8@BT Condo Review: Capitalise on Beauty World's Transformation

8@BT Preview: 7 - 21 September 2024

This is a property review of 8@BT, a 99-year leasehold condo development located at Bukit Timah Link in Singapore’s District 21. To be developed by Bukit One Pte Ltd (a subsidiary of Bukit Sembawang Estates Ltd), it will be just a 2-minute stroll from the Beauty MRT station and integrated transport hub.

Occupying a site area of 4,611.1 sqm (49,633 sqft), it will offer 156 residential units of 1- to 4-bedroom, plus 2 penthouses, spread across two 20-storey blocks. Across the road is the Bukit Timah Nature Reserve, providing residents with convenient access to nature and outdoor activities.

In addition, it enjoys close proximity to many shopping malls, eateries, and sought-after educational institutions, which will appeal to homebuyers and property investors.

This 8@BT review will offer an evaluation of the following to help you make an informed decision (scroll to each section by clicking on the links):

Locational attributes.
Design features.
Investment potential.
Comparative Market Analysis.

Why Invest in 8@BT Condo?

Reputable Developer: Bukit Sembawang, incorporated in 1967, has been awarded many building awards for their quality and innovative developments.
Exclusivity: A limited 158 units ensure a more intimate and private living experience.
Modern Architecture: The development features a contemporary design that takes inspiration from the surrounding nature.
Resort-style Facilities: Luxury amenities provide a premium lifestyle within the development.
Proximity to Nature: Situated near several nature parks, providing a green living environment.
Excellent Transport Connectivity: Excellent transport connectivity, with the Beauty World MRT station and integrated transport hub just a 2-minute stroll away. Direct commute to the city.
Access to Amenities: Proximity to shopping malls offers convenient everyday living.
A Food Haven: A plethora of dining options within walking distance.
Proximity to Educational Institutions: Convenient access to many prestigious schools and institutions of higher learning.
Promising Investment Potential: Proximity to major employment hubs, located within a 12 to 15-minute drive, is expected to generate strong demand for housing.

8@BT Fact Sheet

Item	Description
Project Name	8@BT.
Developer	Bukit One Pte Ltd (a subsidiary of Bukit Sembawang Estates Ltd).
Type of Development	2 blocks of 20-storey residential development with 2 basement car parks, landscape deck and communal facilities.
Land Size	4,611.1 sqm / 49,633.88 sqft.
Land Tenure	99-year leasehold commencing from 13 Ferbruary 2023.
Total No. of Units	158.
Address	6 Bukit Timah Link, Singapore 589943 / 8 Bukit Timah Link, Singapore 589944.
District	21.
Estimated TOP	Q4 2027.
No. of Car Park Lots	126 (99 Regular + 27 Mechanical), including 2 EV.
Other Lots	40 Bicycle Lots / 8 Motorcycle Lots / 3 Accessible Lots.
Project Account No.	Bukit One Project ACC 8@BT.
Architect	Arc Studio Architecture + Urbanism Pte Ltd.
Landscape Architect	Ecoplan Pte Ltd.
Project ID	2nd Edition Pte Ltd.

Unit Mix & Distribution

Configuration	Unit Type	Size (sqm / sqft)	No. of Units	Unit Mix	Unit Mix (%)
1-Bedroom	A1	48 / 517	19	32	20%
	A2	48 / 517	11
	A1(p)	55 / 592	1
	A2(p)	55 / 592	1
2-Bedroom	B1	58 / 624	8	48	30%
	B2	68 / 732	19
	B3	68 / 732	19
	B2(p)	77 / 829	1
	B3(p)	77 / 829	1
3-Bedroom	C1	93 / 1,001	19	47	30%
	C2	103 / 1,109	7
	C3	108 / 1,163	12
	C4	115 / 1,238	7
	C1(p)	95 / 1,023	1
	C4(p)	118 / 1,270	1
4-Bedroom	D1	126 / 1,356	11	29	20%
4-Bedroom	D2	148 / 1,593	18	29
Penthouse	PH1	126 / 1,356	1	2
Penthouse	PH2	148 / 1,593	1	2
Total Units			158

