-sac off Jalan Jurong Kechil, and its whole value is what sits at the end of it. Beauty World MRT on the Downtown Line is about two minutes on foot, which puts Botanic Gardens four stops away, Newton six, and Bugis and the CBD on one train. The future Beauty World Integrated Transport Hub, the air-conditioned bus interchange being built into the Bukit V mall at The Reserve Residences, is roughly three minutes away and is slated to open around 2028. For a household that would otherwise need two cars in Bukit Timah, that distance is the product.

8@BT location map showing Bukit Timah Link beside Beauty World MRT, the Downtown Line, Bukit Timah Nature Reserve and the surrounding schools
The location map with the full amenity legend: Beauty World at the door, the nature reserve behind, the school belt around.

The neighbourhood does the rest. The Bukit Timah Nature Reserve, Rifle Range Nature Park, the Singapore Quarry and the 24km Rail Corridor are all in walking or short-cycling distance, and the conserved Bukit Timah Railway Station and Former Ford Factory give the area a heritage layer few suburbs have. Daily life runs on the Cheong Chin Nam, Chun Tin Road and Lorong Kilat food streets, Beauty World Centre and Bukit Timah Plaza. The school belt is the deepest in the west: Pei Hwa Presbyterian Primary within 1km, with Methodist Girls', Nanyang Girls' High, Hwa Chong Institution, National Junior College and Raffles Girls' Primary in the wider orbit.

P1 rule change, 10 September 2026: Pei Hwa Presbyterian Primary is one of 12 schools on MOE's new Two-Track Scheme from the 2027 P1 Registration Exercise. In Phase 2C, places will be split equally between families living within 2km and beyond 2km, with no 1km priority inside either track, so a home within 1km of Pei Hwa no longer ranks ahead of one 1km to 2km away in that phase. Distance priority still applies in Phases 2A and 2B. Methodist Girls' and Raffles Girls' Primary in the wider belt are also on the list. With vacant possession contracted by 30 November 2028, an 8@BT address should fall within MOE's current two-year window for the 2027 exercise. Read what the 2027 P1 changes mean for homes near schools.

Then there is what is coming. Bukit Timah Turf City is being rebuilt into a new estate of homes, heritage and 10-minute neighbourhoods one stop down the line, and the government has already sold three parcels into it. Those tenders are the honest read on where this corridor is heading: $1,410 psf ppr for the first Dunearn Road site and $1,625 psf ppr for the second in 2025, against the $1,343 psf ppr Bukit Sembawang paid here in 2022. Land in this corridor is being priced higher than it was when 8@BT was bought, which is supportive for existing stock. It also means a lot of new stock is on its way.

The Product and Facilities

For a 158-unit site the facilities list is longer than expected, mostly because it is stacked. Basement one holds The Quarry, the resort core, with a 25m Quarry Pool, a Slide Pool, the Deck, showers and the Furo Bath, alongside The Clubhouse with its Living Room, Meeting Room and Fitness Room. The first storey carries The Rainforest, with a Fitness Pool, Sunbathing Lawn and Sensory Trail, and The Campsite, with a Playground, BBQ Pavilion and Camping Ground. Homes come with smart air-conditioning control, a digital lockset, smart gateway, smart parcel and facility booking, and the estate is fitted for EV charging with solar panels serving common areas.

8@BT render of The Quarry with the 25m pool, slide pool and clubhouse pavilion below the towers
The Quarry: the 25m pool and Slide Pool below the towers.
8@BT renders of the arrival lobby, living room, meeting room and fitness room
The Lobby, Living Room, Meeting Room and Fitness Room.
8@BT renders of The Campsite, the Fitness Pool and the Furo Bath
The Campsite, the Fitness Pool and the Furo Bath.
8@BT interior render of the open kitchen, living and dining space with a green wall and city view
The living and dining space, for illustration only.
8@BT interior renders of the bedroom, wardrobe and bathroom finishes
Bedroom, wardrobe and bathroom finishes, for illustration only.
8@BT site plan showing the two towers, the main entrance on Bukit Timah Link and the full facilities legend
The site plan with the full facilities legend, entrance on Bukit Timah Link.
8@BT schematic diagram showing the unit types stack by stack across both towers from level 1 to level 20
The schematic diagram: stack 02 and stack 03 in Block 6 hold the four-bedroom homes and the two penthouses.

Floor Plans: The Types You Can Still Buy

Ten plans, covering every format still on the chart as at 8 September 2026. The 4-bedroom and penthouse layouts sit at the end because that is where the depth is.

