Should You Buy 8@BT? A Pricing Review Comparison With The Reserve Residences And The Linq @ Beauty World

13 min read

The official prices for 8@BT aren’t out yet, but the developers have indicated a starting $PSF of $2,530. With that, here’s a guesstimate of what we think the starting $PSF for each unit type would be based on this information:

Unit Type	Size	No. of Units	Proportion	Indicative
1 Bedroom	517 – 592	32	20.3%	$1,385,560
2 Bedroom	624 – 829	48	30.4%	$1,641,120
3 Bedroom	1001 – 1270	47	29.7%	$2,582,580
4 Bedroom	1356 – 1593	29	18.4%	$3,430,680
Penthouse	1356 – 1593	2	1.3%

This is based on the following assumptions:

Unit Type	Estimated $PSF	Smallest Size	Starts From
1 Bedroom	$2,680	517	$1,385,560
2 Bedroom	$2,630	624	$1,641,120
3 Bedroom	$2,580	1001	$2,582,580
4 Bedroom	$2,530	1356	$3,430,680

As such, we will cover the following points in this pricing review:

1. Why the exit for buyers of 8@BT could be more challenging in the short-term
2. Where does it stand in today’s new launch context – particularly those close to the MRT?
3. What are the prices of new condos around?

Why the exit strategy for 8@BT in the short-term could be complicated

D21 is no stranger to new launches in the past few years, but of interest are two plots that’s right next to 8@BT: The Linq @ Beauty World and The Reserve Residences. Looking at these two developments will help give a sense of how competitive the prices may be on the resale market later:

Project Name	Bedrooms	Average Price ($)	Average $PSF	Volume	Premium/Discount Over Lowest Indicative
THE LINQ @ BEAUTY WORLD	1	$1,016,667	$2,361	16	-11.89%
	2	$1,348,222	$2,211	49	-15.92%
	3	$1,814,689	$2,138	46	-17.14%
	4	$2,823,133	$2,098	15	-17.07%
THE RESERVE RESIDENCES	1	$1,194,753	$2,569	97	-4.14%
	2	$1,687,553	$2,518	300	-4.26%
	3	$2,782,014	$2,434	213	-5.67%
	4	$3,858,524	$2,430	90	-3.94%
	5	$6,233,309	$2,769	8	N/A

In the table above, we’ve averaged out the $PSF of all units for their respective bedrooms and calculated the premium or discount over the estimated starting $PSF.

The Linq @ Beauty World was first sold in 2020, so it had an advantage (for buyers) of being sold before the property market picked up. It’s also freehold which gives is an edge over 8@BT and The Reserve Residences. Now as the market is at a high, the prices will seem more than reasonable, given how prices have moved..

Here are the sub sale transactions that have occurred:

Project	Price	Size	Bedrooms	Price ($PSF)	Address	Date
THE LINQ @ BEAUTY WORLD	$1,880,000	667	2	$2,817	118 UPPER BUKIT TIMAH ROAD #09-05	12/12/23
THE LINQ @ BEAUTY WORLD	$1,580,000	549	2	$2,878	118 UPPER BUKIT TIMAH ROAD #08-01	13/12/23
THE LINQ @ BEAUTY WORLD	$1,600,000	549	2	$2,915	118 UPPER BUKIT TIMAH ROAD #17-01	14/8/24
THE LINQ @ BEAUTY WORLD	$1,650,000	614	2	$2,689	118 UPPER BUKIT TIMAH ROAD #16-08	21/12/23
THE LINQ @ BEAUTY WORLD	$2,240,000	797	3	$2,812	118 UPPER BUKIT TIMAH ROAD #19-06	21/2/24
THE LINQ @ BEAUTY WORLD	$1,180,000	431	1	$2,741	118 UPPER BUKIT TIMAH ROAD #12-04	27/3/23

The most recent transaction was for a 2-bedder on the 17th floor and it went for $2,915 psf. This is around an 11% premium over the 2-bedroom at 8@BT.

