8@BT
8@BT is Bukit Sembawang Estates' 158-unit, 99-year leasehold condominium on Bukit Timah Link, sitting beside Beauty World MRT (DT5) on the Downtown Line. It sold 83 units; 52.5% of the project; over its launch weekend in September 2024 at an average of S$2,719 psf (entry from S$2,530 psf), with the one-bedders the clear standout at 91% take-up. Two 20-storey towers by ARC Studio Architecture + Urbanism are slated for completion around Q4 2027.
The numbers, on one page.
- Developer
- Bukit Sembawang Estates LimitedSource: EdgeProp, Sep 2024; 99.co / Yahoo SG GLS coverage
- District
- D21 (Upper Bukit Timah)
- Address
- 6 & 8 Bukit Timah LinkSource: newlaunches.sg
- Units
- 158, in two 20-storey towersSource: newlaunches.sg + EdgeProp award piece, two-source corroborated
- Tenure
- 99-year leasehold (from Nov 2022 GLS award)Source: EdgeProp, Sep 2024; newlaunches.sg
- Est. TOP
- Q4 2027Source: newlaunches.sg; Bukit Sembawang AR2025
- Architect
- ARC Studio Architecture + UrbanismSource: EdgeProp award piece, 2025; newlaunches.sg
- Site area
- approx 49,634 sq ft (4,611 sqm)Source: EdgeProp, Sep 2024; newlaunches.sg (49,633.4 sq ft), rounding aside
- Land price (GLS)
- S$200 mil / S$1,343 psf ppr, awarded Nov 2022Source: 99.co / Yahoo SG GLS coverage; EdgeProp, two-source corroborated
- Preview
- 7 Sep 2024 (~2,000 visitors over preview weekend)Source: EdgeProp preview-weekend report; PropertyGuru press
- Launched
- 21 Sep 2024Source: EdgeProp / Yahoo SG, Sep 2024
- Launch-weekend take-up
- 83 units = 52.5% sold (as at noon 22 Sep 2024)Source: EdgeProp / Yahoo SG, launch weekend Sep 2024
- Average price
- S$2,719 psf (sold units), from S$2,530 psfSource: EdgeProp / Yahoo SG, Sep 2024
- Nearest MRT
- Beauty World (DT5 (Downtown Line)) — ~140 m straight-lineSource: OneMap (straight-line)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
72% sold to date
A 158-unit tower built onto a Downtown Line station.
8@BT matters mainly because of where it sits. The site is on Bukit Timah Link, beside the Beauty World MRT station on the Downtown Line; EdgeProp's preview report describes it as just a two-minute walk; in one of Singapore's most established and supply-starved residential belts. Bukit Sembawang Estates secured the plot through a November 2022 Government Land Sale tender, paying S$200 million, about S$1,343 psf per plot ratio, which was the top of five bids and 15.7% above Wing Tai Holdings' second-highest offer of S$172.9 million. That land cost framed an entry price from S$2,530 psf when sales opened.
The launch itself read as solid but not euphoric. Across launch weekend in September 2024, 83 of 158 units (52.5%, as at noon on 22 September) were taken up at an average of S$2,719 psf, with the compact one-bedders the runaway category at 91% sell-through. That profile; small units moving fastest, larger formats lagging (two-bedders 60% sold, three-bedders 49%); is the load-bearing signal for a buyer: the entry-quantum, transit-adjacent stock is what the market wanted here, while the three- and four-bedders priced into the mid-S$2 million-and-up band cleared more slowly.
The story since launch is a slower one, and it deserves to be stated plainly. Bukit Sembawang's Annual Report 2025 reports 8@BT 55% sold as at 20 June 2025 — a single but authoritative data point, implying only a handful of additional units over nine months — and balance stock was still being marketed into 2026 under continuing sales. That makes 8@BT a project where the location and the developer's track record are strong, but absorption has been modest, so a buyer is not under launch-day pressure and has room to negotiate on the remaining larger units.
The comparables underline both the appeal and the pricing ceiling of the micro-market. The Reserve Residences next door (Far East Organization and Sino Group) sold 71% of its 732 units over its launch weekend in May 2023 at an average S$2,460 psf, and the freehold Linq @ Beauty World (BBR Holdings) went 96% on its first day in November 2020 before fully selling at an average S$2,165 psf. 8@BT launched above both on a psf basis, consistent with its newer vintage and direct-on-MRT position, which also helps explain why the larger units have been a slower sell.
Launched at S$2,719 psf — paying for the MRT at the gate.
