I Reviewed A New Launch 4-Bedroom Penthouse At Beauty World — Is $2,480 Psf Enough?

Bukit Timah recorded a 53% take-up rate during its first sales weekend. It was an impressive showing and placed the project as one of the most popular new launch projects that year.

The 158-unit development in District 21 is developed by Bukit Sembawang Estates. Other signature projects by the developer include The Atelier and the luxury 8 St Thomas in District 9.

So far, 8@BT has attracted many young buyers. A third of the buyers to date are between 31 to 40 years old, and a fifth of the buyers are between 21 to 30 years old. Just over 5% of the buyers so far are seniors above 60 years old.

The developer is offering a limited-time promotion for the largest 1,593 sq ft four-bedroom unit which is priced from $3.9 million ($2,480 psf).

In our editorial review of the development last year, we highlighted that the sales performance at 8@BT was no fluke. The development attracted buyers with its thoughtful unit design and layout. Each floor has four units each, which is rare among new projects today. This means that each unit is a corner stack with window views in the bathrooms and kitchen.

The developer is now showcasing the 1,593 sq ft four-bedroom penthouse unit, which is priced from $3.9 million ($2,480 psf).

On the face of this, this is an attractive price considering that the average price at The Sen, another new project in District 21, launched last month at about $2,358 psf. That development is not as close to an MRT station compared to 8@BT which is close to Beauty World MRT station on the Downtown Line.

The recently renovated four-bedroom penthouse now showcased by Bukit Sembawang Estates used to be the two-bedroom penthouse. Although the unit has a 4.35m ceiling height, this aerial void will not be included in the unit’s strata area, and other four-bedroom units in the same stack will consist of similarly-sized four-bedroom units.

In our review of 8@BT, we described the two-bedroom penthouse as an interesting layout design that appeared to target buyers residing in a relatively affluent neighbourhood and who may be looking to right-size from a Good Class Bungalow (GCB) or landed home.

Residential properties in the area have also seen strong price growth over the years, with some owners potentially looking to realise the value of their property and move into a condo, while enjoying the perks of a condo lifestyle without sacrificing much living space.

However, it remains to be seen if there is sufficient market demand to absorb a large-sized unit like this in a prime landed neighbourhood like Beauty World/Bukit Timah. Notably, none of the 1,593 sq ft units at the development have been sold so far. With the new showcase of the four-bedroom penthouse showflat, buyers will be able to better visualise the space and layout of the other four-bedroom options.

With that, let’s explore the brand new four-bedroom penthouse unit.

There are only two penthouse units at 8@BT – the larger unit is 1,593 sq ft, while the other unit is 1,356 sq ft. Both penthouse units have a 4.35m ceiling that highlights the space and lends each unit a more luxurious living experience.

Both penthouses get private lifts and marble floors, as seen in the showflat for the common areas and engineered timber for the bedrooms. The non-penthouse four-bedroom units will also get marble finishes, although they are a different variant compared to the penthouse.

We will examine the features of the showflat before highlighting some of the differences.

The private lift opens out to a private lift lobby. You don’t want this area to be too small since it’s the first interaction your guest has with your home – so this is a good size. Entering the unit, you will be wowed by the grandeur. The high ceiling is a showstopper and the expansive balcony offers panoramic views of the neighbouring landed estate and Bukit Timah Hill.

The dry kitchen boasts a countertop and plenty of storage cabinets on both sides, complete with an electrical socket. The cabinets actually stretch the full-length of the 4.35m ceiling.

The appliances are suited to lifestyle needs of the home. These include an undercounter wine chiller, two-door fridge, separate built-in steam oven and conventional oven. Typical four-bedroom units will only be equipped with a built-in microwave instead of a steam oven.

Inside the wet kitchen is a full glass panel that fronts the living area, giving you a good view of the happenings at home. You get the same multifunctional sink and mixer, complete with a chopping board that fits perfectly within the sink. The addition to this penthouse unit is the dishwasher.

An L-shaped wet kitchen has plenty of top and bottom cabinets and the amount of storage space is plentiful and should be more than sufficient for household needs. There is a mini pantry area within the wet kitchen, which gives you a pocket of countertop space to have your ‘everyday necessities’ such as a coffee machine or bottles of whisky. For those who cook, you would be delighted to have a four zone gas hob and hood.

At the end of the kitchen is another sink and tap which is helpful if you expect to host often and have a helper or pals who are willing to help you with the cleanup effort. Then again, you have a dishwasher to turn to so hopefully the dishwashing duties would be lessened. On the topic of washing, you have a separate washer and dryer here, although I do wish that there was a proper yard for an option to dry your clothes naturally. 

There is a household shelter that can double up as a storeroom, or a helper’s room with the installation of a murphy bed. The proximity to a window would also go a long way in helping to ensure that this space is more liveable.

Moving back to the living room and you will find that it appears spacious for a few reasons. The 4.35m ceiling accentuates the space and the dining area has been moved to the balcony, making the indoor area solely for the living room. Here, they have placed a L-shaped couch that can probably sit about eight to 10 people comfortably. Even with this couch, there is still room behind to have a mini study of sorts.

With such a large 17.4 sqm balcony, it does make sense to move the dining table outdoors. You can see that even with an eight-seater table, there is still ample walking room. It can probably easily fit a 10-12 seater table with ease if you have friends over often. Moreover, besides just the dining table, you can also have a moveable drinks trolley as they have done here – it’s all part of the entertainment.

That said, if you prefer to use the balcony for something else – plants, exercise and so on, you are of course, free to do so with the sheer amount of space here. What’s even better is that the doors here are slide-and-fold which maximises ventilation and makes the space more efficient.