8@BT 1 bedroom floor plan Type A1, 48 sq m or 517 sq ft
1 Bedroom, Type A1: 517 sqft. The 1-bedroom tier is 94% sold, with 2 units left at $2,849 to $2,954 psf.
8@BT 2 bedroom floor plan Type B1, 58 sq m or 624 sq ft
2 Bedroom, Type B1: 624 sqft, the compact 2-bedroom, stacked on the upper floors of Block 8.
8@BT 2 bedroom floor plan Type B2, 68 sq m or 732 sq ft
2 Bedroom, Type B2: 732 sqft. The 2-bedroom band runs $2,574 to $3,117 psf, with 10 units left.
8@BT 2 bedroom floor plan Type B3, 68 sq m or 732 sq ft
2 Bedroom, Type B3: 732 sqft, the mirror stack with a different bedroom orientation.
8@BT 3 bedroom floor plan Type C2, 103 sq m or 1109 sq ft
3 Bedroom, Type C2: 1,109 sqft. The arithmetic on the balance chart points to this as one of the last two 3-bedders, at $2.817M ($2,540 psf).
8@BT 3 bedroom floor plan Type C4, 115 sq m or 1238 sq ft
3 Bedroom, Type C4: 1,238 sqft, the larger 3-bedroom, and on the same arithmetic the other remaining unit at $3.350M ($2,706 psf).
8@BT 4 bedroom floor plan Type D1, 126 sq m or 1356 sq ft
4 Bedroom, Type D1: 1,356 sqft, levels 9 to 19 of stack 02. The 4-bedroom band runs $2,508 to $3,332 psf.
8@BT 4 bedroom floor plan Type D2, 148 sq m or 1593 sq ft
4 Bedroom, Type D2: 1,593 sqft, the largest standard home, running almost the full height of stack 03. This is where most of the 21 available four-bedders sit.
8@BT penthouse floor plan Type PH1, 126 sq m or 1356 sq ft, unit 20-02
Penthouse, Type PH1: 1,356 sqft on level 20. Both penthouses are still available.
8@BT penthouse floor plan Type PH2, 148 sq m or 1593 sq ft, unit 20-03
Penthouse, Type PH2: 1,593 sqft on level 20, the top of the taller stack.

The Investment Case

The bull case is positional and it is durable. Nothing new will be built closer to Beauty World MRT, the transport hub and mall arrive around 2028 just after TOP, Turf City rebuilds the corridor behind it, and King Albert Park becomes a two-line interchange by 2032 one stop away. Land in the same corridor now trades 5 to 21 percent above what this site cost. A 158-unit project has almost no internal competition at resale, and the buyer who moves today gets first pick of a four-bedroom deck that is 72 percent untouched, at the lowest psf in the project. To map the payment schedule to a Q4 2027 TOP, use the Progressive Payment Calculator.

The bear case is the pace and the tenure. Fifty-two percent in a weekend and then roughly 1.6 units a month for two years is a market that liked the location and hesitated at the price. The 4-bedroom quantum of $3.73M to $5.31M is the reason: at that level a Bukit Timah buyer starts comparing freehold, and Forett, The LINQ and the Mayfair projects give them somewhere to look. The developer also has a clock: the five-year ABSD remission window on a site acquired in late 2022 closes around late 2027, and the relief for coming close only starts at 90 percent sold, which is 21 more units from here. That is leverage for a buyer now, and a risk to the first resale benchmark later.

Who 8@BT Is For

First, the car-light Bukit Timah household. If the two-minute walk to Beauty World and the coming transport hub change how your family actually lives, no other new project in this precinct delivers it.

Second, the four-bedroom family buyer who wants choice and negotiating room. Twenty-one of twenty-nine large homes are unsold at the lowest psf in the project, with a developer working toward a deadline. That combination does not last.

Third, the school-driven upgrader inside the Pei Hwa Presbyterian catchment who wants a brand new home rather than a twenty-year-old resale in the same 1km ring. From the 2027 exercise, Pei Hwa is on MOE's Two-Track Scheme, so for Phase 2C the line that counts is 2km, not 1km.

It is a poorer fit for the freehold purist, for the yield-first investor who needs the small formats that have already gone, and for anyone who needs a quiet neighbourhood immediately, since the precinct will be under construction for another two years or so.

Related reviews: for the other side of the Beauty World precinct see The Sen at De Souza Avenue, for the nature end of the same Downtown Line corridor see Narra Residences at Dairy Farm Walk, or browse the full Insider Benchmark.

