In case you were too busy following the latest COVID-19 case count or watching Money Heist episodes, HDB recently announced that the BTO launch of some 3,700 flats in May will be pushed back because of the circuit breaker measures.
The upcoming HDB BTO launch in August will combine the delayed launch in May with the one already planned for August (with the exception of the assisted living project in Bukit Batok).
This time, home buyers will get to choose from a whopping 7,862 units across 8 estates: Ang Mo Kio, Bishan, Geylang, Pasir Ris, Tampines, Choa Chu Kang, Tengah and Woodlands, making it the biggest HDB BTO launch to date.
With that, here’s what to expect in the upcoming HDB BTO launch in August 2020:
August 2020 HDB BTO launch overview
Here’s a table comparison of the August 2020 HDB BTO launches, units available and the estimated prices:
Mature estates (Ang Mo Kio, Bishan, Geylang, Pasir Ris and Tampines)
Ang Mo Kio (Kebun Baru Edge)
380
4-room, 5-room
From $423,000
Bishan (Bishan Towers)
472
2-room Flexi, 3-room, 4-room
From $176,000
Geylang (Dakota One)
421
3-room, 4-room
From $355,000
Pasir Ris (Costa Grove)
1,070
2-room Flexi, 3-room, 4-room, 5-room
From $137,000
Tampines (Tampines GreenCrest, Tampines GreenGlade, TampinesOpal)
1,770
3-room, 4-room, 5 room
From $205,000
Non-mature estates (Choa Chu Kang, Tengah and Woodlands)
Choa Chu Kang (Keat Hong Ridge)
571
2-room Flexi, 3-room, 4-room
From $99,000
Tengah (Parc Residences @ Tengah)
1,044
2-room Flexi, 3-room, 4-room, 5-room
From $108,000
Woodlands (UrbanVille @ Woodlands, ChampionsBliss)
2,134
2-room Flexi, 3-room, 4-room, 5-room
From $90,000
Those eyeing mature estates will have a field day—there will be 4,113 units launched across 5 districts, including the highly anticipated Ang Mo Kio and Bishan. There will only be 3 non-mature estate launches, but in terms of quantity, the unit offering is not far off (3,749 units).
Consisting of two projects – Champions Bliss and UrbanVille @ Woodlands – the largest BTO project in terms of the number of units will be at Woodlands with 2,134 units.
Based on the prices released by HDB, the BTO flats in Ang Mo Kio fetch the highest price.
Since homebuyers can only pick one estate to ballot for, we expect a bit of analysis paralysis. Can’t decide which to go for? Here’s an analysis of the HDB BTO launches in August:
Kebun Baru Edge BTO at Ang Mo Kio
|
Flat type
|
Price (excluding grants)
|
|
4-room
|
From $423,000
|
|
5-room
|
From $571,000
|
To say Ang Mo Kio is popular is probably an understatement. The last HDB BTO launch in Ang Mo Kio was in November 2019, and the flats were oversubscribed by 14 times.
The upcoming August 2020 launch will see 380 units of 4-and 5-room flats, but will we see the same level of enthusiasm again? Judging from the many pros in this list, probably.
Pros:
- Upcoming Mayflower MRT station along the Thomson-East Coast Line (TEL) is just 10 mins away by foot. When the TEL is fully operational in 2024, residents can reach to the CBD as well as the north and south-west of Singapore such as Woodlands, Orchard, Shenton Way, Gardens by the Bay and Marine Parade
- Bishan-Ang Mo Kio Park and Ang Mo Kio Town Garden are nearby
- Good selection of schools around, including Mayflower Secondary School, Peirce Secondary School and Ang Mo Kio Primary School
- Only 5-minutes drive away to Ang Mo Kio town centre where key amenities like AMK Hub and the Ang Mo Kio MRT station
- Bigger 4-room and 5-room flat types are great for families
Cons:
- Prices are expected to be expensive compared to the other launches
- Only 380 unit of 4-room and 5-room flats
Bishan Towers BTO at Bishan
|
Flat type
|
Price (excluding grants)
|
|
2-room Flexi
|
From $176,000
|
|
3-room
|
From $302,000
|
|
4-room
|
From $484,000
|
Bishan has quite the reputation for expensive HDB flats, and it’s not surprising that the Bishan Towers BTO flats are priced higher this time around.
