District 21 · Bukit Timah · RCR
Beauty World Centre
Upper Bukit Timah Road · Apartment · 99 yrs lease commencing from 1979
Current PSF
$1,135
-36.1% vs district median
Gross yield
3.0%
median rent $5,200/mo
3-year gain
3.0%
Transactions · 5y
14
2 in last 12 months
Nearest MRT
Beauty World Mrt Station · 175.781m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+37% premium
HDB median $826 psf
Area income
$22,500/mo median
commercial zone
En-bloc potential57 / 100
47 years old · composite of plot use, age, tenure, value gap & size
Lease decay52 years left
worth 75.7%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Pei Hwa Presbyterian Primary School 481m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Interim Hawker Centre And Market · 232m - 2 hawker centres within 1km
Green
Railway Corridor Rifle Range Connector · 339m - 6 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 81m
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$911
2022
$995
+9.2%
2023
$1,063
+6.8%
2024
$1,120
+5.4%
2025
$1,164
+3.9%
2026
$1,095
-5.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,050,000 | 1,873 | $1,095 | 11-15 |
| Oct 2025 | $2,200,000 | 1,873 | $1,175 | 16-20 |
| Apr 2025 | $2,338,000 | 1,970 | $1,187 | 26-30 |
| Apr 2025 | $2,280,000 | 1,873 | $1,217 | 11-15 |
| Apr 2025 | $2,100,000 | 1,873 | $1,121 | 06-10 |
| Feb 2025 | $2,100,000 | 1,873 | $1,121 | 16-20 |
| Nov 2024 | $2,120,000 | 1,873 | $1,132 | 11-15 |
| Oct 2024 | $2,075,000 | 1,873 | $1,108 | 11-15 |
| Dec 2023 | $1,990,000 | 1,873 | $1,063 | 06-10 |
| Jun 2022 | $1,960,000 | 1,970 | $995 | 21-25 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Beauty World Centre actually sell for - this project trades at 1.3× the nearest block’s PSF.