However, its overall price is rather competitive due to its smaller size. It’s also a 17th-floor unit, so prices would likely be lower for the lower floors.

The 549 sq ft unit comes with just 1 bathroom though, which is expected of this size.

Both layouts offer some slight differences which boil down to personal preferences. On the one hand, 8@BT has one smaller bedroom but a more spacious living/dining as well as a household shelter. The Linq @ Beauty World has a larger common bedroom but its kitchen and dining are cramped together. Plus, it doesn’t have a household shelter.

For young couples who don’t intend to have kids, 8@BT’s layout is more suitable. Having the kitchen separate from the dining offers more space to entertain guests. A smaller common bedroom might not be such a bad thing if it’s to be used as an office. The window along the living and dining also brings more light into the home and there’ll be lots of cross ventilation as the kitchen even has a window of its own to allow air to flow through.

So while it is bigger and has a smaller bedroom, the overall layout could still make sense.

Next is the 3 bedder. There’s only 1 recent transaction – 797 sq ft. This happened on Feb 2024 and went for $2.24 million. This translates to $2,812 psf on the second highest floor – level 19.

The compact 3 bedder is quite well optimised. There’s a small foyer, 2 bathrooms of which one is ensuite. No enclosed kitchen and a smaller common bedroom though. But overall, a layout that makes sense for the more budget-conscious.

On the other hand, 8@BT already starts off with a larger-than-average 3 bedder at 1,001 sq ft.

At the estimated indicative, it puts the 3-bedder at close to $2.6 million dollars The extra space gets you a larger balcony, enclosed kitchen and a store room which is very useful for families. 

A more comparable 3-bedder at The Linq would be the 89 sqm one that’s closer in size to this 1,001 sq ft unit. It’s got 3 decently-sized bedrooms and an enclosed kitchen, but lacks a household shelter as the main difference from 8@BT’s smallest 3 bedder. These are found at stack 02.

If we average out the price paid for this stack, you’ll see that buyers got a pretty good deal:

Project Name	Bedrooms	AVERAGE of Transacted Price ($)	AVERAGE of Unit Price ($ PSF)
THE LINQ @ BEAUTY WORLD	3	$1,992,867	$2,080

On average, these units went for just under $2 million dollars. This would greatly reward the sellers on the resale market today.

The gap is quite considerable, so buyers of 8@BT now would have less wiggle room to hold their prices should buyers at The Linq choose to let go of their units for less (should they choose to exit in a down market). 

The Linq @ Beauty World, however, does come in smaller unit sizes. Apart from the lower $PSF, this would also affect the overall quantum. That said, buyers who are sticky on layouts of a larger size would be limited by the options at The Linq @ Beauty World, so this is a saving grace for 8@BT as there are more varied layouts.

Next, let’s look at The Reserve Residences which was launched more recently and is an integrated development.

The first sale of The Reserve Residences was on the 6th Jan 2023. This was already when the property market was high, but still lower than it was today as you can see from the lower average $PSFs of The Reserve Residences compared to 8@BT. Given the launch date, there are obviously no sub sale transactions yet. 

As mentioned, The Reserve Residences is an integrated development so it’s definitely much bigger and will be more busy than 8@BT, but there’s also the added advantage of lower maintenance costs due to the larger number of units. This is unlike with 8@BT which is more exclusive, but maintenance costs are expected to be higher which is another factor that could put off future buyers.

In recent years, Integrated Developments have also been in demand from buyers. It’s more prominent and rentability is also better as tenants would find the convenience to amenities and transport links at The Reserve Residences a huge draw.

Average prices of its 1 bedroom is just $1.2 million and has an average $PSF that’s very close to the starting $PSF at 8@BT. The Reserve Residences would also be newer as it would only be completed a year later than 8@BT despite being launched earlier. 

As such, buyers of 8@BT today who want to exit in the short term may face some challenges as they will compete with buyers of The Linq @ Beauty World and The Reserve Residences.