However, we can expect high demand for the project due to the following reasons:
Pros:
- There’s a good amount of reputable schools around – Raffles Institution, Raffles Girls Secondary and Catholic High
- Waterfront project that sits right across the Kallang River
- Despite not having a nearby MRT station, connectivity isn’t all that bad, all things considered; Bishan MRT is about 12 minutes by bus, while the Central Expressway (CTE) is right across the Kallang River
- Bishan MRT is also 5 stops away from Orchard. Commuting to the CBD by train will take about half an hour
- Getting to Bishan Town Centre only takes a 3-minute drive. Here, you’ll find a good selection of amenities such as Junction 8, Bishan Swimming Complex, CPF Bishan Service Centre, Bishan Public Library and Bishan Bus interchange
Cons:
- With only 472 units, expect tough competition in a highly-centralised area
- While getting to Bishan main town isn’t that far, there aren’t any noticeable amenities around the BTO site
- Expect the units to be on the pricier end
Dakota One BTO at Geylang
|
Flat type
|
Price (excluding grants)
|
|
3-room
|
From $355,000
|
|
4-room
|
From $523,000
|
The BTO launch in August in Geylang will see 421 units of BTO flats smack in the middle of the Old Airport Road Food Centre and Dakota MRT Station. Here’s what to expect:
Pros:
- The famous Old Airport Road Food Centre is right at your doorstep. There’s also a good variety of eateries around
- A cluster of shopping malls in nearby Paya Lebar, including Paya Lebar Quarter, Paya Lebar Square, SingPost Centre, City Plaza and Tanjong Katong Complex
- Geylang Park Connector is also right across the project
- Dakota MRT station along the Circle Line is just 250m away and will take you only a minute by foot. From there, you have direct train access to areas like Dhoby Ghaut, Botanic Gardens, Marina Bay, Harbourfront and Serangoon
- Furthermore, Paya Lebar interchange station is one station away, which will take you to other stations along the East-West Line such as City Hall, Bugis and Tanjong Pagar
- For motorists, Kallang/Paya Lebar Expressway (KPE) and the Pan Island Expressway (PIE) won’t be too far away
Cons:
- A BTO project that’s within walking distance to food centres and an MRT station? Expect the prices of the upcoming Geylang HDB BTO flats to be on the higher-end
- Apart from Kong Hua School, there aren’t a lot of schools within close proximity, so those with children might want to consider another BTO project
- Only 421 units of 3-room and 4-room flats available
Costa Grove at Pasir Ris BTO
|
Flat type
|
Price (excluding grants)
|
|
2-room Flexi
|
From $137,000
|
|
3-room
|
From $245,000
|
|
4-room
|
From $374,000
|
|
5-room
|
From $493,000
|
Although not as long ago as the previous Bishan BTO launch, the last time Pasir Ris had an HDB BTO launch, the U.K was still part of Europe, former prime minister Lee Kuan Yew was still alive, and Manchester United was still a dominant force in English football.
But a lot has changed since then, obviously.
This time, a total of 1,070 HDB BTO flats will be offered in Costa Grove at Pasir Ris. Based on the map above, this location will be a paradise for sports enthusiasts, judging by the number of parks, cycling networks, sporting amenities and recreational options around.
Pros:
- Highly accessible site with waterfront units facing Pasir Ris Beach
- Right across the development is the Pasir Ris MRT station, a bus interchange, White Sands Shopping Mall, Pasir Ris Sports Centre, Pasir Ris Hawker Centre and the upcoming Pasir Ris Integrated Transport Hub
- The Pasir Ris MRT station will also be a future exchange station for the upcoming Cross Island Line (CRL), offering residents access to the northern and north-east of Singapore such as Serangoon and Ang Mo Kio
- Close to several schools too, including Park View Primary School, Elias Park Primary School, Meridian Secondary School and Tampines Meridian Junior College
- Lots of leisure and recreational options such as Downtown East, Wild Wild Wet Water Park, PAssion WaVe, Pasir Ris Park and Pasir Ris Beach
Cons
- Expect noise pollution with so many parks and the Pasir Ris Integrated Hub nearby
- Expect to pay a higher premium thanks to its good location , attractive amenities and waterfront units
Tampines GreenCrest, Tampines GreenGlade and Tampines GreenOpal BTO projects at Tampines
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Flat type
|
Price (excluding grants)
|
|
3-room
|
From $205,000
|
|
4-room
|
From $311,000
|
|
5-room
|
From $423,000
|
Tampines will get not one, not two, but three HDB BTO projects in August, which will yield a total of 1,770 units.
Tampines GreenCrest and Tampines GreenGlade BTO projects will be located in Tampines North. The former comes with 346 units (3-,4-, and 5-room units) and is bounded by Tampines Street 64 and Tampines North Drive 2, whilst the latter consists of 354 units (4-, and 5-room).
