River Peaks I and II, the first batch of BTO flats under the Prime Location Housing (PLH) model, was released recently during the Nov 2021 BTO launch. In spite of high prices, demand from prospective buyers was strong, particularly for four-room flats, which had an overall subscription rate of 10.3.
With 3-room flats priced at $409,000 to $474,000 and 4-room flats at $582,000 to $688,000, buyers had to be prepared to pay a premium for a central location.
The PLH model might cause location-conscious buyers to turn to city fringe locations instead, defined as those close to but not in the city core, mostly in the Rest of Central Region (RCR). Upcoming BTO projects in Feb 2022 include the Kallang/Whampoa and Geylang launches are expected to see strong interest, as they aren’t subject to the tight PLH restrictions and are expected to be slightly more affordable than BTO flats in prime locations.
But if you can’t wait for a BTO flat and wish to live in the city fringe, here are some flats to consider.
3-room HDB Flats in the City-Fringe Under $409,000
At under $409,000, it’s a challenge to find a newer flat built in the 1990s and later, but there are flats built in the 70s and 80s that are still in good condition. With some renovation work done, the place will look good as new.
3-room Flat at 108 Aljunied Crescent: $380,000
This 1980 flat in Aljunied offers quick access not just to the CBD via a 12-minute car ride, but also to Changi Airport via a 20-minute car ride. It is 5 minutes’ walk from Aljunied MRT stations and 12 minutes’ walk from both Paya Lebar and Mattar MRT stations, giving you access to both the East West, Circle and Downtown Lines.
If you’re into the minimalist aesthetic, the existing pale wood on cream colour palette provides a good base for you to redecorate the apartment. The large kitchen is an added plus point for those who like to cook.
| Property | 3-room flat at Aljunied Crescent |
| Price | $380,000 |
| Nearest MRT station | Aljunied |
| Nearby amenities | Geylang East ActiveSG Swimming Complex, Geylang East Public Library, Paya Lebar Square, PLQ Mall, Geylang Methodist School (Secondary) |
| Key features | Built in 1980, renovated, partially furnished |
View the listing here or search for other Aljunied HDB flats for sale on PropertyGuru.
3-room Flat at 203 Toa Payoh North: $388,000
This 1982 flat is located 3 minutes’ walk from Braddell MRT station, which connects to Orchard in 10 minutes and Raffles Place in 19 minutes. There are numerous choice primary schools located within the vicinity of the flat, including Raffles Girls’ Primary School.
| Property | 3-room flat at 203 Toa Payoh North |
| Price | $388,000 |
| Nearest MRT station | Braddell |
| Nearby amenities | Beatty Secondary School, First Toa Payoh Primary School, Raffles Girls’ School (Secondary), CHIJ Primary (Toa Payoh), Marymount Convent, Junction 8, Bishan Community Club |
| Key features | Built in 1982, low floor |
View the listing here or search for other Bradell HDB flats for sale on PropertyGuru.
3-room Flat at 12 Upper Boon Keng Road: $399,999
This 1980 flat is located just a 6-minute walk to Kallang MRT station, taking you to the CBD in minutes. Bendemeer and Geylang Bahru MRT stations are about a 12-minute walk away. It is also right beside the Kallang River, so you can take evening strolls by the water if that’s your thing.
| Property | 3-room flat at 12 Upper Boon Keng Road |
| Price | $399,999 |
| Nearest MRT station | Boon Keng |
| Nearby amenities | Aperia Mall, Bendemeer Mall, Sheng Shiong, Bendemeer Primary School, Bendemeer Secondary School, Geylang Methodist School (Secondary), Stamford Primary School |
| Key features | Built in 1980, high floor, partially furnished |
View the listing here or search for other Boon Keng HDB flats for sale on PropertyGuru.
3-room Flat at 142 Jalan Bukit Merah: $399,999
This 1978 flat’s nearest MRT station is the future Keppel station on the Circle Line, about 11 minutes’ walk away. For now, residents will have to walk 16 minutes or take a bus out to Tiong Bahru MRT station. If you’re a foodie, you’ll appreciate the flat’s proximity to the hipster enclave at Yong Siak Street.
| Property | 3-room flat at 142 Jalan Bukit Merah |
| Price | $399,999 |
| Nearest MRT station | Keppel |
| Nearby amenities | Singapore General Hospital, National Heart Centre, CHIJ (Kellock), Tiong Bahru Market, Tiong Bahru Plaza, Tiong Bahru Community Centre |
| Key features | Built in 1978, low floor, spacious layout |
View the listing here or search for other Bukit Merah HDB flats for sale on PropertyGuru.