This is amplified by the fact that both developments have a combined residential unit count of 852 units which is 5.4 times more than the units at 8@BT.

Unlike The Linq @ Beauty World though, The Reserve Residences comes with a range of wider units that could see similar competition with 8@BT. With TRR, 2-bedders have an option of the study layout at over 800 sq ft.

3 bedders have both compact options from 883 sq ft up and bigger options such as the 1,238 sq ft unit that also comes with a private lift and household shelter.

Here’s a look at the unit mix at The Reserve Residences:

Unit Type	Size Range	Units
1 Bedroom	440 To 495 Sqft	100 Units
2 Bedroom	560 To 745 Sqft	250 Units
2 Bedroom + Study	720 To 810 Sqft	54 Units
3 Bedroom	905 To 1380 Sqft	216 Units
4 Bedroom	1475 To 2175 Sqft	97 Units
4 Bedroom + Study	1560 To 2000 Sqft	2 Units
4 Bedroom + Study Duplex	2250 Sqft	1 Units
5 Bedroom	1755 To 1915 Sqft	6 Units
5 Bedroom Duplex	3625 Sqft	1 Units
5 Bedroom Penthouse	2485 To 2800 Sqft	5 Units

What are your options today in the new launch market?

Pricing aside, the main issue in this Beauty World area is the lack of new launch supply. As of the time of writing, only a couple of big units are left at TRR so buyers who want the convenience of the location do not have any choice. 

For this exercise, we’ll look at the cheapest available units in other new launches. Note that these prices are based on current information that we have and may not be representative of the entire new launch market.

Doing this would allow you to weigh your options today if you’re looking for a new launch condo.

1 Bedroom

Condo Name	Tenure	Area	Lowest 1BR Price	Near MRT (500m)
The LakeGarden Residences	99 yrs from 31/05/2023	Jurong East	$1,188,800	Not Near MRT
Lentoria	99 yrs from 19/12/2022	Ang Mo Kio	$1,273,000	Lentor MRT
Hillock Green	99 yrs from 19/12/2022	Ang Mo Kio	$1,292,000	Lentor MRT
Lentor Modern	99 yrs from 26/10/2021	Ang Mo Kio	$1,308,000	Lentor MRT
Hill House	999 yrs from 01/07/1841	River Valley	$1,320,000	Not Near MRT
Lentor Hills Residences	99 yrs from 25/04/2022	Ang Mo Kio	$1,334,000	Lentor MRT
The Myst	99 yrs from 11/05/2023	Bukit Panjang	$1,342,000	Cashew
8@BT	99 yrs	Bukit Timah	$1,385,560	Beauty World MRT
Tembusu Grand	99 yrs from 25/04/2022	Marine Parade	$1,392,000	Not Near MRT
Claydence	Freehold	Geylang	$1,412,200	Not Near MRT
Grand Dunman	99 yrs from 12/09/2022	Marine Parade	$1,428,000	Dakota MRT
10 Evelyn	Freehold	Novena	$1,431,500	Not Near MRT
One Bernam	99 yrs from 10/12/2019	Downtown Core	$1,479,000	Tanjong Pagar MRT
TMW Maxwell	99 yrs from 28/04/2023	Outram	$1,482,000	Maxwell MRT
The Continuum	Freehold	Geylang	$1,486,000	Not Near MRT
Midtown Bay	99 yrs from 02/01/2018	Downtown Core	$1,588,000	Bugis MRT
Grange 1866	Freehold	River Valley	$1,595,000	Not Near MRT
Midtown Modern	99 yrs from 10/12/2019	Downtown Core	$1,638,000	Bugis MRT
Canninghill Piers	99 yrs from 17/09/2021	Singapore River	$1,712,000	Fort Canning MRT
Cuscaden Reserve	99 yrs from 14/08/2018	Orchard	$1,950,000	Orchard Boulevard MRT

From the current supply and prices, the overall estimated 1 bedroom price looks reasonable considering its location in Bukit Timah and the fact that it’s next to an MRT. Other cheaper new launches are clustered in the Lentor area, or aren’t near an MRT. 