Meanwhile, the bigger project, Tampines GreenOpal in Tampines West consists of 1,070 units (3-room, 4-room and 5-room). It is situated along Bedok Canal and is bounded by Tampines Street 96 and 95.
While the BTO flats aren’t located close to the Tampines town centre where the shopping malls and Tampines MRT are, they compensate for it by being close to 2 Downtown Line (DTL) MRT stations and a picturesque environment.
Pros:
- Well-connected; Tampines GreenOpal is within walking distance to the Bedok Reservoir and Tampines West MRT stations, while the upcoming Tampines North MRT station along the CRL will just be at the doorstep for the two projects at Tampines North, Tampines GreenCrest and Tampines GreenGlade. The Tampines Expressway (TPE) and the Pan-Island Expressway (PIE) provide easy access to residents who drive
- The Tampines GreenCrest and Tampines GreenGlade BTO projects are close to a good number of amenities nearby, including IKEA, COURTS, GIANT and schooling options
- The Tampines GreenOpal BTO project, meanwhile, has a good number of educational institutions in the area, such as Junyuan Primary School, Tampines Primary/Secondary, and Temasek Polytechnic
- The Tampines GreenOpal BTO project also sits right next to Bedok Canal, with Bedok Reservoir not too far away, so if you love a good water view, the Tampines BTO flats might be something to consider. Furthermore, Bedok Park Connector and Siglap Park Connector line sections of these water bodies, so residents can look forward to cycling or having a leisurely jog there amidst scenic water views
- Changi Airport is about 10 mins by car
Cons:
- While the projects are in a mature estate, they are quite a distance from Tampines town
- The Tampines GreenOpal isn’t close to schools
Keat Hong Verge BTO at Choa Chu Kang
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Flat type
|
Price (excluding grants)
|
|
2-room Flexi
|
From $99,000
|
|
3-room
|
From $164,000
|
|
4-room
|
From $253,000
|
All 571 units of the Keat Hong Verge BTO flats a Choa Chu Kang will be located along Choa Chu Kang Grove and Keat Hong Link.
Pros:
- Future residents of the Keat Hong Verge BTO flats can take an 8-minute walk to reach 2 LRT stations along the Bukit Panjang LRT line: Keat Hong LRT and Teck Whye LRT. This means that Choa Chu Kang MRT and the town centre is only 2-3 stops away
- The town centre has a bus interchange, Lot One Shoppers’ Mall and the community centre, among others
- With Choa Chu Kang MRT set to be connected to the Jurong Region Line (JRL) in 2026, residents can look forward to better accessibility to other parts of the west such as Tengah and Jurong West
- The Keat Kong Verge HDB BTO flats are expected to be affordable
- Shorter waiting time compared to the rest of the HDB BTO launches
- Good number of amenities, Park Connectors and schools nearby, including ITE College West, Keat Hong Shopping Centre, Teck Whye Shopping Centre, Teck Whye Primary and Secondary School, Choa Chu Kang Park Connector and Pang Sua Park Connector
Cons:
- There’s a proposed temple right across the HDB BTO units. As such, be wary of noise, smoke and sound pollution around the vicinity
Parc Residences @ Tengah BTO
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Flat type
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Price (excluding grants)
|
|
2-room Flexi
|
From $108,000
|
|
3-room
|
From $198,000
|
|
4-room
|
From $303,000
|
|
5-room
|
From $418,000
|
In 2019, over 5,600 units were released in Tengah HDB BTO launches. This time, there will be an additional 1,044 units of 2-room Flexi, 3-, 4-, and 5-room flats in Tengah. Parc Residences @ Tengah will be located in Tengah Town and is bounded by Tengah Park Avenue and Tengah Drive.
What’s unique about this development is that it will be Singapore’s first car-free and ‘smart’ town. Parc Residences @ Tengah is designed to integrate with nature, and is located at the edge of Tengah’s Park District, known as the ‘hub and heart’ of Tengah.
This will be integrated with the neighbourhood centre, which will see a policlinic, 190m of pedestrian mall that houses 40 shops. These shops provide food and retail options, tuition centres, hair salons, a food court, a supermarket, a tuition centre and childcare centres.
