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Freehold Condominium Launch @ Upper Bukit Timah

This is a Review of Linq @ Beauty World. The Linq at Beauty World condo is a new freehold residential development with retail space at ground level, in Upper Bukit Timah. While not a very big project, it does tick many boxes.

Note: This is NOT an advertisement for sale.

Artist's Impression . The Linq at Beauty World Condo

Artist’s Impression . The Linq at Beauty World Condo

To start with, the Linq @ Beauty World condo is truly the most conveniently located of all the new launches in the Upper Bukit Timah / Hillview area. It is right beside the Beauty World MRT station in the RCR (Rest of Central Region) zone.

It is also just opposite Beauty World Plaza and Beauty World Centre. While these are rather old and not the most attractive of shopping centres, they are prime candidates for redevelopment. Along with the rejuvenation of the neighbourhood, these ought to lift up real estate values in the area when it happens.

Linq @ Beauty World Condo . Site Location View

Linq Condo @ Beauty World . Site Location View

In the meantime, we have Bukit Timah Plaza within 5 to 6 minutes walk, as well as the market, food centres, and eateries across the road.

And to top it all, out of the recent launches in the vicinity stretching from even the other side of Clementi Road, all the way up to Hillview, Linq at Beauty World is one of only two with freehold tenure, the other being Forett. (Except for Mont Botanik, which however is not within an easy walk of an MRT station.)

The nearest is probably the freehold Royalgreen near Sixth Avenue MRT station, but of course, that is in another price bracket altogether. The Linq @ Beauty World condo should be easier on the pocket.

Aerial Impression of Future Developments at Beauty World . Source URA

Linq Condo . Aerial Impression of Future Developments at Beauty World . Source URA

It is also close to Bukit Timah Nature Reserve, that is part of the expanse of greenery stretching across the Central Water Catchment area, including Upper Pierce Reservoir.

However one drawback to the Linq condo is that it is a smaller project with less facilities. It also has retail shops at the first floors. Some people like that, some don’t.


Linq at Bukit Timah Condo . URA Master Plan

URA has unveiled some pretty interesting plans for the Beauty World area.

Across Upper Bukit Timah Road on the west of the site is the Beauty World MRT station. This being an underground station, the land above it is not developed yet.

Linq at Bukit Timah . URA Development Plans

Linq at Bukit Timah . URA Development Plans

However according to the URA Master Plan, this plot is zoned for mixed use in future. It is likely to attract a fair bit of competition from developers when URA releases it for sale.

Especially as there has also not been any major new commercial launches in the vicinity for many years. Hence this parcel, together with Linq at Beauty World, will add new vibrancy to the area.

The Linq @ Beauty World at Upper Bukit Timah

The Linq @ Beauty World at Upper Bukit Timah

Another major upcoming development will be the integrated transport hub across Jalan Jurong Kechil.

However, URA land sites will always be 99 year leasehold, whereas Linq condo is on freehold land, which gives it a slight edge.

URA has also drawn up plans to capitalise on the greenery, parks and nature reserves around, bringing it all closer. Such as the “Green Promenade” planned to run down Upper Bukit Timah Road, and extending to the Bukit Timah-Rochor Green Walk.

Linq at Bukit Timah . Near Rail Corridor & Nature Reserves

Linq at Bukit Timah . Near Rail Corridor & Nature Reserves

The Rail Corridor and Rifle Range Nature Park nearby, and the Coast-to-Coast trail, will spur rejuvenation of Beauty World and the conserved Bukit Timah Fire Station as gateways to the surrounding heritage and nature sites.

Linq at Beauty World Condo . Artist's Impression of The Rail Corridor

Linq at Beauty World Condo . Artist’s Impression of The Rail Corridor

This Rail Corridor, running along the former railway line, is a “green corridor” being transformed into a community space, to be completed by 2021.

Some parts of it, such as the Station Master’s Quarters and the Bukit Timah Railway Station, will be conserved for its heritage value, restored and re-purposed. For instance the station will serve as a heritage gallery, and base for community activities.

Bukit Timah Railway Station . Heritage Gallery at Rail Corridor

Bukit Timah Railway Station . Heritage Gallery at Rail Corridor

And more landscaping is planned, to make it pleasant to walk to the Rail Corridor and the nature parks and reserves.