The Lentor area is also very new, so it makes sense that a more developed and mature area like Beauty World carries a premium to it. Plus, it’s in Bukit Timah and within 1KM to the popular Pei Hwa Presbyterian Primary.

If we look at the remaining condos, 8@BT cost less than others like 10 Evelyn and The Continuum either due to their central location or freehold status.

2 Bedroom

Condo Name	Tenure	Area	Lowest 2BR Price	Near MRT (500m)
The LakeGarden Residences	99 yrs from 31/05/2023	Jurong East	$1,411,200	Not Near MRT
The Shorefront	999 yrs from 27/11/1937	Pasir Ris	$1,471,000	Not Near MRT
Hillhaven	99 yrs from 13/02/2023	Bukit Batok	$1,497,856	Hillview MRT
Jansen House	999 yrs from 01/09/1876	Hougang	$1,499,000	Not Near MRT
Hillock Green	99 yrs from 19/12/2022	Ang Mo Kio	$1,514,000	Lentor MRT
The Myst	99 yrs from 11/05/2023	Bukit Panjang	$1,552,000	Cashew
Lentoria	99 yrs from 19/12/2022	Ang Mo Kio	$1,555,000	Lentor MRT
8@BT	99 yrs	Bukit Timah	$1,641,120	Beauty World MRT
Orchard Sophia	Freehold	Rochor	$1,661,000	Dhoby Ghaut MRT
Bartley Vue	99 yrs from 13/04/2020	Toa Payoh	$1,707,000	Not Near MRT
The Arcady at Boon Keng	Freehold	Kallang	$1,743,000	Not Near MRT
The Continuum	Freehold	Geylang	$1,803,000	Not Near MRT
Claydence	Freehold	Geylang	$1,807,800	Not Near MRT
Koon Seng House	Freehold	Geylang	$1,819,000	Not Near MRT
The Hillshore	Freehold	Queenstown	$1,855,000	Haw Par Villa MRT
Terra Hill	Freehold	Queenstown	$1,869,000	Pasir Panjang MRT
Hill House	999 yrs from 01/07/1841	River Valley	$1,888,000	Not Near MRT
One Bernam	99 yrs from 10/12/2019	Downtown Core	$1,958,000	Tanjong Pagar MRT
Grand Dunman	99 yrs from 12/09/2022	Marine Parade	$1,964,000	Dakota MRT
Tembusu Grand	99 yrs from 25/04/2022	Marine Parade	$1,975,000	Not Near MRT
10 Evelyn	Freehold	Novena	$2,087,800	Not Near MRT
Grange 1866	Freehold	River Valley	$2,250,000	Not Near MRT
Cuscaden Reserve	99 yrs from 14/08/2018	Orchard	$2,332,230	Orchard Boulevard MRT
TMW Maxwell	99 yrs from 28/04/2023	Outram	$2,404,000	Maxwell MRT
Midtown Bay	99 yrs from 02/01/2018	Downtown Core	$2,468,000	Bugis MRT
Atlassia	Freehold	Geylang	$3,059,028	Not Near MRT
Wallich Residence	99 yrs from 21/02/2011	Downtown Core	$3,758,000	Not Near MRT
Boulevard 88	Freehold	Orchard	$4,785,000	Orchard Boulevard MRT

It is the same conclusion with the 2-bedder as well. It’s just slightly higher than The Myst which is located in the Cashew area and has a leasehold tenure as well.

If this was the case, the 2-bedder at 8@BT would seem like a reasonable deal in today’s context. It’s logically pricier than the Lentor condos yet cheaper than Bartley Vue which isn’t near an MRT nor in the CCR.