8@BT opened from S$2,530 psf and recorded an average of S$2,719 psf across units sold over its September 2024 launch weekend; a premium to the two most relevant neighbours. The Reserve Residences averaged S$2,460 psf at its May 2023 launch (71% of 732 units sold), and the freehold Linq @ Beauty World averaged S$2,165 psf when it fully sold. 8@BT's higher psf reflects its newer launch vintage, smaller 158-unit scale and position beside Beauty World MRT, but the premium also shows up in absorption: the entry-quantum one-bedders (from S$1.338 million) cleared at 91% while the three-bedders (upward of S$2.55 million) sat at 49% sold. Agent-quoted blended \"average psf\" figures below the developer's S$2,719 number are unsourced estimates and should be ignored in favour of the launch-reported figure.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| 8@BTsubject | D21 · Beauty World | 158 | 99-yr | 2027 | S$2,719 avg at launch (52.5% launch weekend) |
| The Reserve Residences | D21 (Jalan Anak Bukit) | 732 | 99-year leasehold | est. 2028 | avg S$2,460 psf at launch (520 units / 71% of total sold over weekend of 28 May 2023) |
| The Linq @ Beauty World | D21 (Upper Bukit Timah Rd) | 120 | Freehold | completed 2024 | approx S$2,150-2,200 psf at launch (96% / 115 of 120 sold by 6pm first day, Nov 2020); fully sold at avg S$2,165 psf |
Launch averages and take-up are developer/EdgeProp-reported. The MRT-integrated location and small 158-unit count frame the pricing.
Compact and 1-bed-heavy by the station.
Demand concentrated in the smallest layouts — one-bedders were ~91% taken up at the weekend — consistent with a transit-integrated, investor-leaning project. Sizes and starting prices follow the developer's launch mix.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-Bedroom | 32 | 517-592 | from S$1.338 mil |
| 2-Bedroom | 48 | 624-829 | from S$1.808 mil |
| 3-Bedroom | 47 | 1,001-1,238 (some stacks up to ~1,270) | upward of S$2.55 mil |
| 4-Bedroom | 29 (+2 penthouses) | 1,356-1,593 | on application |
| Penthouses (2) | 2 | 1,356 (4BR) & 1,593 (2BR), 4.35m ceiling, private lift | on application |
Sizes and starting prices from Bukit Sembawang's launch mix and EdgeProp/Yahoo reporting.
6 Bukit Timah Link — steps from Beauty World MRT.
The defining feature is adjacency to Beauty World MRT (DT5) on the Downtown Line; EdgeProp's preview report describes it as just a two-minute walk, consistent with the site sitting on Bukit Timah Link right by the station. The Downtown Line gives a single-seat ride toward the city centre and the Bugis/Promenade interchanges.
The trade-off is that this is a mature, low-rise enclave hemmed in by green buffers rather than a high-density growth corridor. Across the road sit Bukit Timah Nature Reserve, Rifle Range Nature Park and the Rail Corridor, a genuine lifestyle draw that also means limited new supply and an older surrounding stock. Retail is functional rather than glossy; Beauty World Centre, Beauty World Plaza, Bukit Timah Shopping Centre and the newer integrated podiums at The Reserve Residences and The Linq; so buyers wanting a large mall will look to the integrated developments nearby rather than to 8@BT itself, which is fully residential.
For families, Pei Hwa Presbyterian Primary School is within 1km; newlaunches.sg measures it at roughly 370m from the development, with EdgeProp also reporting it within 1km; and the broader Beauty World cluster includes Methodist Girls' School and Bukit Timah Primary (both roughly 1.1-1.2km per OneMap/approx).
Station, mall cluster and nature reserve in one pocket.
8@BT's defining feature is the Beauty World node: a Downtown Line station roughly 140m away, the Bukit Timah Plaza / Beauty World Centre / The Linq retail cluster at the station, Pei Hwa Presbyterian Primary inside the 1km tier, and the Bukit Timah nature belt — Rifle Range Nature Park, the nature reserve and the Rail Corridor — on the western edge.
- Pei Hwa Presbyterian Primary School~370 m · within 1 km tier
- Bukit Timah Primary School~1.2 km · 1–2 km tier
- Ngee Ann Polytechnic~1.1 km
Pei Hwa distance per newlaunches.sg; other distances OneMap/approx, straight-line.
- Beauty World MRT (DT5 (Downtown Line))~140 m
- Bukit Timah Plaza~0.2 km · at the MRT
- Beauty World Centre~0.2 km
- The Linq @ Beauty World~0.1 km · integrated
- Bukit V / Bukit Timah Market~0.3 km
- Bukit Timah Nature Reserve~1.5 km
- Rifle Range Nature Park~940 m
- Rail Corridor~0.4 km · western edge
A transit-integrated investor tower, priced for it.
