Nava Grove
1 unit available
$2,466–$2,511 psf
99.8% sold
Gallery
8@Bt in D21 — 7 developer images. Select any image to view it full size.
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
8@Bt is a 160-unit 99-year leasehold condominium in D21 (OCR, Central region), developed by Bukit Sembawang Estates, with TOP expected in 2027. The land was secured through a URA Government Land Sales tender in November 2022 at $1,343 psf ppr.
The site sits about 0.13 km in a straight line from Beauty World (DT5), roughly 2 minutes on foot. Matched developer-sale transactions put take-up at 77% — 123 of 160 units, at an average of $2,714 psf.
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for 8@Bt, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.
The project
- Property type
- Condo
- Status
- Selling
- Developer
- Bukit Sembawang Estates
- Tenure
- 99 years
- Total units
- 160
- Bedroom mix
- 1, 2, 3, 4 bedroom
- Size range
- 517 - 1,593 sqft (48 - 148 sqm)
- Expected TOP
- 2027
Prices and sales
- Average psf
- $2,714Transacted, developer sales
- Units sold
- 77%123 of 160, 37 available
- HDB upgraders
- 23.3%Of matched buyers with a prior HDB address
Land and cost
- Land cost
- $1,343 psf pprURA GLS tender, November 2022
- Breakeven
- $2,268 psf pprest.
- Site area
- 4,611 sqmest.49,636 sqft, derived from GFA ÷ plot ratio
- Gross floor area
- 13,834 sqm
- Plot ratio
- 3
Location
- District
- D21, OCR, Central
- Nearest MRT
- Beauty World DT50.13 km in a straight line, ~2 min walk
- Coordinates
- 1.34140, 103.77689
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where 8@Bt sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Beauty World (DT5), about 0.13 km away in a straight line, roughly 2 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
8@Bt is located at 1.34140, 103.77689 in D21, Singapore. The interactive map loads when this section comes into view.
- District
- D21 · Central · OCR
- Nearest MRT
- Beauty World DT50.13 km in a straight line, ~2 min walk
- Coordinates
- 1.34140, 103.77689
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.
MRT and LRT stations2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Beauty World MRTDT5 · Downtown Line | 0.2 km | — | 2 min |
| King Albert Park MRTDT6 · Downtown Line | 1.3 km | 3 min | 15 min |
Schools7 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Pei Hwa Presbyterian Primary SchoolPrimary school, high P1 demand | 0.5 km | — | 6 min |
| Bukit Timah Primary SchoolPrimary school, moderate P1 demand | 1.6 km | 3 min | 18 min |
| Methodist Girls' School (Primary)Primary school, very high P1 demand | 1.6 km | 3 min | 18 min |
| Methodist Girls' School (Secondary)Secondary · Girls | 1.6 km | 3 min | 18 min |
| Swiss School in SingaporeInternational school | 2.1 km | 5 min | 23 min |
| Singapore Korean International SchoolInternational school | 2.2 km | 5 min | 24 min |
| Singapore University of Social SciencesAutonomous university | 1.8 km | 4 min | 20 min |
Shopping malls4 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Beauty World PlazaShopping mall | 0.1 km | — | 1 min |
| Beauty World CentreShopping mall | 0.2 km | — | 2 min |
| Bukit Timah Shopping CenterShopping mall | 0.3 km | — | 3 min |
| Kap MallShopping mall (location approximate) | 0.8 km | — | 9 min |
Hawker centres2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bukit Timah Interim Hawker Centre and MarketHawker centre · 78 cooked-food stalls | 0.3 km | — | 3 min |
| Bukit Timah MarketHawker centre — under construction | 0.3 km | — | 4 min |
Parks and nature3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Rifle Range Nature ParkPark · 67 ha | 1.4 km | 3 min | 15 min |
| Bukit Timah Nature ReserveNature reserve | 2.0 km | 4 min | 22 min |
| Bukit Batok Nature ParkPark · 35 ha | 2.2 km | 5 min | 25 min |
Sports and community clubs1 place
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bukit Timah CCCommunity club | 0.8 km | — | 9 min |
Healthcare1 place
| Place | By road | Drive | Walk |
|---|---|---|---|
| Clementi PolyclinicPublic polyclinic · National University Polyclinics nearest, beyond 2.5 km | 4.6 km | 10 min | — |
Workplaces3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| International Business ParkBusiness and innovation park | 2–5 km | 5–10 min | — |
| Jurong Lake DistrictRegional commercial centre | 5–10 km | 10–20 min | — |
| Raffles PlaceCentral business district | 10–15 km | 20–30 min | — |
Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | — | $2,795 | — | — | — | |
| 2 Bedroom | — | $2,771 | — | — | — | |
| 3 Bedroom | — | $2,677 | — | — | — | |
| 4 Bedroom | — | $2,613 | — | — | — |
Figures from matched transactions as at 20 Oct 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
The published site plan for 8@Bt — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Elevation chart
The developer’s elevation chart for 8@Bt: the stacks floor by floor, with the unit type in each. Read it with the site plan above to place a unit in the block. Select the chart to view it full size.
Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.
Floor plans
19 floor plans across 5 unit types for 8@Bt. Pick a type to narrow the set, then select a plan to view it full size.
Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.
Virtual tours
10 virtual tours of 8@Bt, hosted by the developer’s tour providers. Each one opens in a new tab.
- 1 BR3D walkthrough on Matterport
- 1 Bedroom (Type A1)360° tour on Theasys
- 2 BR3D walkthrough on Matterport
- 2 Bedroom (Type B3)360° tour on Theasys
- 3 BR3D walkthrough on Matterport
- 3 Bedroom (Type C1)360° tour on Theasys
- PH3D walkthrough on Matterport
- Penthouse (Type PH2)360° tour on Theasys
- Model360° tour on Theasys
- Drone View360° tour on Audax VR
Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D21 resales have performed
Capital appreciation context for 8@Bt: what sellers of completed condos in the same district actually realised on 7,484 matched buy-and-sell pairs (March 1995 to October 2026), including the 24.6% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 24.6% recorded on completed sales here.
Median annualised return
2.1% p.a.
all 7,484 exits in district D21, winners and losers; 75.4% made money
OCR segment median
3.2% p.a.
87,845 exits island-wide, 87.8% profitable
D21 resalesOCR resales, all districts8@Bt, average new-sale psf to date
Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. 8@Bt: average developer-sale psf to date; no dated sales record is on file, so it is marked at the latest quarter. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D21 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.3% p.a.middle of the 10 mapped, all exits3.1–7.3%slowest to fastest of the 10$464kmiddle project’s median gain, gross$1,739 psftheir middle average resale psf$2,714 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:6–10% a year3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| The Nexus | 2006 | 208 | 99.5% | 7.3% p.a. | 5.7y | $596k | $1,128 |
| The Linq @ Beauty World | 2024 | 21 | 100.0% | 6.0% p.a. | 4.1y | $385k | $2,188 |
| Gardenvista | 2006 | 384 | 99.0% | 5.9% p.a. | 8.9y | $571k | $1,037 |
| Ki Residences at Brookvale | 2024 | 95 | 98.9% | 5.1% p.a. | 4.2y | $408k | $1,852 |
| Pine Grove | — | 183 | 84.7% | 4.5% p.a. | 9.5y | $520k | $1,359 |
| Daintree Residence | 2022 | 93 | 100.0% | 4.2% p.a. | 4.9y | $281k | $1,686 |
| Pandan Valley | 1978 | 318 | 86.2% | 4.2% p.a. | 10.5y | $717k | $1,768 |
| View at Kismis | 2024 | 50 | 100.0% | 3.9% p.a. | 4.6y | $214k | $1,709 |
| Clementi Park | 1986 | 252 | 84.1% | 3.7% p.a. | 11.6y | $604k | $1,835 |
| Summerhill | 2002 | 282 | 78.7% | 3.1% p.a. | 11.3y | $403k | $1,945 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of 8@Bt and the 3 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Pei Hwa Presbyterian Primary School≤1km0.38 km (est.)≈ 6 min walk
2A 1.41× • ballot SC >2km2B 2.19× • ballot SC <1km2C 1.23× • ballot SC <1km2C(S) —
Bukit Timah Primary School1–2km1.19 km (est.)≈ 18 min walk
2A 0.10×2B 0.03×2C 1.01× • ballot PR 1–2km2C(S) 1.38× • ballot SC >2km
Methodist Girls' School (Primary)1–2km1.19 km (est.)≈ 18 min walk
2A 0.98×2B 1.90× • ballot SC <1km2C 1.54× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D21 or the same segment and region.
Pinetree Hill
Fully sold
$2,441–$2,619 psf
100% sold
The Sen
163 units available
$2,297–$2,444 psf
53% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