However, 8@BT’s 2 bedder is a 2 bedroom 1 bathroom + 1 toilet. It doesn’t come with a full-fledged 2 bed 2 bath layout. The biggest-sized layout comes with a store and 1 shower rather than 2 proper bathrooms.

As such, there may not be a choice here despite its attractive price point if having 2 bathrooms is important to you.

3 Bedroom

Condo Name	Tenure	Area	Lowest 3BR Price	Near MRT (500m)
North Gaia	99 yrs from 15/02/2021	Yishun	$1,228,000	Not Near MRT
Lumina Grand	99 yrs from 27/12/2022	Bukit Batok	$1,357,000	Not Near MRT
The Shorefront	999 yrs from 27/11/1937	Pasir Ris	$1,739,000	Not Near MRT
The Arden	99 yrs from 14/07/2023	Bukit Batok	$1,837,000	Bukit Panjang MRT
The Myst	99 yrs from 11/05/2023	Bukit Panjang	$1,891,000	Cashew
Hillock Green	99 yrs from 19/12/2022	Ang Mo Kio	$1,956,000	Lentor MRT
Lentoria	99 yrs from 19/12/2022	Ang Mo Kio	$1,988,000	Lentor MRT
Hillhaven	99 yrs from 13/02/2023	Bukit Batok	$1,991,430	Hillview MRT
Jansen House	999 yrs from 01/09/1876	Hougang	$1,999,000	Not Near MRT
Mori	Freehold	Geylang	$2,093,000	Not Near MRT
The Botany at Dairy Farm	99 yrs from 08/06/2022	Bukit Panjang	$2,112,000	Not Near MRT
Bartley Vue	99 yrs from 13/04/2020	Toa Payoh	$2,118,000	Not Near MRT
Hill House	999 yrs from 01/07/1841	River Valley	$2,150,000	Not Near MRT
Sceneca Residence	99 yrs from 10/02/2021	Bedok	$2,158,000	Tanah Merah MRT
The LakeGarden Residences	99 yrs from 31/05/2023	Jurong East	$2,206,900	Not Near MRT
Lentor Hills Residences	99 yrs from 25/04/2022	Ang Mo Kio	$2,275,000	Lentor MRT
Lentor Mansion	99 yrs from 11/07/2023	Ang Mo Kio	$2,292,000	Lentor MRT
The Continuum	Freehold	Geylang	$2,341,000	Not Near MRT
Terra Hill	Freehold	Queenstown	$2,351,000	Pasir Panjang MRT
Koon Seng House	Freehold	Geylang	$2,387,000	Not Near MRT
The Arcady at Boon Keng	Freehold	Kallang	$2,390,000	Not Near MRT
Grand Dunman	99 yrs from 12/09/2022	Marine Parade	$2,458,000	Dakota MRT
Claydence	Freehold	Geylang	$2,474,800	Not Near MRT
8@BT	99 yrs	Bukit Timah	$2,582,580	Beauty World MRT
The Hillshore	Freehold	Queenstown	$2,628,000	Haw Par Villa MRT
Tembusu Grand	99 yrs from 25/04/2022	Marine Parade	$2,648,000	Not Near MRT
Lentor Modern	99 yrs from 26/10/2021	Ang Mo Kio	$2,669,000	Lentor MRT
Atlassia	Freehold	Geylang	$2,804,578	Not Near MRT
J’den	99 yrs from 30/08/2023	Jurong East	$2,970,000	Jurong East MRT
The Reef At King’s Dock	99 yrs from 12/01/2021	Bukit Merah	$2,989,440	Not Near MRT
Enchante	Freehold	Novena	$3,398,700	Newton MRT
10 Evelyn	Freehold	Novena	$3,416,000	Not Near MRT
Ikigai	Freehold	Novena	$3,465,280	Not Near MRT
One Bernam	99 yrs from 10/12/2019	Downtown Core	$3,553,000	Tanjong Pagar MRT
Cuscaden Reserve	99 yrs from 14/08/2018	Orchard	$3,848,000	Orchard Boulevard MRT
Midtown Bay	99 yrs from 02/01/2018	Downtown Core	$4,714,000	Bugis MRT
Klimt Cairnhill	Freehold	Newton	$4,920,000	Newton MRT
Watten House	Freehold	Bukit Timah	$5,038,000	Not Near MRT
Wallich Residence	99 yrs from 21/02/2011	Downtown Core	$5,288,000	Not Near MRT
The Giverny Residences	Freehold	Bukit Timah	$5,497,000	Stevens MRT

