8@Bt
Bukit Timah Link · District 21 · Rest of Central Region (RCR) · 99 yrs lease commencing from 2023
8@Bt is a condominium development in District 21 (RCR). Based on 116 URA-recorded transactions from 2024–2026, its median price is $2,114,500, with prices moving about 2.8%/yr.
The verdict · for an investor
8@Bt · Condominium · District 21 · Leasehold
8@Bt is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 3 min on foot; 4 supermarkets, 4 food & retail spots nearby.
- Rentable — steady rental demand; transport and schools nearby keep tenants coming.
And what makes it better
- 1-bed, 2-bed, 3-bed have risen since 2024.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- The 4-bed has lagged (−0.5%).
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $2.12M, not an easy first step.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
no rent record yet
Priced vs nearby
you pay for the fresh lease and the spot.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 732 sqft (2-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 732 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $2.13M
Aim at the middle or below. A patient buyer has been getting closer to $2.06M.
If you’re selling
~$2.23M
List at the top of fair; realistic close is $2.13M–$2.16M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$679k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~2.8%/yr), and past pace never promises the future.
Built from URA transactions for 8@Bt — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
8@Bt
Rest of Central Region (RCR) · District 21
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For 8@Bt, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$2,680 psf, 8@Bt is priced about level with similar new projects nearby — no bargain, but you're not overpaying versus its peers. Its own prices are only creeping up (~2.8%/yr over ~2 years). The real watch-out: about 2,311 brand-new units come up for sale in this district by 2026 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Not enough recent sales at this project to read its own trend.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,311 new units are still unsold in this district, with the first big batch finishing around 2026 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 5 recent ones are around 99% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$2,680 psf is ~4% above similar nearby projects (~$2,585). about right
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
8@Bt has grown ~2.8%/yr over ~2 years. Similar nearby: The Reserve Residences 3.2%, Nava Grove 5.9%, Pinetree Hill 4.3%, Forett@Bukit Timah 1.9%, Verdale 1.1% — a 1.1–5.9%/yr spread (most around 3.2%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$2,114,500
2024–2026 (URA)
Appreciation
2.8%/yr
median trend
Gross yield
—
rental n/a
Lease
~96 yrs left
leasehold
8@Bt median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does 8@Bt fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at 8@Bt
Questions people ask about 8@Bt
Is 8@Bt freehold or leasehold?
8@Bt is on a 99-year lease that began in 2023, so about 96 years remain. It sits in District 21 (Rest of Central Region (RCR)).
How much does 8@Bt cost per square foot?
Recent transactions at 8@Bt are around $2,688 psf — a new-launch price. Across its record, transacted prices range from $1,338,000 to $4,180,000.
Which primary schools are near 8@Bt?
Within 1 km (top Primary 1 priority): Pei Hwa Presbyterian Primary School (0.37 km). Within 1–2 km: Bukit Timah Primary School, Methodist Girls' School (primary). Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest 8@Bt?
The nearest MRT is Beauty World MRT, about 130 m away (straight-line).
Has 8@Bt gone up in value?
Across 116 URA-recorded transactions (2024–2026), prices at 8@Bt have moved about 2.8% a year on average. That is a past record, not a forecast.
What condos are comparable to 8@Bt?
Within a short walk: The Reserve Residences, Sherwood Tower, Gardenvista, Mayfair Modern, Mayfair Gardens. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is 8@Bt a good buy?
8@Bt sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.