Design Features of 8@BT

8@BT offers distinctive lifestyle homes where lives revolve memorably around homes characterised by thoughtful planning, outstanding design, fine detailing and quality finishing. These include the following:

Facade Design Inspiration

Architectural Design: It focuses on elegance and functionality, with large windows and open layouts to maximise natural light and views. The facade's flowing lines take inspiration from nature - mountain peaks, land contours, and waterfalls.
Underground Link: Direct underground link to the integrated transport hub that includes an air-conditioned bus interchange on the second level of the upcoming three-storey mall Bukit V, a part of the mixed-use Reserve Residences.
North-South Orientation: Minimises heat from direct sunlight for a more breezy and cooler living environment.
Full-height glass window for maximum views.
Diverse Unit Types: To cater to different needs and family sizes, from cosy 1- to 4-bedroom apartments to spacious penthouses.
No balcony for 1- and 2-bedroom units to maximise space usage.
High-Quality Finishes: Premium materials are used throughout the interiors to ensure a luxurious living experience.
Fittings & Fixtures: Reputable brands such as De Dietrich, Bosch and Samsung add to the overall sense of luxury.
Smart Home Features: Gadgets like the Smart Gateway that manage home devices through an app enhance the convenience of everyday living.
Facilities & Communal Spaces: A total of 16 facilities and communal spaces catering to different age groups. These include a clubhouse, various pools, BBQ pavilion, children’s playground and campsite, among many others.
Beautiful Landscaping: Lush landscapes and gardens throughout the development create a tranquil living environment.

Who is the Developer of 8@BT?

Bukit Sembawang Estates Limited is the developer for 8@BT. It was officially incorporated in Singapore on 27 June 1967. However, its roots trace back to 1911 when it started as a leading rubber company.

The company has a strong reputation in Singapore's real estate market and is known for delivering high-quality residential developments. Their track record and experience add credibility to the 8@BT project, assuring potential buyers of the development's quality and potential.

Some of the projects developed by them include Liv@MB, The Atelier, Skyline Residences, and Nim Collection, among many others.

What are the Prices for 8@BT?

8@BT, which starts its previews on Saturday, 7 September, will launch with prices starting from S$2,530 psf. About half of the 158-unit condominium are 1- and 2-bedroom units.

This is comparable to other new launches in RCR (Rest of Central Region) such as The Reserve Residences, The Hill @ one-north, Grand Dunman, and Tembusu Grand, which have transacted at an average price of 2,495 psf, 2,599 psf, 2,561 psf, and 2,487 psf respectively.

Bukit Sembawang was awarded the 49,633 sq ft site of 8@BT by submitting the highest bid of $200 million, beating four other developers, at the government land sale in November 2023. This translates to a land rate of $1,343 psf per plot ratio (ppr).

Where is 8@BT Located?

8@BT Location

8@BT is strategically situated between Bukit Timah Link and Jalan Jurong Kechil, adjacent to The Linq @ Beauty World.

The Linq @ Beauty World, launched in November 2020, sold 115 of its 120 units and was fully sold within a fortnight. This underscores the desirability of the location.

8@BT occupies a triangular site bordered by the Bukit Timah Nature Reserve to the east, Beauty World Centre to the north, and Bukit Timah Plaza to the south.

Just a 2-minute walk away is the Beauty World MRT station and integrated transport hub, providing excellent transport options for residents.

Surrounding 8@BT is a wide range of restaurants and eateries, including the popular Bukit Timah Food Centre, which adds to the area’s vibrant atmosphere.

Transport Connectivity

Beauty World MRT station.

With 8@BT just a 2-minute walk from the Beauty World MRT station on the Downtown Line and the upcoming integrated transport hub, residents will enjoy a wide range of transportation options. This includes direct and convenient commutes to many parts of Singapore such as Bugis, Marina Bay and Chinatown.