8@BT is on the more expensive side when it comes to the 3-bedroom projects, and this is mainly due to its larger-than-average size. The smallest 3-bedder is already 1,001 sq ft.

If we look at Grand Dunman which is also leasehold and near an MRT (Dakota MRT), the cheapest 3 bedroom going for $2.458 million is 980 sq ft. $2.458 million is just 5% less and in terms of $PSF, it’s actually similar since Grand Dunman is slightly smaller.

Thus it does look quite competitively priced in today’s current market.

4 Bedroom

Condo Name	Tenure	Area	Lowest 4BR Price	Near MRT (500m)
Lumina Grand	99 yrs from 27/12/2022	Bukit Batok	$1,641,000	Not Near MRT
North Gaia	99 yrs from 15/02/2021	Yishun	$1,677,000	Not Near MRT
Altura	99 yrs from 20/06/2022	Bukit Batok	$1,722,000	Not Near MRT
The Arden	99 yrs from 14/07/2023	Bukit Batok	$2,191,000	Bukit Panjang MRT
Jansen House	999 yrs from 01/09/1876	Hougang	$2,442,000	Not Near MRT
Hillhaven	99 yrs from 13/02/2023	Bukit Batok	$2,495,595	Hillview MRT
Straits at Joo Chiat	Freehold	Bedok	$2,552,160	Not Near MRT
Hillock Green	99 yrs from 19/12/2022	Ang Mo Kio	$2,598,000	Lentor MRT
Lentoria	99 yrs from 19/12/2022	Ang Mo Kio	$2,598,000	Lentor MRT
Lentor Mansion	99 yrs from 11/07/2023	Ang Mo Kio	$2,657,000	Lentor MRT
The LakeGarden Residences	99 yrs from 31/05/2023	Jurong East	$2,661,200	Not Near MRT
Sky Eden@Bedok	99 years leasehold	Bedok	$2,698,000	Not Near MRT
The Myst	99 yrs from 11/05/2023	Bukit Panjang	$2,746,000	Cashew
Lentor Hills Residences	99 yrs from 25/04/2022	Ang Mo Kio	$2,767,000	Lentor MRT
Koon Seng House	Freehold	Geylang	$2,796,000	Not Near MRT
The Shorefront	999 yrs from 27/11/1937	Pasir Ris	$2,797,000	Not Near MRT
Sceneca Residence	99 yrs from 10/02/2021	Bedok	$2,980,000	Tanah Merah MRT
The Continuum	Freehold	Geylang	$3,273,000	Not Near MRT
Tembusu Grand	99 yrs from 25/04/2022	Marine Parade	$3,288,000	Not Near MRT
Grand Dunman	99 yrs from 12/09/2022	Marine Parade	$3,311,000	Dakota MRT
J’den	99 yrs from 30/08/2023	Jurong East	$3,312,000	Jurong East MRT
8@BT	99 yrs	Bukit Timah	$3,430,680	Beauty World MRT
Terra Hill	Freehold	Queenstown	$3,434,000	Pasir Panjang MRT
Blossoms By The Park	99 yrs from 10/01/2022	Queenstown	$3,436,000	Buona Vista MRT
Enchante	Freehold	Novena	$3,748,300	Newton MRT
The Hillshore	Freehold	Queenstown	$3,808,000	Haw Par Villa MRT
Watten House	Freehold	Bukit Timah	$4,956,000	Not Near MRT
Claydence	Freehold	Geylang	$4,977,200	Not Near MRT
Canninghill Piers	99 yrs from 17/09/2021	Singapore River	$5,544,000	Fort Canning MRT
AMO Residence	99 yrs from 30/08/2021	Ang Mo Kio	$5,588,000	Not Near MRT
Midtown Modern	99 yrs from 10/12/2019	Downtown Core	$6,208,000	Bugis MRT
The Arcady at Boon Keng	Freehold	Kallang	$7,387,000	Not Near MRT
Wallich Residence	99 yrs from 21/02/2011	Downtown Core	$9,098,000	Not Near MRT
Irwell Hill Residences	99 yrs from 13/04/2020	River Valley	$9,452,000	Great World MRT
The Giverny Residences	Freehold	Bukit Timah	$9,566,000	Stevens MRT
32 Gilstead	Freehold	Novena	$13,016,000	Not Near MRT