Pros:
- Good number of units and unit types to choose from
- Exciting prospect for future developments such as the Jurong Region Line (JRL) and smart technology
- Located in-between 3 upcoming MRT stations along the JRL (Hong Kah MRT, Tengah MRT and Tengah Plantation MRT)
- With improving amenities and infrastructure such as the JRL, the HDB BTO flats will appreciate in value in the future
- Just a short drive/bus ride to the upcoming Jurong Industrial District (JID). The hub will not only see over 95,000 job creations, but residents will also live close to their workplace
- Close to existing amenities in Bukit Batok and Jurong, including schools and Park Connectors
- PIE is located right across the HDB BTO flats
Cons:
- While there are a good number of schools around, there isn’t one that’s close
- Likewise, while the upcoming JRL will ensure good connectivity future, there isn’t an LRT/MRT station nearby at the moment. The nearest MRT station, Bukit Batok MRT, is far. You’ll need to wait till 2027 for the closest MRT station (Tengah Plantation MRT) to be completed
Champions Bliss and UrbanVille @ Woodlands BTO
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Flat type
|
Price (excluding grants)
|
|
2-room Flexi
|
From $90,000
|
|
3-room
|
From $184,000
|
|
4-room
|
From $276,000
|
|
5-room
|
From $405,000
|
HDB BTO flats in Woodlands are considered among the cheapest in Singapore. Despite their lower prices however, they’re still conveniently located near the MRT station at the heart of Woodlands. With a good number of schools, malls and amenities, the Woodlands BTO projects are great for families.
The Champions Bliss BTO is located along Woodlands Avenue 1 and sits opposite Woodlands South MRT station on the TEL. It consists of 349 units of 2-room Flexi and 4-room flats. Meanwhile, UrbanVille @ Woodlands is the biggest BTO project in August 2020, consisting of 1,785 units of 2-room Flexi, 3-room, 4-room and 5-room flats. The project is bounded by Woodlands Avenue 2 and Avenue 5 and is right across Woodlands MRT interchange station on the NSL and TEL, promising excellent connectivity.
Pros:
- The main highlight of both projects is their closeness to the new MRT stations along the TEL (Woodlands South MRT and Woodlands MRT)
- At the end of 2020, 6 more TEL stations are slated to open: Springleaf, Lentor, Mayflower, Bright Hill, Upper Thomson, and Caldecott. When the entire TEL is opened in 2024, residents will have direct train access on the TEL to stations like Orchard, Shenton Way, Tanjong Katong, and Bedok South
- In fact, once stage 3 of the TEL completes in 2021, the journey from Woodlands South to Orchard will take 35 minutes, compared to a 50-minute journey by bus and MRT now
- The Woodlands North site sits opposite Woodlands MRT station (3-mins walk), an interchange station along the NSL and TEL
- Meanwhile, residents of the Woodlands South will only need to walk for 1 minute to get to Woodlands South MRT
- Residents of the Woodlands South site who drive can access the Seletar Expressway (SLE)
- Excellent selection of flats. Young couples and families can opt for the 2- and 3-room flats, while bigger families with children and elderly might find the 4-and 5-room flats more appealing
- Good selection of schools around; Woodlands North site has Qihua Primary School, Woodlands Primary School, Si Ling Primary School, Riverside Secondary School and Republic Polytechnic. Meanwhile, the Woodlands South site has Innova Primary School, Woodgroove Secondary School and Christ Church Secondary School, among others
- Further proof that both sites are great for families: both are surrounded by a host of amenities including Causeway Point, Woodlands North Plaza, 888 Plaza, Marsiling Mall, Vista Point, a bus interchange, a sports and swimming complex and several parks such as Admiralty Park, Treehaus Park, Fu Shan Garden and Vista Park
Cons:
- There’s a Chinese temple right across the Woodlands North site, which indicates large crowds, incense and religious prayers. Buyers might want to take note of this before committing.
- The Woodlands MRT station will undoubtedly also attract a lot of noise
- While the Woodlands South site is close to the SLE, there’s bound to high levels of noise pollution
- Even with the TEL, both projects are located far away from the CBD and other parts of Singapore
Conclusion
With a large pool of flats to choose from this time around, it’s likely that you have a higher chance of securing a flat.
As with all BTO launches, each BTO location has their own attributes, as pointed above.
We expect the BTO flats at Ang Mo Kio, Bishan and Pasir Ris to be the most popular because the last launch was long ago. However, these flats are likely to fetch higher prices, so if you’re on a tight budget, it’s better to look at more affordable options such as Woodlands and Choa Chu Kang.
If you’re looking for a location that’s really close to current MRT stations as well amenities, then Geylang, Pasir Ris and Woodlands should definitely be on your radar, considering their close proximity to MRT stations, malls, eateries and more.
Finally, for those who are more budget-conscious, Woodlands and Choa Chu Kang should pique your interest.
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