Linq at Bukit Timah . Locational Attributes

Aside from the above, there are other noteworthy attributes as well. One is the closeness of this estate to centres of growth as identified under the recent URA Master Plan.

Linq at Bukit Timah Growth Areas

Linq at Bukit Timah Growth Areas

Another draw is the location of this freehold property at 110 to 122 Upper Bukit Timah Road. This part of Upper Bukit Timah where the Linq at Beauty World Condo is located, is just across Clementi Road from the upscale Bukit Timah district, with its corresponding price tags.

Over there, the new freehold Royalgreen project launched at between $2,6xx to $2,8xx PSF. Even 99 year leasehold projects such as Fourth Avenue Residences and Mayfair Modern are selling at around $1,9xx to $2,4xx PSF.

Yet just a short distance from all that, new launches on this side of Clementi Road are priced considerably lower. Such as Daintree Residence and View at Kismis (both 99 year leasehold) that are going for between $1,4xx to $1,7xx PSF.

Bukit Timah is also known for its education belt that includes some well-known local schools, tertiary institutions, and a number of international schools.

By being on the same Downtown MRT line that serves these institutes, the Linq at Beauty World condo residents do get to enjoy ease of access too.

Linq Condo at Bukit Timah Road

Linq Condo at Bukit Timah Road

All these factors, and especially its proximity to the Beauty World MRT station, helped draw Alika to bid for the site.

If you think you would like living in such a place, within easy reach of nature parks and with more colour and character than the norm, then Linq @ Beauty World might suit you. Just drop us a line and we will keep you posted on the floor plans, launch dates, pricing, and further details.


Character of the Neighbourhood . Click to Open / Close

Linq Condo at Beauty World . About the Neighbourhood

The Linq @ Beauty World condo will be a high-rise development, along with other similar high-rises fringing Bukit Timah Road.

But the surrounding neighbourhood is mainly low-rise residential, a mix of quiet leafy landed housing estates and low-rise condominiums. Dotted around that are numerous eateries, and old coffeeshops lining the nearby roads.

Linq at Bukit Timah Singapore . Bukit Timah Hill

Linq at Bukit Timah Singapore . Bukit Timah Hill

Against all that is the backdrop of the greenery and nature reserves to the north-east of the site. This nature reserve is one of only a few remaining patches of primary rainforests in Singapore.

Higher floor units on that side should get views of Bukit Timah Hill Nature Reserve, and perhaps Bukit Timah Hill.

This diversity gives the area a great deal of character and interest. There is certainly nothing monotonous about the locality.

Hence this neighbourhood has its own appeal, to expats as well as young middle income locals.

Background to the Linq @ Beauty World Development . Click to Open / Close

The Linq at Beauty World condo is being built on the site of the former Goh & Goh Building, by Alika Properties Pte Ltd, a unit of BBR Holdings (S).

Alika acquired this freehold site in a collective en bloc sale in 2017, for SGD$101.5 million.

The 4-storey Goh & Goh Building comprised seven apartments and seven shops, and is zoned residential with commercial at the first storey. Its built up area did not maximise its 3.0 plot ratio, making it a good candidate for the en bloc sale, and upcoming redevelopment.

Project FactSheet

Name Linq @ Beauty World
Developer Alika Properties (Unit of BBR Holdings)
Status Residential with Commercial at 1st Storey
Address 118 Upper Bukit Timah Road, Singapore 588173
District 21
Site Area 2,868.3 m² (30,874 sq ft)
Floor Area 8,604.9 m² (92,623 sq ft)
Plot Ratio 3.0
Tenure Freehold
Expected T.O.P. Date Estimated 2023 (To Be Confirmed)
No. of Blocks 1
No. of Storeys 20
No. of Units 120 residential units + 53 commercial units
Description 20-Storey mixed development comprising a 2-storey commercial podium with outdoor refreshment areas at 1st Storey and a 15-storey residential block above with car parking at the 3rd, 4th & upper 4th storeys, and pools & communal facilities at the 5th storey.
Architect TBA

Linq at Beauty World Floor Plans

The draft Linq @ Beauty World floor plan layouts are now available. Please drop us your contact via the Form below if you would like to have those emailed to you.