At the estimated indicative, 8@BT is priced similarly to the cheapest 4-bedder in J’den now. J’den is an integrated development. While it is further from the CBD, the MRT ride to City Hall is similar to 8@BT (about 30 minutes).

J’den’s cheapest 4-bedder in this case is a 1,485 sq ft unit located on level 4. 8@BT’s estimated cheapest 4-bedder would be a 1,356 sq ft unit located on level 9:

While the prices are similar, J’den’s layout seems better in that all the common bedrooms look like they can fit a queen-sized bed, unlike 8@BT.

J’den also seems to have a more spacious kitchen, allowing for an island counter in the middle. There’s also a WC next to the kitchen unlike the one in 8@BT.

Overall, at this estimated indicative pricing, prices would seem fair based on today’s conditions.

As mentioned, new launches in D21 and the Bukit Timah area were in greater supply just a couple of years ago. Many of these have already obtained their TOP in the 2020s. Considering this, 8@BT would only be about 3-5 years older than some of these condos, so it makes sense to look at how 8@BT’s estimated indicative pricing fare today.

For this, we’ll use resale/subsale transactions since September 2023 for projects that are completed based on URA’s database.

Do note that the numbers below are based on actual transactions. However, for 8@BT, we’ve used the estimated based on their initial indicative, thus the average $PSF for 8@BT will likely higher on average.

Project Name	Tenure	Completed	1BR	2BR	3BR	4BR
DAINTREE RESIDENCE	99 yrs from 17/07/2017	2022	No Data	$2,065	$2,147	No Data
FORETT AT BUKIT TIMAH	Freehold	2024	No Data	$2,440	No Data	No Data
FOURTH AVENUE RESIDENCES	99 yrs from 07/03/2018	2022	$2,188	$2,644	$2,745	No Data
LEEDON GREEN	Freehold	2023	$3,084	$2,837	$3,268	No Data
MAYFAIR GARDENS	99 yrs from 26/09/2018	2023	$2,114	$2,063	$2,293	No Data
MAYFAIR MODERN	99 yrs from 18/09/2018	2022	$2,157	$2,230	$2,279	$2,284
ROYALGREEN	Freehold	2021	No Data	$2,600	$2,861	No Data
VERDALE	99 yrs from 05/12/2018	2023	$1,984	$2,037	$2,041	No Data
8@BT	99 yrs	Est Q4 2027	$2,680	$2,630	$2,580	$2,530

Judging from the $PSF, it does seem that there are competitive resale options in the area, although located further away.

Looking at Forett at Bukit Timah, this freehold condo has a 2-bedder transacting at $2,440 $PSF which is lower than the $2,530 psf minimum asking price for 8@BT. The Forett transaction was for a 721 sq ft 2 bedroom unit on the 7th floor and took place recently in August 2024. 

You can also see that Mayfair Modern and Mayfair Garden is about 4 to 5 years older based on the completion year yet would have quite a sizeable gap.

