May 2021 HDB BTO Launch Review: Tengah, Woodlands, Bukit Merah, and Geylang

PropertyGuru Editorial Team
May 2021 HDB BTO Launch Review: Tengah, Woodlands, Bukit Merah, and Geylang
The May 2021 HDB BTO sales launch will see 3,879 BTO units offered in Tengah, Woodlands, Bukit Merah, and Geylang.
If you’re looking to BTO in one of these estates, read on and and learn more about what the May 2021 BTO projects have to offer.
Update: The May 2021 BTO application deadline is 31 May 2021, Monday, 11.59pm. We recommend reading our guide on How to Ace Your HDB BTO Application And Increase Your Ballot Chances too. Good luck!

May 2021 HDB BTO Launch Overview

Tengah (Garden Bloom)
From $113,000 (2-room Flexi), $299,000 (4-room) and $404,000 (5-room)
Woodlands (Woodgrove Ascent)
From $98,000 (2-room Flexi), $185,000 (3-room), $275,000 (4-room) and $372,000 (5-room)
Bukit Merah (Telok Blangah Beacon)
From $419,000 (3-room) and $602,000 (4-room)
Geylang (MacPherson Weave)
From $180,000 (2-room Flexi), $343,000 (3-room) and $489,000 (4-room)
The number of BTO projects for this launch are comparable to recent launches, where there have been four to five estates per launch.
For this particular launch, half the projects are in mature estates, with the other half in non-mature estates. Notably, the mature estate projects (Bukit Merah and Geylang) are expected to be highly popular among buyers.
Garden Bloom at Tengah BTO Artist's Impression
Garden Bloom at Tengah BTO Artist’s Impression. Source: HDB

May 2021 Tengah BTO Review (Garden Bloom @ Tengah)

Name of the Tengah BTO project
Garden Bloom @ Tengah
Bounded by Tengah Central and Tengah Garden Walk
Unit mix
2-room Flexi, 4-room, 5-room
From $113,000 (2-room Flexi), $299,000 (4-room) and $404,000 (5-room)
Nearest MRT
Hong Kah MRT station (Jurong Region Line (opening in 2026)), Tengah MRT station (Jurong Region Line (opening in 2026))
Nearby amenities
West Mall, Keat Hong Shopping Centre, Sports and recreation centre (proposed), Jurong East Sports Centre, Bukit Batok Swimming Complex, Civil Service Club @ Bukit Batok, Health and medical facilities (proposed), Community gardens, Forest Corridor (proposed)
Nearby schools
Concord Primary, Choa Chu Kang Primary , Shuqun Primary, Corporation Primary, St Anthony’s Primary, Dazhong Primary, Princess Elizabeth Primary, Corporation Primary, Jurong Primary, Huiling Primary, Bukit Batok Secondary, Dunearn Secondary, Hua Yi Secondary, Jurongville Secondary, Fuhua Secondary, Yuhua Secondary, Dulwich College, Millennia Institute, Canadian International School

May 2021 Tengah BTO Map

May 2021 Tengah BTO Gardens Bloom Map
Source: HDB
With plans for Tengah estate to be a “Forest Town”, families living in the Tengah BTO flats can expect plenty of greenery in their surroundings. They’ll also enjoy very close access to the upcoming Jurong Region Line (JRL), and be situated near the future Jurong Innovation District (JID).
When completed in 2026, Hong Kah MRT will be only a 5-minute walk away. From here, residents can connect to the North South Line (NSL) and East West Line (EWL) in two stops and four stops respectively. For those who drive, the Pan Island Expressway (PIE) will be only a few minutes away.
Families will also find themselves surrounded by many community gardens close to their doorstep, as well as a proposed town park about a five to 10-minute walk away. There are also plans to build a health and medical care facility right across the road from the BTO flats.
It appears the nearest mall at the moment is West Mall in Bukit Batok, which will require a short bus or car ride to reach.
The BTO flats will be in the vicinity of the upcoming JID, with part of it comprising proposed sports and recreation facilities.
Woodgrove Ascent at WoodlandsBTO Artist's Impression
Woodgrove Ascent at Woodlands BTO Artist’s Impression. Source: HDB