Linq Condo Pool

Artist’s Impression . Linq Condo Pool

Linq @ Beauty World Site Plan

The Linq Condo @ Beauty World is a mixed use project within the Upper Bukit Timah enclave, divided by Clementi Road from the prime Bukit Timah district.

It occupies an irregular parcel of land bounded by Upper Bukit Timah Road, Jalan Jurong Kechil, and Bukit Timah Link.

To its north across Bukit Timah Link, are Beauty World Plaza & Beauty World Shopping Centre.
Both are old 99 year leasehold mixed retail + residential properties, looking to redevelop as well.

Linq @ Beauty World Site Plan

Linq @ Beauty World Site Plan

Linq at Beauty World Showflat · Viewing

The Linq @ Beauty World showflat is not available yet either. Please drop your details via the Form below if you wish to be kept updated on the showflat schedule.

Linq @ Beauty World Prices · Unit Types

Linq @ Beauty World Prices . Unit Types & Sizes . Click to Open / Close


Unit Description Type No. of
Strata Area
(sq m)
Strata Area
(sq ft)
1 Bedroom A 15 40 430
2 Bedroom + 1 Bath B1, B2 30 51 / 57 548 / 613
2 Bedroom + 2 Bath B3 15 62 667
3 Bedroom C 45 74 / 89 796 / 958
4 Bedroom D 15 125 1,345
Total Number of Units 120

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

The Linq at Beauty World Condo Prices . Click to Open / Close


The Linq at Beauty World price ranges have not been determined yet. Please notify us via the Form below if you wish to be updated when the prices are finalised.


The site for the development of Linq @ Beauty World Singapore is that of the former Goh & Goh Building.

A unit of BBR Holdings acquired this mixed-use property for SGD$101.5 million on 25 May 2017, via a collective sale tender. In addition to the purchase price, a development charge was payable.

This Linq at Beauty World parcel spans about 2,868.3 sq m, or 30,874 sq ft. Given the allowable master plan plot ratio of 3.0, a total floor area of 92,623 square feet can be built.

After adding development costs and charges, such as for financing, construction, overheads & marketing, BBR Holdings could break even for the project at perhaps around $1,800 PSF.

How far above the breakeven cost BBR Holdings will set the price, will also depend on their margin allocation for the retail component.

As a basis for comparison, the most recent launch close by is the 99 year leasehold View @ Kismis, selling at $1,5xx to $1,7xx PSF. (View @ Kismis is roughly 10 minutes walk from the Beauty World MRT station.)

Freehold property is generally about 20 to 25% higher than leasehold ones, all things being equal. And a spot next to an MRT station commands a premium as well, perhaps another 15 to 20% above those further out.

About the Developer

Linq @ Beauty World is being developed by Alika Properties, a subsidiary of BBR Holdings (S) Ltd.

BBR Holdings is a leading construction & specialised engineering group in Singapore, with over 20 years of experience in the industry. It spans 4 core business sectors, comprising Specialised Engineering, General Construction, and Green Technology, in addition to Property Development.

These operate in key markets across Singapore, Thailand, Malaysia, and the Philippines.

The Group first listed on SESDAQ in 1997. It later upgraded to the SGX Mainboard in 2006, and currently has a market capitalisation of more than S$80 million.

Since the inception in 1999 of its property arm, BBR has developed a number of residential projects. Such as Nassim Hill, Lush on Holland Hill, Lake Life EC in Jurong, and Bliss @ Kovan.

Bliss at Kovan by BBR Holdings

Bliss at Kovan by BBR Holdings . Developer for Linq Condo @ Beauty World

Lush on Holland by BBR Holdings

Lush on Holland by BBR Holdings . Developer for Linq at Beauty World

The Group’s construction arm, SPACE, is registered with BCA (Building & Construction Authority of Singapore) with an “A1” classification, for both Civil Engineering and General Building. “A1” is the highest classification. It allows BBR to tender for public sector contracts of unlimited value.


History of BBR Holdings (S) Ltd

BBR Holdings (S) Ltd was established in Singapore on 7 July 1993, in partnership with Swiss-based BBR Bureau (later known as BBR Holding Ltd, Switzerland).

On an interesting side-note: BBR traces its roots back as far as 1944, when 3 Swiss engineers, Mirko Robin Ros, Antonio Brandestini, and Max Birkenmaier, explored the efficiencies of using pre-tensioned reinforcement for concrete girders.