In the case of Mayfair Gardens, it’s $600 $PSF lower when it comes to the 2-bedder and almost $300 psf lower for the 3-bedder.

This does mean that relative to its resale peers, the recently-TOP developments are competitive and more so if you have a timeline limitation. 

It could also be argued that the recent new launches including 8@BT could pull prices of these resale condos up – in this case, there’s a possibility that resale condos around the area at current prices could see some appreciation due to these higher-priced new launches. So if you look at this in a less positive note, with the higher $PSF and competitive newly completed condos around, it is also likely that the resale condos around would benefit more from the transformation in the area. 

Capital gains aside, if being near an MRT isn’t a priority for you, then the resale condos like Verdale and Daintree Residence where the $PSF is just north of $2,000 would be attractive due to the $PSF gap and closeness in age. But if staying near an MRT in D21 is important, then again, there really isn’t much of a choice.

In any case, the area still has a lot more room for growth and future changes/supply. As we mentioned in our Verdale review a few years ago (when people were thinking there was a possible oversupply here), it was more likely that there were more plans upcoming to this area from the Government. 

Finally, if you really wanted an MRT project but want to be in the area, what are your options?

Let’s take a look at the condos close to the MRT nearby. For this exercise, we’ll look at both Hillview and King Albert Park MRT, as well as condos that are within 2-3 minute’s walk to it.

By $PSF:

Project Name	MRT	Tenure	Completed	1	2	3	4
GLENDALE PARK	Hillview	Freehold	2000		$1,723	$1,584
HILLVIEW HEIGHTS	Hillview	Freehold	1996		$1,595	$1,642	$1,678
MAPLE WOODS	King Albert Park	Freehold	1997		$2,193	$2,138	$2,145
THE HILLIER	Hillview	99 yrs from 01/08/2011	2016	$1,532	$1,645
THE STERLING	King Albert Park	Freehold	2000			$2,005	$2,284

On a $PSF basis, all of the projects seem more affordable. Maple Woods for example is still $2,100+ for the 2-4 bedroom projects. It’a also within 1KM to the popular Methodist Girls’ School, comes with more facilities and is freehold.

By price:

Project Name	MRT	Tenure	Completed	1	2	3	4
GLENDALE PARK	Hillview	Freehold	2000		$1,780,000	$2,092,638
HILLVIEW HEIGHTS	Hillview	Freehold	1996		$1,549,500	$2,350,000	$2,800,000
MAPLE WOODS	King Albert Park	Freehold	1997		$1,959,333	$2,882,000	$3,832,667
THE HILLIER	Hillview	99 yrs from 01/08/2011	2016	$909,363	$1,345,315
THE STERLING	King Albert Park	Freehold	2000			$2,905,000	$4,500,000

Looking at the price is important because you finance the property based on overall price, not on $PSF. You can see that Maple Woods in this case still costs more on average than the estimated prices of 8@BT. If we account for the fact that we’ve compared this to the indicative, then we’ll likely see 8@BT being priced quite close to Maple Woods.

Both condos are admittedly, very different. Maple Woods is not next to an integrated development. In terms of amenities, 8@BT trumps. It’ll also be a full 30 years newer when completed! So while prices may be similar between this freehold and leasehold condo, it really depends on what you’re looking out for. If you’re seeking a modern development, Maple Woods wouldn’t even make the list to begin with. But if you’re looking at value, the freehold Maple Woods might present a better option as it’ll be bigger and it’s freehold.

The same can be said on the Hillview side. The developments are a lot older but also cheaper while offering more space. This is again a matter of personal preference.

Overall, echoing our conclusion in our review, buyers have a wider range of options, both from new launches and resale properties in the current market. However, if you’re focused on the immediate vicinity, supply is limited. The Linq @ Beauty World and The Reserve Residences are fully sold (with only large units remaining at The Reserve Residences, mostly due to facing concerns). As such, 8@BT offers one of the last chances to purchase a new development in Beauty World before its upcoming transformation materialises.

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