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apartment · 588177

Beauty World Centre

Project page · 99-year lease from 1979

Indicative value range
S$2,101,461 – S$2,214,072
Indicative mid S$2,145,611 · S$1,146 psf

Based on 7 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
May 2026Beauty World Centre11-151,873 sqftS$2,050,000S$1,095 psf×1.000S$1,095 psf
Oct 2025Beauty World Centre16-201,873 sqftS$2,200,000S$1,175 psf×0.996S$1,170 psf
Apr 2025Beauty World Centre06-101,873 sqftS$2,100,000S$1,121 psf×1.006S$1,128 psf
Apr 2025Beauty World Centre11-151,873 sqftS$2,280,000S$1,217 psf×1.006S$1,225 psf
Apr 2025Beauty World Centre26-301,970 sqftS$2,338,000S$1,187 psf×1.006S$1,194 psf
Feb 2025Beauty World Centre16-201,873 sqftS$2,100,000S$1,121 psf×0.995S$1,116 psf
Nov 2024Beauty World Centre11-151,873 sqftS$2,120,000S$1,132 psf×1.012S$1,146 psf

How accurate is this estimate for Beauty World Centre?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.85% gross yield

S$61,200 of rent a year against the estimate above · 0.54 points below flats like it

Leases signed here within a quarter of this size run about S$5,100 a month, the middle of 9 of them.

In the rest of the central region, leasehold flats yield 3.39%, from 131 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261900-2000 sqft—Non-landed PropertiesS$6,275
Q3 20261800-1900 sqft—Non-landed PropertiesS$5,000
Q3 20261800-1900 sqft—Non-landed PropertiesS$5,000
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,500
Q1 20261800-1900 sqft—Non-landed PropertiesS$5,200
Q4 20251800-1900 sqft—Non-landed PropertiesS$5,100
Q4 20251800-1900 sqft—Non-landed PropertiesS$5,100
Q4 20251800-1900 sqft—Non-landed PropertiesS$4,000

median of 9 URA rental contracts at Beauty World Centre within a quarter of 174 sqm, since 2025Q4.

Buying or selling at S$2,145,611?

Buying: Stamp duty on S$2,145,611 · Cash and CPF needed on S$2,145,611 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,145,611.

Each opens with this figure filled in; change anything there.

Primary schools near 144 Upper Bukit Timah Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Beauty World Centre · 11-15 · Apartment · 52 years left
1,873 sqftS$2,050,000S$1,095 psf
Oct 2025
Beauty World Centre · 16-20 · Apartment · 52 years left
1,873 sqftS$2,200,000S$1,175 psf
Apr 2025
Beauty World Centre · 26-30 · Apartment · 53 years left
1,970 sqftS$2,338,000S$1,187 psf
Apr 2025
Beauty World Centre · 11-15 · Apartment · 53 years left
1,873 sqftS$2,280,000S$1,217 psf
Apr 2025
Beauty World Centre · 06-10 · Apartment · 53 years left
1,873 sqftS$2,100,000S$1,121 psf
Feb 2025
Beauty World Centre · 16-20 · Apartment · 53 years left
1,873 sqftS$2,100,000S$1,121 psf
Nov 2024
Beauty World Centre · 11-15 · Apartment · 53 years left
1,873 sqftS$2,120,000S$1,132 psf
Oct 2024
Beauty World Centre · 11-15 · Apartment · 53 years left
1,873 sqftS$2,075,000S$1,108 psf
Dec 2023
Beauty World Centre · 06-10 · Apartment · 54 years left
1,873 sqftS$1,990,000S$1,063 psf
Jun 2022
Beauty World Centre · 21-25 · Apartment · 56 years left
1,970 sqftS$1,960,000S$995 psf
Apr 2022
Beauty World Centre · 21-25 · Apartment · 56 years left
1,873 sqftS$1,910,000S$1,020 psf
Feb 2022
Beauty World Centre · 06-10 · Apartment · 56 years left
1,873 sqftS$1,780,000S$950 psf
Feb 2022
Beauty World Centre · 11-15 · Apartment · 56 years left
1,873 sqftS$1,900,000S$1,014 psf
See more

Showing 13 of 14.

Sale prices as filed in caveats.

Where the lease takes this

About 51 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years46 yearsS$2,038,556S$2,250,731S$2,480,215S$2,490,966

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.