In addition, they offer the following benfits:

Unparalleled Convenience: Residents can enjoy swift and effortless commutes to work, schools, major shopping districts, and entertainment hubs.
Time Savings: Reduced travel time translates to more quality time for residents to spend on personal pursuits, hobbies, or simply relaxing at home.
Increased Accessibility: The integrated transport hub will offer varied transportation options, providing residents with flexibility and choice in their travel plans. This is particularly beneficial for those without personal vehicles.
Economic Opportunities: Excellent transport links to major employment centres offer more work opportunities for residents.
Thriving Lifestyle: The convenience of public transportation encourages residents to explore different parts of Singapore, fostering a vibrant and fulfilling lifestyle.
Property Value Appreciation: Properties with excellent transport connectivity add to the property’s investment value.

In essence, the excellent transport connectivity offered by 8@BT is more than a convenience. It is a catalyst for a higher quality of life.

Major Expressways Nearby

The 8@BT condominium offers residents excellent connectivity to several major expressways, making commuting and travel across Singapore highly convenient. These include the Pan Island Expressway (PIE), Bukit Timah Expressway (BKE), and Ayer Rajah Expressway (AYE).

The PIE, Singapore's oldest and longest expressway, provides a crucial east-west connection across the island. Its intersection with the BKE offers residents swift access to the northern regions of Singapore, such as the Woodlands Regional Centre, an emerging economic hub in the North. It is reachable within a 20-minute drive.

For those heading south, the Ayer Rajah Expressway (AYE) offers a direct route to the National University of Singapore and the Greater Southern Waterfront, a significant urban transformation project.

Meanwhile, Orchard Road is a short 16-minute drive away.

As these expressways offer seamless access to key business districts, educational institutions, and leisure destinations across Singapore, this adds to the appeal of 8@BT.

Shopping Malls and Amenities Near 8@BT

8@BT residents can look forward to a vibrant shopping scene. A cluster of malls, including Beauty World Centre, Beauty World Plaza, and Bukit Timah Shopping Centre, established from the late-1970s to early-1980s, offers a wide range of shops and services.

These include traditional jewellery and Chinese medicines outlets to modern supermarkets like the 24-hour NTUC Finest. Essential services such as banks, beauty salons, and tailors are also available, while enrichment centres support educational pursuits.

When The Reserve Residences, an integrated development located next to 8@BT is completed in 2028, residents can look forward to even more lifestyle, entertainment, and dining options. Such convenience makes daily living effortless and more enjoyable.

Eateries and Restaurants Near 8@BT

Imagine living just steps away from a foodie's paradise. 8@BT places you right in the heart of Beauty World, where a vibrant culinary scene awaits.

Located just a short distance from Cheong Chin Nam Road and Chun Tin Road, residents will enjoy a plethora of dining options, including late-night eateries perfect for supper.

Popular spots include Boon Tong Kee, renowned for its chicken rice and zi-char dishes; Mongkok Dim Sum, offering affordable and delicious dim sum; and Joo Seng Teochew Porridge, known for its comforting porridge paired with flavourful dishes.

Additionally, Al-Ameen Eating House serves a variety of Indian cuisine, while Al-Azhar Eating Restaurant operates 24/7, providing diverse local, Asian, Western, and Mediterranean fare.

Perhaps, one of the most well-known establishments is Ng Kim Lee Confectionery, an old-school bakery that sells traditional Teochew-style pastries and Western cakes, and it has been in business for six decades.

Leisure and Nature Reserves Near 8@BT

Living near nature parks offers 8@BT residents the perfect blend of urban convenience and natural tranquillity.

These green spaces not only enhance the living environment, they also promote a healthier lifestyle. Residents can easily engage in outdoor activities like walking, cycling, jogging, or birdwatching, all within a short distance from home.