May 2021 Woodlands BTO Review (Woodgrove Ascent)

Name of the Woodlands BTO project
Woodgrove Ascent
Woodlands Avenue 1
Unit mix
2-room Flexi, 3-room, 4-room, 5-room
From $98,000 (2-room Flexi), $185,000 (3-room), $275,000 (4-room) and $372,000 (5-room)
Nearest MRT
Woodlands MRT station (North-South Line, Thomson East Coast Line)
Nearby amenities
Causeway Point, Woodlands Civic Centre, 888 Plaza, Marsiling Mall, Marsiling Point, The Woodgrove, Sports and swimming complex, Woodlands Town Park East, Treehaus Park, Woodlands Polyclinic, Woodlands Health Campus (to open progressively from 2023), Health and medical care facility (proposed)
Nearby schools
Marsiling Primary, Si Ling Primary, Woodlands Primary, Woodlands Ring Primary, Woodgrove Primary, Fuchun Primary, Innova Primary, Woodlands Secondary, Marsiling Secondary, Riverside Secondary, Fuchun Secondary, Christ Church Secondary, Woodgrove Secondary, Singapore American School, Singapore Sports School, Republic Polytechnic

May 2021 Woodlands BTO Map

May 2021 Woodlands BTO Woodgrove AscentMap
Source: HDB
The Woodlands BTO flats will be located very close to the heart of Woodlands, where major amenities like Woodlands MRT and Causeway Point reside. Residents will have convenient access to public transport and mall amenities, and be surrounded by many primary and tertiary institutions.
Woodlands MRT, Causeway Point, Woodlands Civic Centre, and Woodlands Bus Interchange will all be only 10 minutes away by foot. For families who want to stay active, Treehaus Park is located right in front of the BTO flats. Residents can also take a five to 10-minute walk to the sports and swimming complex nearby.
For medical needs, Woodlands Polyclinic is a short drive or bus ride away. Alternatively, residents can travel slightly further out to the upcoming Woodlands Health Campus (opening progressively in 2023) for more comprehensive healthcare services.
Several education institutions are located in the vicinity. This includes Si Ling Primary, Innova Primary, Fuchun Secondary, Woodgrove Secondary, Singapore Sports School, and Republic Polytechnic.
Telok Blangah Beacon at Bukit Merah BTO May 2021
Telok Blangah Beacon at Bukit Merah BTO Artist’s Impression. Source: HDB

May 2021 Bukit Merah BTO Review (Telok Blangah Beacon)

Name of the Bukit Merah BTO project
Telok Blangah Beacon
Telok Blangah Drive
Unit mix
3-room, 4-room
From $419,000 (3-room) and $602,000 (4-room)
Nearest MRT
Telok Blangah MRT station, Labrador Park MRT station (Circle Line)
Nearby amenities
VivoCity, Depot Heights Shopping Centre, neighbourhood centres, Telok Blangah Hill Park, Mount Faber Park, Labrador Park, SAFRA Mount Faber, Health and medical care facility (proposed)
Nearby schools
Blangah Rise Primary, Radin Mas Primary, CHIJ St. Theresa’s Convent

May 2021 Bukit Merah BTO Map

Telok Blangah Beacon at Bukit Merah BTO May 2021 Map
Source: HDB
Situated just slightly north of Keppel Club, the BTO flats will be located along the upcoming Greater Southern Waterfront. The massive Greater Southern Waterfront project will see the development of southern locations like Keppel Club, Sentosa, and Pasir Panjang Power District into an attractive place to live, work, and play. These developments are set to take place over the next five to 10 years.
Not surprisingly, those eyeing a BTO unit in this project can expect very heavy competition for only 170 units.
Greater Southern Waterfront perks aside, residents will find themselves only 10 minutes away from Telok Blangah MRT by foot. For mall amenities, families can take a short drive to VivoCity, which should alone satisfy those looking for mall offerings over the weekend.
Those who love the outdoors can visit attractions such as Labrador Park, Mount Faber Park, and Telok Blangah Hill Park. Sentosa isn’t too far away if families want even more recreation options.
MacPherson Weave at Geylang BTO Artist's Impression May 2021
MacPherson Weave at Geylang BTO Artist’s Impression. Source: HDB