Frequently Asked Questions

What is 8@BT, and how many units are left?
A 158-unit development by Bukit Sembawang Estates (through Bukit One Pte Ltd) at 6 and 8 Bukit Timah Link, District 21, in two 20-storey towers about two minutes' walk from Beauty World MRT. As at 8 September 2026, 121 units (76.6%) are sold and 37 remain: 2 one-bedders, 10 two-bedders, 2 three-bedders, 21 four-bedders and both penthouses. Check current availability with us.
How much do 8@BT units cost now?
On the current balance chart: 1-bedders $2,849 to $2,954 psf ($1.473M to $1.527M), 2-bedders $2,574 to $3,117 psf ($1.904M to $2.206M), 3-bedders $2,540 to $2,706 psf ($2.817M to $3.350M) and 4-bedders $2,508 to $3,332 psf ($3.732M to $5.308M). Penthouse pricing is on request. Note the inversion: the 4-bedroom floor of $2,508 psf is the lowest rate in the project, below the 2-bedroom floor and well below the 1-bedroom floor.
How close is 8@BT to Beauty World MRT?
The developer puts it at a 2-minute walk to Beauty World MRT (DT5) on the Downtown Line and about 3 minutes to the future Beauty World Integrated Transport Hub, the air-conditioned bus interchange being built into the Bukit V mall. From Beauty World it is 4 stops to Botanic Gardens, 6 to Newton and a direct ride to Bugis and the CBD. King Albert Park, one stop away, becomes a Cross Island Line interchange (DT6/CR15) by 2032.
How did 8@BT sell at launch, and why has it slowed?
It launched on 21 and 22 September 2024 and sold 83 units, about 52.5 percent, at an average of $2,719 psf, one of the stronger showings that year. Since then roughly 38 more units have moved in two years, about 1.6 a month. The pattern is format-specific rather than location-specific: the 1, 2 and 3-bedders are 94, 79 and 96 percent sold, while only 8 of 29 four-bedders have gone. The four-bedroom quantum of $3.73M to $5.31M is where Bukit Timah buyers start weighing freehold alternatives.
Is 8@BT a pre-harmonisation project?
Yes. Its plans predate URA's June 2023 harmonisation of gross floor area definitions, and the brochure's floor plan note states that the quoted area includes the air-con ledge, balcony and private enclosed space, which newer launches exclude from saleable area. The practical effect is that 8@BT's psf reads lower than a post-harmonisation project's for the same liveable space. Compare total quantum against the actual floor plan, not headline psf across the two regimes.
Why is the score a Selective Buy rather than a Strong Buy?
Two honest reasons. Absorption: after a strong launch weekend, only about 38 units moved in two years, and 21 of 29 four-bedders are unsold, so the market's verdict on the pricing is measured. Tenure against the field: a 99-year lease asking $2,540 to $2,706 psf for a 3-bedder is a thin discount to freehold neighbours such as Forett and The LINQ @ Beauty World on resale. Against that: the best MRT position in the precinct, a genuinely stacked catalyst list through 2032, and the lowest psf in the project sitting in the largest homes. For the right family that is a strong case, which is why it is Selective rather than a pass.
What are the main risks with 8@BT?
Three. Format risk: the stock available today is the stock the market has been slowest to take, and that pattern often repeats at resale. Developer deadline: the five-year ABSD remission window on a site acquired in late 2022 closes around late 2027, so closing-out pricing could set the first benchmark just as owners look to resell. Corridor supply: Turf City will add thousands of new homes one stop away over the next decade. Against these: an irreplaceable MRT position, a boutique 158-unit resale field, and land in the same corridor now costing more than this site did.

The Bottom Line

8@BT owns the single best piece of positioning in the Beauty World precinct, and the corridor around it is being rebuilt on a published timetable through 2032. What the market has told us over two years is that it agrees about the location and is still negotiating over the price, particularly on the large formats. That is what a Selective Buy at 79/100 means here. For a four-bedroom family buyer, this is one of the more interesting balance charts in Singapore right now: 21 of 29 homes untouched, the lowest psf in the project, first pick of stack and floor, and a developer with a deadline in sight. For the buyer who values freehold tenure or wants proof that the pricing has been ratified, the same chart is the reason to wait. Walk from the showflat to the Beauty World MRT gantry before you decide. Two minutes is either the whole argument or it is not.

Information herein is based on the developer's brochure dated 20 November 2025, the developer's sales chart and balance pricing as communicated on 8 September 2026, and publicly reported data including the Government Land Sales tender result, launch coverage and TOP estimates, and is subject to change without prior notice. Availability and pricing move continuously; confirm current status before acting. PSF figures are as stated on the developer's chart and vary by unit. The identification of the two remaining 3-bedroom units by type is our own arithmetic from the published price and psf ranges, not a developer statement. Unit areas are approximate, include air-con ledge, balcony and private enclosed space where applicable, and are subject to final survey. Renderings are artist impressions and the completed development may differ. Walking and travel times vary by route and pace. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.