8@BT is a location-and-convenience buy at a firm PSF. Here's the honest split.
Rental depth on the Downtown Line.
The strongest rental and resale logic is the entry-quantum stock: one-bedders from S$1.338 million beside the Downtown Line at Beauty World, which is why they cleared at 91% on launch weekend. For a yield-focused investor the small formats in a transit-adjacent, supply-tight enclave are the defensible buy.
Right-sized owner-occupiers near schools.
For an owner-occupier family, the pull is a brand-new 99-year leasehold home (TOP est. Q4 2027) a short walk from the MRT, beside nature reserves, within the Bukit Timah school belt (Pei Hwa Presbyterian Primary within 1km), by a developer with a long Singapore track record. Larger three- and four-bedders are the slower-moving stock, which means more choice and negotiating room on a forever-home unit.
Space-per-dollar and quiet-street seekers.
We would steer away buyers who need a large mall at their doorstep, a freehold title (this is 99-year leasehold, unlike the neighbouring Linq), or fast capital appreciation on a big unit: launch was solid but post-launch take-up has been slow (55% as at 20 June 2025 per Bukit Sembawang's AR2025, a single but authoritative data point, still selling into 2026), 8@BT launched at a psf premium to both nearby comps, and the larger formats have been the laggards.
What the brochure won't tell you.
The launch was good, not spectacular: 52.5% (83 of 158) over launch weekend in September 2024; respectable for a smaller project, but well short of the 71%-to-96% first-weekend showings of nearby comps The Reserve Residences and The Linq.
Absorption since launch has been slow: Bukit Sembawang's Annual Report 2025 reports 55% sold as at 20 June 2025 (a single but authoritative data point), and balance units were still being marketed into 2026; so this is not a sold-out, scarcity-driven buy.
Demand was concentrated at the bottom of the stack: one-bedders hit 91% take-up while three-bedders sat at 49% (and two-bedders 60%), so the larger family units carry the real inventory risk and the most negotiating room.
8@BT launched at a psf premium (avg S$2,719) to both The Reserve Residences (S$2,460 at launch) and the freehold Linq (S$2,165 at sell-out), which sharpens the value question on the bigger, pricier units.
It is 99-year leasehold, not freehold; a real distinction in this enclave, where The Linq @ Beauty World next door is freehold.
The buyer age and profile breakdown (e.g. 33% aged 31-40, 21% aged 21-30, approx 5% retirees over 60, one US buyer) is developer-reported and single-sourced within the launch coverage; treat it as colour, not a hard statistic.
What's still available beside Beauty World.
8@BT cleared 52.5% on launch weekend and has sold more slowly since; stock is marketed into 2026. We'll send the current balance-unit list, stack pricing and any active incentives — tell us the layout you're after.
What buyers keep asking.
- Who is the developer of 8@BT? +
- 8@BT is developed by Bukit Sembawang Estates Limited, a long-established SGX-listed Singapore developer. The 158-unit project sits on Bukit Timah Link in District 21, on a 99-year leasehold site the company won through a Government Land Sale tender in November 2022.
- How many units sold at 8@BT's launch, and at what price? +
- 8@BT sold 83 of its 158 units; 52.5%; over its launch weekend in September 2024 (as at noon on 22 September 2024), at an average of S$2,719 psf, with entry prices from S$2,530 psf. Headlines that say "53% sold" are rounding the same 83-unit figure, not a later milestone.
- Is 8@BT sold out as of 2026? +
- No. 8@BT is still actively selling and not sold out. After 52.5% cleared at launch in September 2024, Bukit Sembawang's Annual Report 2025 reports the project 55% sold as at 20 June 2025 — a single but authoritative data point, implying only a handful of additional units over nine months — and balance units were still being marketed into 2026 under continuing sales. Treat the 55% figure as a mid-2025 snapshot from the developer's annual report.
- How far is 8@BT from Beauty World MRT? +
- 8@BT sits beside Beauty World MRT station (DT5) on the Downtown Line; EdgeProp's preview report describes it as just a two-minute walk.
- What is the unit mix at 8@BT? +
- 8@BT's 158 units span 32 one-bedders (517-592 sq ft, from S$1.338 million), 48 two-bedders (624-829 sq ft, from S$1.808 million), 47 three-bedders (about 1,001-1,238 sq ft, upward of S$2.55 million) and 29 four-bedders (1,356-1,593 sq ft), plus two top-floor penthouses. The penthouses; one two-bedroom of 1,593 sq ft and one four-bedroom of 1,356 sq ft; have 4.35m ceilings and private lifts.