May 2021 Geylang BTO Review (MacPherson Weave)

Name of the Geylang BTO project
MacPherson Weave
Bounded by Circuit Road, Circuit Link, and Paya Lebar Road
Unit mix
2-room Flexi, 3-room, 4-room
From $180,000 (2-room Flexi), $343,000 (3-room) and $489,000 (4-room)
Nearest MRT
Macpherson MRT station (Circle Line, Downtown Line)
Nearby amenities
PLQ Mall, SingPost Centre, Paya Lebar Square, Tanjong Katong Complex, Joo Chiat Complex, neighbourhood centres, markets and food centres, Geylang East Swimming Complex, Geylang Polyclinic, Health and medical care facility (proposed)
Nearby schools
Canossa Catholic Primary School, Geylang Methodist School, Nexus International School, Lifelong Learning Institute

May 2021 Geylang BTO Map

May 2021 Geylang BTO MacPherson Weave Map
The Geylang BTO flats will not only be in a relatively central location, Macpherson MRT station will also be at residents’ doorsteps. There are also a good number of malls and neighbourhood amenities in the area.
Macpherson MRT station will be less than a 5-minute walk away from the BTO units. With the station sitting on both the Circle Line (CCL) and the Downtown Line (DTL), residents will have more options to get around by train.
Families can choose from a number of malls to visit during their free time: PLQ Mall, SingPost Centre, Paya Lebar Square, Tanjong Katong Complex, and Joo Chiat Complex.
There are also a few neighbourhood centres in the vicinity to get food and daily essentials, with one of them right across the road from the BTO project. Additionally, there are three food centres in the area, two of which are about a 10-minute walk away.

Conclusion: Which BTO Should I Pick in May 2021?


If you want an affordable BTO flat, you can go for the Tengah or Woodlands BTO flats. These are significantly cheaper than the Bukit Merah and Geylang BTO flats. Of the two, the Woodlands project seems to offer more choices and at a slightly cheaper price. There are no 3-room flats in this Tengah BTO project, so if you want a unit that’s larger than the 2-room flexi, you would need to get a 4-room at $275,000.


The Bukit Merah and Geylang BTO flats will be the most accessible given their city-fringe location, not to mention their close proximity to the MRT. While the Tengah and Woodlands BTO projects are less centrally located, they’ll still be close to the MRT.


The Woodlands and Geylang BTO flats come out tops when comparing convenience of amenities. Apart from being close to a few mall amenities, both projects are surrounded by key amenities like neighbourhood centres, sports facilities, polyclinics, and schools.


The Bukit Merah and Geylang BTO projects are expected to be the most popular out of the four projects. After all, a central location that’s close to the city will alone be a very huge draw. Furthermore, both projects are in mature estates, which tend to be more popular choices for new homeowners.
Young couples with a limited budget can opt for the Tengah or Woodlands BTO projects. While these are less central, there’s still good access to public transport and major expressways. Amenity offerings in these localities also seem decent, although those in Tengah might take a little more time to build up.
If you have a bigger family (or are planning on one), all projects seem suitable. All the BTO locations offer 4-room flats, with the Tengah and Woodlands projects offering up to 5-room flats.
If you have a higher budget and want a chance to live in an area with plenty of entertainment and green attractions in the pipeline, you can try for the Bukit Merah BTO flats. Be sure to buy 4D if you manage to get a unit!
BTO flats aren’t your only option if you’re looking for a HDB flat. Explore resale flats in the same areas here:
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Your BTO FAQs answered below:

You'll need to wait for one of HDB's quarterly BTO sales launches in February, May, June, or Nov. After checking your eligibility, submit your flat application online through HDB InfoWEB on the HDB website during the 1-week application period.

The typical waiting time is three to four years, although some BTO projects can be ready in as soon as 2.5 years. However, note that due to the pandemic, it was announced that some recently launched projects may take up to five years to complete.

The downpayment will be 10% of the purchase price if you take the maximum 90% loan from HDB. This can be paid with CPF and/or cash. If you're taking the maximum 75% loan from a bank, the downpayment will be 25%. At least 5% will have to be paid in cash.

The BTO balloting results will be out around three weeks after the closing of the application period.