As with some of the other layouts at 8@BT, there is a powder room within the unit. This means that you get a bathroom without a bath, in case this term isn’t familiar to you. We see this feature in other recent new projects such as Lentor Mansion and Grand Dunman.

The idea is for a dedicated toilet for guests, which would be easier to maintain given its low usage and lack of bathroom stall. The concept of a powder room is more common for larger units, although the two-bedroom apartments at 8@BT do have them too. With three common bedrooms in this apartment, this extra powder room could come in handy for residents as they get ready for work or school.

What was then Bedroom 2 has now been turned into Bedroom 4, which is now 9.8 sqm. This is the smallest of the four bedrooms. This has been designed more as a study, with a table, some shelving and a couch in the room. That said, if you prefer it as a bedroom, you could certainly fit a Queen size bed here. Built-in wardrobes come standard as usual, although you should note that they do not extend to the full 4.35m ceiling height for the penthouse, which would be impractical in any case since it would take a ladder to get to the higher areas. 

Bath 1, which would be the only common bathroom with a shower stall shared amongst the three bedrooms is 4.3 sqm. The standout feature here is the window for natural ventilation, which has been a characteristic of recent Bukit Sembawang developments. This helps with natural ventilation and is always my preferred option to have. The common bath in the penthouse is decked out in marble while those on the other floors will have tiles instead. Fittings like the wall-hung wc and basin are from Kohler, and the handheld shower mixer and tap are from Via.

In this refreshed showflat, the insanely huge Master Bedroom, which used to occupy 45.5 sqm has been transformed into two common bedrooms and a smaller Master Bedroom. That’s of course the more practical option, as this showflat would now appeal to those with bigger families while those who may not need all four bedrooms still have the option of hacking the walls of one of the bedrooms. 

The common bedrooms are almost identical in size at 10.4 and 10.5 sqm, which are generally larger than the common bedrooms you find in other new launches. This highlights the practicality and thoughtfulness of the developer.

In both of these bedrooms, they have a Queen size bed displayed to showcase the size of the room. Beyond that, you would notice that there is still space for some display shelves to be built, as well as a bedside table that would not impede on the ability to access the wardrobe. The 4.35m ceiling height is a huge plus here as it accentuates the space much more, giving off a sense of airiness. 

The refreshed Master Bedroom in this four-bedroom penthouse remains sizeable at 25.7 sqm when you include the ensuite bathroom. Coupled with the impressive ceiling height and large format windows, the room will appear expansive and very comfortable. As you would expect, a King size bed here would fit well here, as with a small dresser or bedside tables. 

What was sacrificed in this showflat compared to the previous design would have to be the walk-in wardrobe. While there were a total of eight panels on both sides in the past, this has now been halved, although they retain the gun metal, aluminum finish that gives the whole space a touch of luxury. If you want to up the ante further, add a nice designer light as they have done here and you can enhance the swankiness of the space. There’s just something about the glass wardrobes that make it feel more premium. 

The developers have also included an accessories rack by the side of the built-in wardrobes to cater to the requirements of modern-day buyers. This also includes a full-length mirror, a feature that I feel I don’t see enough of. In my opinion, this is a must-have in every new apartment. 

The ensuite bathroom will similarly be decked out in marble for the penthouse (the other 4 bedrooms come with a tile finish instead), similar to that of your floor and comes with an engineered stone vanity top, complete with cabinets and a mirror. The additional features found in this bathroom include a freestanding bathtub and an electronic washlet by Kohler. Bathtubs are a rare sight these days but I think there is still a demand for it, especially at the higher end of the market. The bathtub has full-length windows by the side so this definitely helps bring in natural light, although you would want to remember to draw the blinds when you are actually bathing. 

Conclusion

8@BT would appeal to astute buyers and the refreshed four-bedroom penthouse showcases Bukit Sembawang’s attention to detail and thoughtful home design. For example, the designated nook for the robot vacuum or the slide-and-fold glass doors at the balcony.

Check out our previous article where we took a deep-dive into the development’s  facilities, location and background about the Beauty World area. 

That said, I feel that it’s good to highlight its location. For some, the project may be considered a boutique development given the relatively smaller number of units. But this also means more privacy and less jostling over the common facilities. What’s more important is that 8@BT is located next to Beauty World MRT and right beside the Beauty World transformation taking place right now.

8@BT is expected to complete in 2027, the same year that Bukit V is also scheduled for completion. Bukit V is the spanking new mall that is part of The Reserve Residences. This will bring more everyday conveniences right to your doorstep.

Even without Bukit V, you already have a number of old school malls beside you, including the likes of Beauty World Centre, Beauty World Plaza and Bukit Timah Shopping Centre. Despite their age and dated facade, I visit those malls pretty often myself and find that you have everything you need from NTUC and Giant to peranakan eateries, Korean restaurants and an old school open-air food court.

Nature is quite literally at your doorstep too, with the Bukit Timah Truss Bridge, a popular photo spot within the Rail Corridor, within minutes walk from 8@BT. The Rail Corridor provides you with about 24km worth of running trails, with Bukit Timah Railway Station serving as the midpoint between Tanjong Pagar and Woodlands.

8@BT was launched in September 2024 at a land time where launch prices for some new projects were high but had not yet climbed to the prices we saw in 2025. There’s some clarity as to the new launches expected in 2026 and we expect new launch prices to continue to rise in tandem with increasing construction costs.

As I mentioned at the start of the article, The developer is offering a limited time promotion for the largest 1,593 sq ft four-bedroom unit which is priced from $3.9 million ($2,480 psf). This is a reasonable price for a new project in the Beauty World area, especially compared to the new launch prices amid the sea of new launches today.

If you are in the market for a large format unit in an area primed for transformation and have yet to check out 8@BT, I’d encourage you to check this one out.

If you’d like to get in touch for a more in-depth consultation, you can do so here.