8@BT Pricing (Quick Overview)
8@BT is priced as a boutique Beauty World MRT condominium, where buyers are paying primarily for true walk-to-MRT convenience, Bukit Timah school-belt access, and low-density residential privacy, rather than for freehold tenure, integrated convenience, or large-scale facilities.
Prices typically start from around $1.465M+, with larger family units exceeding $3.6M+ and penthouses above $4.4M+, and psf generally in the range of ~$2,5XX – $2,8XX psf depending on stack and facing.
What buyers are paying for is:
- genuine ~2-minute walk to Beauty World MRT
- proximity to Pei Hwa Presbyterian Primary School
- quieter, pure residential environment
- boutique scale with lower density
This makes 8@BT most relevant for owner-occupiers prioritising MRT access and school proximity, while buyers focused on tenure, large facilities or lowest entry pricing may find the positioning less aligned.
A structured breakdown of current availability, pricing tiers and stack considerations can be provided for easier comparison.
Explore the Full 8@BT Analysis
This article is part of the full 8@BT cluster:
- 8@BT Review – project positioning, buyer suitability, and planning context
- 8@BT Floor Plan Analysis – layout efficiency, unit mix, and stack considerations
- 8@BT Showflat Guide – viewing strategy, location context, and buyer evaluation framework
Together, these articles provide a structured analysis of the project’s positioning, pricing framework, layout strategy, and viewing considerations.
Buyers who are still learning how Singapore new launches are typically assessed may also find the New Launch Condo Guide useful before comparing individual projects.
8@BT Entry Price and Indicative Pricing
Entry prices vary depending on unit type, with different pricing tiers reflecting layout size, stack positioning and remaining availability.
Indicative pricing is not fixed across all units, as psf and total price can differ based on floor level, facing and unit configuration.
Buyers typically assess both entry price and indicative pricing ranges together, rather than relying on a single price point.
8@BT Key Facts
- Tenure: 99-year leasehold
- Location: Bukit Timah Link (District 21)
- MRT: Beauty World MRT (DTL)
- Unit Types: 1 to 4 Bedroom + Penthouses
- Entry Price: ~$1.465M+
- Price Range: ~$1.465M – $4.43M+
- PSF: ~$2,5XX – $2,8XX psf
- Positioning: MRT-led, school-driven, boutique residential
- Best For: Owner-occupiers prioritising MRT + school access
8@BT Latest Pricing and Available Units (Live Snapshot)
The table below reflects the latest available units, pricing ranges and psf variation based on current remaining inventory.
| Type | Size (sqft) | PSF Range | Price Range | Available |
|---|---|---|---|---|
| 1 Bedroom | 517 | $2,849 – $3,033 | $1,473,000 – $1,568,000 | 3/32 |
| 2 Bedroom | 624–829 | $2,545 – $3,117 | $1,892,000 – $2,206,000 | 15/48 |
| 3 Bedroom | 1001–1238 | $2,512 – $2,859 | $2,786,000 – $3,312,000 | 9/47 |
| 4 Bedroom | 1356–1593 | $2,480 – $2,816 | $3,646,000 – $4,410,000 | 24/29 |
| Penthouse | 1356–1593 | $3,277 – $3,332 | $4,443,000 – $5,308,000 | 2/2 |
Current availability remains relatively balanced across 2-bedroom to 4-bedroom configurations, with a noticeable concentration in larger family-oriented units, while 1-bedroom supply is more limited.
This reflects 8@BT’s positioning as an upgrader-driven development within Upper Bukit Timah, where unit mix is structured around practical own-stay layouts, functional space planning and proximity to Beauty World MRT rather than compact, investor-focused configurations.
The presence of multiple 3-bedroom and 4-bedroom units highlights its alignment with family buyers prioritising liveability, connectivity and access to nearby amenities, schools and transport infrastructure.
Buyers evaluating 8@BT are typically comparing not just pricing, but how different unit types balance space, layout efficiency and MRT accessibility within a city-fringe location
Availability and pricing may change depending on unit take-up and release phases.
For a full breakdown of unit mix, layout distribution and stack considerations, refer to the Aurea Floor Plan Analysis.
How to Interpret 8@BT Pricing
8@BT is not priced as a pure Bukit Timah luxury play, nor as an affordability-driven OCR project. It sits in between — a smaller-scale freehold development near Beauty World MRT with strong daily convenience but without the scale or prestige of larger District 21 projects.
Buyers are typically weighing:
- freehold tenure in Bukit Timah
- walkable MRT access (Downtown Line)
- proximity to schools and amenities
against:
- smaller project size
- limited facilities
- less “luxury” positioning
The pricing works best when viewed as a compact Bukit Timah entry rather than a full premium offering. competitive on a psf basis.ool-belt relevance, and a quieter residential environment justify choosing a 99-year leasehold boutique project over a freehold or integrated alternative.
Comparable Projects (District 21 / OCR Comparison Set)
| Project | Tenure | Positioning | Key Difference vs 8@BT |
|---|---|---|---|
| The SEN | 99-year | Low-rise resort-style alternative | More lifestyle-led and less MRT-immediate |
| The Myst | 99-year | Quiet enclave MRT-linked project | Different MRT logic and more secluded positioning |
| Narra Residences | 99-year | Nature-led family project | More District 23 / Dairy Farm corridor logic |
| Tengah Garden Residences | 99-year | Integrated first-mover new-town benchmark | Stronger mixed-use transformation narrative |
Narrowing Down Bukit Timah Options
If you are comparing 8@BT with other Bukit Timah or District 21 developments and want a clearer breakdown of which units and price tiers are still worth considering, you can request a structured comparison before visiting.