- What is the tenure and expected completion (TOP) of 8@BT? +
- 8@BT is a 99-year leasehold development, with the lease running from the November 2022 Government Land Sale award. It is estimated to obtain its Temporary Occupation Permit (TOP) around the fourth quarter of 2027. Note this is leasehold, unlike the neighbouring freehold Linq @ Beauty World.
- Who designed 8@BT? +
- 8@BT was designed by ARC Studio Architecture + Urbanism. The two 20-storey towers feature a contoured-fin facade inspired by the surrounding Bukit Timah nature reserves, and the project won the Top Development (uncompleted, Central Area) title at the EdgeProp Singapore Excellence Awards.
- How much did Bukit Sembawang pay for the 8@BT site? +
- Bukit Sembawang Estates paid S$200 million; about S$1,343 psf per plot ratio; for the Bukit Timah Link site at a Government Land Sale tender that closed in November 2022. It was the top of five bids and 15.7% above the second-highest offer of S$172.9 million from Wing Tai Holdings.
- Which units sold best at 8@BT? +
- The one-bedroom units were the standout, with 29 of 32 (91%) taken up over launch weekend; the lowest entry quantum (from S$1.338 million) on the Downtown Line. Two-bedders were 60% sold (29 of 48) and three-bedders 49% (23 of 47), so the larger family formats have been the slower-moving stock.
- How does 8@BT compare to The Reserve Residences and The Linq @ Beauty World? +
- All three are in the Beauty World micro-market. 8@BT (158 units, 99-yr leasehold) launched at an average S$2,719 psf. The Reserve Residences (Far East Organization and Sino Group, 732 units) sold 71% of total units over its launch weekend in May 2023 at an average S$2,460 psf, and the freehold Linq @ Beauty World (BBR Holdings, 120 units) sold 96% on its first day in November 2020 and fully sold at an average S$2,165 psf. 8@BT carries the highest launch psf of the three.
- What schools are near 8@BT? +
- 8@BT is in the Bukit Timah school belt. Pei Hwa Presbyterian Primary School is within 1km; about 370m from the development per newlaunches.sg; and the wider cluster includes Methodist Girls' School, Bukit Timah Primary School and Ngee Ann Polytechnic (each roughly 1.1-1.2km on OneMap/approx straight-line measures).
- What green spaces and parks are near 8@BT? +
- 8@BT sits across the road from a continuous green belt; Bukit Timah Nature Reserve, Rifle Range Nature Park and the Rail Corridor; which is its most distinctive amenity. This nature adjacency, rather than retail scale, is the core lifestyle draw of the address.
- Is 8@BT a good buy for investors or owner-occupiers? +
- For investors, the case is the entry-quantum one-bedders beside the Downtown Line, which is why they sold fastest. For owner-occupiers, it is a new 99-year leasehold family home near the MRT, nature reserves and schools, with completion around Q4 2027. Buyers wanting a large mall, freehold title or fast appreciation on big units should look carefully, given slow post-launch take-up and a launch-psf premium to nearby comps.
Why the launch landed.
83 of 158 units over launch weekend at S$2,719 psf, with one-bedders ~91% gone. Here's the read.
About 70% sold to date as of June 2026 (111 of 158 units) — up from 52.5% (83 units) on its September 2024 launch weekend, absorbed steadily since.
Get the balance unit list →- 01Direct-on-MRT location did the heavy liftingThe single clearest demand driver was the site sitting beside Beauty World MRT (DT5) on the Downtown Line; EdgeProp describes a two-minute walk. It is the spine of every buyer conversation and the reason the entry-quantum units moved first.
- 02One-bedders were the real winners; watch the larger unitsAt 91% launch-weekend take-up (29 of 32), the one-bedders (from S$1.338 million) carried the launch, while three-bedders sat at 49%. The honest watch-point is the larger formats, which still represent most of the unsold inventory.
- 03Take-up has been slow since launchFrom 52.5% at launch in September 2024 to 55% as at 20 June 2025 per Bukit Sembawang's AR2025 (a single but authoritative data point), absorption has been modest and stock was still marketed into 2026; so frame this as a buyer's-pace project, not a scarcity play.
- 04It launched at a premium to its neighboursAt an average S$2,719 psf, 8@BT priced above The Reserve Residences (S$2,460 at launch) and the freehold Linq (S$2,165 at sell-out). That premium is the central value question, especially on the bigger units.
- 05Developer track record and green setting are genuine anchorsBukit Sembawang's long Singapore record, the ARC Studio design that won an EdgeProp Top Development award, and the rare across-the-road nature-reserve frontage are durable positives that support the owner-occupier case even with slow take-up.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.