Editorial Signature Detail
8@BT
Signature Alpha Editorial
8@BT
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
4
Baths
2
SQFT
1,356
Floor Level
—
URA-backed research dashboard
D21 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D21: Average S$2,822 PSF | Up 1.90% over the last quarter ⬆️
Median PSF
S$2,735
Price Range
— — —
Transaction Count
528
Recent transacted prices
Beauty World Centre
06/06/2026 • Floor range n/a • Size unavailable
—
S$4,024 PSF
8@BT
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,199 PSF
Nava Grove
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,942 PSF
Pinetree Hill
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,810 PSF
THE SEN
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,381 PSF
Property type breakdown
Condo
524
Commercial
4
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
8@BT is benefiting from stable upgrader demand with selective 2026 liquidity support while 2026's low-rate, stable market backdrop improves buyer confidence and absorption. Based on district trend strength and balanced district-level supply pipeline, we project approximately 21.5% upside by 2031, with a conservative case of 13.5% and a best case of 31.2%.
Current Underwriting
$4,443,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.4%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+21.5%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+13.5%
Base growth eases to 2.6% annually if supply and absorption soften.
Base case · 2031
+21.5%
Core Alpha Formula projection at 4% annualized growth.
Best case · 2031
+31.2%
Upside case expands to 5.6% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At 8@BT, the 11.64% premium can be justified by Scarcity, which may still preserve Capital Growth Potential above the recent mean. Mean Reversion risk is lower when the market is paying for durable Singapore attributes that continue to command pricing power.
Listing PSF
$3,277
Project Mean PSF
$2,935
District Mean PSF
$2,755
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
-11.6%
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +21.5% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Developed by the renowned Bukit Sembawang Estates, 8@BT consists of two 20-story blocks, offering 158 units with 1 to 4 bedrooms and Penthouses. Located just a 2-minute stroll away from Beauty World MRT station and a short walk from the integrated transport hub, 8@BT offers excellent connectivity to major destinations. Enjoy the peace of mind that comes with living in a prestigious location. Call Now To Enquire.
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
8@BT
D21 · Condo
$4,443,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $206,180
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $13,773
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $197,041
Agent Comm: $98,521
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $105,538
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $125,346
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 164.2% with SGD 2,719,486 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 55,166. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$14,049
Annual Net Cash Flow
-$55,166
BSD
$206,180
Cash Outlay
$1,319,930
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Virtual Tours & Quick Access
Floor Plans
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Gallery
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FAQs