Factors Influencing 8@BT Pricing
8@BT pricing is driven by three key factors:
- MRT walkability – genuine proximity to Beauty World MRT
- School-belt demand – Pei Hwa and Bukit Timah education corridor
- Boutique density – lower competition within the development
Within the project, pricing varies based on stack orientation, road exposure and internal-facing units.
8@BT Price Tiers by Unit Type
| Unit Type | Size Range | Entry Price | Typical Buyer |
|---|---|---|---|
| 1 Bedroom | 517–592 sqft | From ~$1.465M | Singles / investors |
| 2 Bedroom | 624–829 sqft | From ~$1.882M | Couples / small families |
| 3 Bedroom | 1,001–1,270 sqft | From ~$2.801M | Core family segment |
| 4 Bedroom | 1,356–1,593 sqft | From ~$3.626M | Larger households |
| Penthouse | 1,356–1,593 sqft | From ~$4.43M | High-quantum buyers |
Buyers typically evaluate 8@BT based on total quantum, MRT access and school alignment, rather than psf alone.
Unit Types and Buyer Direction
1 Bedroom
Entry-level segment with MRT-led appeal. More relevant as a foothold into Bukit Timah rather than a core family option.
2 Bedroom
Balanced entry point for owner-occupiers. Combines affordability with practical usability and broader demand.
3 Bedroom
Core family segment aligned with school-driven demand. Most natural fit for long-term own-stay buyers.
4 Bedroom / Penthouses
Higher quantum segment with more comparison against freehold alternatives. Requires stronger conviction.
Who 8@BT Pricing Is Most Suitable For
8@BT tends to fit buyers who want:
- a Bukit Timah address
- freehold tenure
- MRT convenience
without stretching into higher-quantum developments nearby.
It is more aligned with:
- owner-occupiers
- smaller households
- buyers upgrading into the area
It is less aligned with:
- buyers seeking large family layouts
- investors focused on yield
- buyers expecting strong lifestyle or prestige positioning
Affordability Considerations for 8@BT
Affordability here is driven more by total quantum than psf.
Compared to larger Bukit Timah projects, the entry price can feel more manageable. However, space is more limited, and buyers may need to compromise on size.
The key decision is whether entering Bukit Timah at a lower quantum is more important than maximising space elsewhere.
Pricing Structure and Market Positioning
Pr8@BT is positioned as:
- a compact freehold Bukit Timah entry
- with MRT access
- but without large-scale facilities or luxury branding
Pricing reflects:
- District 21 location
- freehold tenure
- proximity to Beauty World MRT
This is not a prestige-led project — it is a positioning-led entry into Bukit Timah.
8@BT Pricing, Promotions and Release Structure
Pricing is typically structured in phases rather than direct discounts.
What buyers often refer to as “discounts” or “promotions” usually reflects differences in entry positioning and unit selection, rather than explicit price reductions.
This means pricing advantages are generally linked to availability and unit choice, rather than headline discounts.
Frequently Asked Questions About 8@BT Pricing
1) What is the latest price of 8@BT?
8@BT prices typically start from around $1.2M+ and can exceed $2.7M+ depending on unit type, stack and availability. Smaller units form the main entry point, while larger layouts carry a significantly higher quantum. Pricing varies based on facing, layout efficiency and floor level.
2) What is the PSF of 8@BT?
8@BT generally sits within the mid to high $2,500+ psf range, which reflects its Bukit Timah location and freehold tenure. This places it above many suburban projects but below some higher-end District 21 developments. PSF here is more about location positioning than pure value comparison.
3) Is 8@BT worth buying?
8@BT can make sense for buyers who want a Bukit Timah address with MRT access without committing to a much higher quantum. It is less compelling for buyers prioritising space, full facilities or a more premium lifestyle environment. The value depends on whether location and tenure outweigh size considerations.
4) What is the main trade-off at 8@BT?
The key trade-off is between location and space. Buyers gain entry into Bukit Timah with freehold tenure, but at the cost of smaller unit sizes and a more limited development scale. It is a practical entry rather than a full-featured lifestyle project.
5) Why do some 8@BT units feel more attractive than others?
In a smaller project like 8@BT, stack positioning, facing and layout efficiency play a larger role. Units with better orientation, privacy or layout flow tend to hold stronger long-term appeal even if priced higher.
6) Who is 8@BT most suitable for?
8@BT is generally suited for owner-occupiers, smaller households and buyers upgrading into Bukit Timah. It is less suited for larger families, investors seeking strong yield or buyers looking for a full-scale luxury development.
Final Thoughts on 8@BT Pricing
8@BT works best for buyers who prioritise:
- location
- tenure
- convenience
It may feel restrictive if compared to:
- larger OCR projects
- or higher-end Bukit Timah developments
The decision comes down to whether a smaller freehold unit in Bukit Timah fits your long-term plan better than a larger home elsewhere.
Evaluating 8@BT Against Other Options
You can request a structured comparison of available units, pricing tiers and stack options for easier evaluation.
Details submitted below will receive the latest available units and pricing information.