Nearby parks include Rifle Range Nature Park, Bukit Timah Nature Reserve, Hindhede Nature Park, and Dairy Farm Nature Park. Some of these parks are part of extensive trails like the Coast-to-Coast Trail and the Rail Corridor, which connect various green spaces across the island.

They provide residents with diverse landscapes to explore. Additionally, the Rail Corridor's conserved heritage sites, such as the former Bukit Timah Railway Station, offer a cultural touchpoint, blending nature with history for a truly enriching living experience.

Educational Institutions Near 8@BT

Living near schools and educational institutions offers significant advantages for property investors and homeowners, particularly those considering the 8@BT condo.

Proximity to educational institutions can enhance property value and appeal to a wider range of potential buyers or renters. Here's a list of benefits:

Higher Property Value: Studies show that properties near good schools often command a premium price.
Steady Demand: Families with school-age children consistently seek homes in desirable school districts.
Improved Quality of Life: Shorter commutes to schools mean more family time and less stress for residents.
Potential for Rental Income: Properties near schools are attractive to renters, especially families and students.
Community Atmosphere: School proximity often correlates with family-friendly neighbourhoods and amenities.

Notable schools near 8@BT condo include:

International Schools Nearby

Several international schools are within a 1-4 km radius of 8@BT, which will appeal to expatriate tenants. Their proximity can significantly increase rental demand, especially from expatriate families looking for quality education for their children. Some of these schools are:

Dimensions International College: ~1.1km.
Swiss School: ~2.7km.
Hollandse School: ~2.7km.
Singapore Korean International School: ~2.8km.
German European Singapore School: ~4.0km.

Proximity of Major Employment Centres

As the 8@BT condo is just a 9- to 14-minute drive from key employment centres, the demand for housing will underpin its investment potential. These include the following:

One-North: A dynamic high-tech and R&D hub that is home to major corporations, startups, and renowned academic institutions like the National University of Singapore and INSEAD. It's Singapore's answer to Silicon Valley.
Jurong Lake District: Poised to become Singapore's largest business district outside the city. It will be transformed into a commercial, industrial, and residential hub that helps to drive Singapore's economic growth and create abundant job opportunities.
Sungei Kadut Eco District: A sustainable industrial park specialising in agri-food technology, waste management, and more, fostering a future-oriented economy.
Woodlands Regional Centre: The largest economic hub in Singapore's north that will offer vital commercial, residential, and industrial developments with strong cross-border connections.

Conclusion: Investment Potential of 8@BT

Due to its excellent location, 8@BT can be expected to attract strong demand from homebuyers and property investors. The easy access to a wide range of amenities and good schools, as well as proximity to nature parks and excellent transport connectivity, will offer an appealing investment option.

This is backed up by the strong performance of recent new condo launches nearby, such as The Linq @ Beauty World and The Reserve Residences, as well as the overall performance of private residential properties District 21 (see chart below).

Comparative Market Analysis

As can be seen from the chart, both Daintree Residence and View @ Kismis have performed very well since they have been launched despite not being located near an MRT station, as compared to 8@BT. Also, the overall District 21 has performed very strongly over the latest 10-year period.

Daintree Residence: +21.48% (launched in July 2018).
View @ Kismis: +38.25% (launched in October 2014).
District 21: +71.00% (10-year Average price trend).

The strong market demand for the area is also evidenced by the strong sales of neighbouring developments such as the Linq @ Beauty World and The Reserve Residences. Both situated adjacent to 8@BT, have achieved impressive sales rates of 96% and 83% when they were launched in November 2020 and May 2023 respectively. These results underscore the high desirability and appeal of the location.

Furthermore, the development of the Beauty World Integrated Transport Hub and the potential redevelopment of older buildings via en bloc, such as the Beauty World Centre, are expected to catalyse significant transformation in the area and drive up property values.

I hope this review of 8@BT has provided you with valuable and insightful information. To receive the latest project information or arrange a show flat viewing, please Whatsapp me.

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