BBR went on to develop a full range of systems for various structural engineering applications.

Since then, it has constantly updated itself and now operates internationally, through affiliated companies, joint-ventures and franchisees (collectively known as the “BBR Network”). Member companies have access to technologies developed by the technical headquarters of the BBR Network.

The Group has delivered engineering solutions globally, for a wide range of structures, with these state-of-the-art technologies. These include buildings, bridges, towers, tanks, and marine structures, across some 50 countries around the world.

Linq @ Beauty World Location · Highlights

Linq at Beauty World Location & Neighbourhood

Linq at Beauty World Location & Neighbourhood

  1. Location. The Linq condo location is along Upper Bukit Timah Road, close to its junction with Clementi Road and the upmarket Bukit Timah district. This is an old, established residential part of Singapore, with some heritage buildings around.
  2. Linq @ Beauty World Location to Work Centres

    Linq @ Beauty World Location to Work Centres

  3. Nearest MRT Station. The nearest exit A of Beauty World MRT station is right in front of Beauty World Plaza, just across a small road, Bukit Timah Link, from the Linq condo location. Something like a minute’s walk across.

    This station lies on the Downline Line that runs down Bukit Timah Road, to Newton, Bugis, and onto Marina Bay and Telok Ayer. From the Beauty World station, it is about 20 minutes ride to Orchard Road, and half an hour to Suntec City and Bayfront.

  4. Shops, F&B, Supermarkets, Banks. This place is pretty well served where such amenities are concerned too. Within the Linq at Beauty World location itself, are its own retail and F&B joints at the lowest levels.

    Then across Bukit Timah Link, we have Beauty World Plaza, Beauty World Centre, and Bukit Timah Shopping Centre. And slightly further about 5 minutes walk away, is Bukit Timah Plaza.

    Altogether, they provide for an almost complete range of retail needs. Including a wide variety of F&B outlets, lifestyle goods & services, supermarkets, banks, medical, and dental clinics.

    In addition, we have a good assortment of all sorts of shops and services lining the roads across and around the site. Such as old bustling coffee shops, hawker fare, eateries, cafes & ice-cream bars, salons & spas, clinics, and car accessory outlets.

    Also, diagonally across the main road, are Bukit Timah Market and Food Centre. Something, it seems, for everyone, young or old.

  5. Food and Dining Outlets near Linq Condominium

    Food and Dining Outlets near Linq Condominium . Click to Enlarge

  6. Schools. The Linq @ Beauty World location is easily within 1 km of Pei Hwa Presbyterian Primary School. In fact it is less than 5 minutes walk across Upper Bukit Timah Road. This site is also within 2 km radius of Methodist Girl’s School, at King Albert Park MRT station.

    The Downtown MRT line from here serves a number of top-ranking schools along Bukit Timah Road as well. Schools such as Nanyang Girls’ High, Raffles Girls’ Primary, National Junior College, Hwa Chong Institution and High, and Anglo-Chinese and Singapore Chinese Girls schools.

    Bukit Timah is also home to several international schools, and tertiary institutions. These include Chatsworth International (Bukit Timah Campus), the Hollandse School, Singapore Korean International School, Swiss School in Singapore, Ngee Ann Polytechnic, Singapore Polytechnic, and the National University of Singapore (Bukit Timah campus).

  7. Educational Institutions & Recreation near the Linq Condo

    Educational Institutions & Recreation Centres near the Linq Condo

  8. Lifestyle Amenities. The Linq at Beauty World condo location is just across Jalan Anak Bukit from Rifle Range Nature Park, and the Bukit Timah Nature Reserve. Nature lovers and hikers can enjoy the network of natural hiking trails at the nature park.

    While the nature reserve has one of the richest and most diverse ecological systems, and is home to a large proportion of our nation’s native flora and fauna.

  9. Linq @ Bukit Timah Location . Surrounding Nature Reserves and Parks

    Linq @ Bukit Timah Location . Surrounding Nature Reserves and Parks

  10. Accessibility. This place also gets quick access to the island-wide expressway network. A couple of minutes drive brings you to the nearest PIE (Pan Island Expressway) exit.

    From there, it takes about 25 minutes off-peak to get to Changi International Airport, and 20 minutes to Raffles Place and the CBD.


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