3-room Flat at 664 Buffalo Road: $380,000
This 1981 flat in the Little India area is extremely well-connected, with Little India MRT station just 3 minutes’ walk away. It is actually a short walking distance from the Nov 2021 Rochor BTO site.
By foot, Rochor MRT station is 5 minutes away and Jalan Besar MRT station is 7 minutes away.
| Property | 3-room flat at 664 Buffalo Road |
| Price | $380,000 |
| Nearest MRT station | Little India |
| Nearby amenities | Tekka Centre, Little India Arcade, Tekka Mall, Mustafa Centre, City Square Mall, Sim Lim Square, Bugis Junction, Bugis+ |
| Key features | Built in 1981, low floor |
View the listing here or search for other Little India HDB flats for sale on PropertyGuru.
4-room HDB Flats in the City-Fringe Under $582,000
When your budget’s a little higher at $582,000, you can gain access to newer flats built in 2000 and after.
4-room Flat at 117B Jalan Tenteram: $535,000
This corner unit, built in 2016, is located 11 minutes’ walk from Boon Keng MRT station and 12 minutes from Potong Pasir MRT station. An added bonus is that it’s a high-floor unit so you do get a nice view of the surrounding city blocks.
The Minimum Occupation Period (MOP) was fulfilled 2021, so it is one of the newest flats you can buy on the resale market. Being new and in good condition means it is move-in ready, great for couples who are trying to minimise renovation costs.
| Property | 4-room flat at 117B Jalan Tenteram |
| Price | $535,000 |
| Nearest MRT station | Boon Keng |
| Nearby amenities | Bendemeer Primary school, Hong Wen School, Whampoa Community Centre, Toa Payoh Comunity Centre, St Wilfred Active SG Sports Centre |
| Key features | Built in 2016, high floor, corner unit, freshly MOP-ed unit |
View the listing here or search for other Boon Keng HDB flats for sale on PropertyGuru.
4-room Flat at 672B Klang Lane: $550,000
Located 9 minutes’ walk from Little India MRT station and 10 minutes’ walk from Farrer Park MRT station, this 2000 flat allows its residents to enjoy amenities like Mustafa Centre and City Square Mall, with food and entertainment hotspots Bugis and Jalan Besar just a short walk away.
| Property | 4-room flat at 672B Klang Lane |
| Price | $550,000 |
| Nearest MRT station | Little India, Farrer Park |
| Nearby amenities | Tekka Centre, Little India Arcade, Tekka Mall, Mustafa Centre, City Square Mall, Sim Lim Square, Bugis Junction, Bugis+ |
| Key features | Built in 2000, low floor |
View the listing here or search for other Farrer Park HDB flats for sale on PropertyGuru.
4-room Flat at 129 Kim Tian Road: $550,000
This 1975 flat is located 8 minutes’ walk from Tiong Bahru MRT station and 13 minutes from the future Havelock MRT station on the Thomson-East Coast line. It is not only minutes from the CBD but also in a highly sought-after neighbourhood with lots of F&B and lifestyle amenities. The flat has been renovated twice and looks very new.
| Property | 4-room flat at 129 Kim Tian Road |
| Price | $550,000 |
| Nearest MRT station | Tiong Bahru |
| Nearby amenities | Singapore General Hospital, National Heart Centre, Tiong Bahru Market, Tiong Bahru Plaza, Tiong Bahru Community Centre, Zhangde Primary school |
| Key features | Built in 1975, low floor, well-renovated |
View the listing here or search for other Tiong Bahru HDB flats for sale on PropertyGuru.
4-room Flat at 238 Lorong 1 Toa Payoh: $580,000
This 1986 flat is located 7 minutes’ walk from Braddell MRT station and 13 minutes’ from Toa Payoh MRT station. Parents with school-going children may find this flat to be in an attractive location as it is near many popular schools. Not to mention, the interior of the flat is well-renovated and next door to a corner unit.
| Property | 4-room flat at 238 Lorong 1 Toa Payoh |
| Price | $580,000 |
| Nearest MRT station | Braddell |
| Nearby amenities | Lorong 8 Toa Payoh Hawker Centre, Beatty Secondary School, First Toa Payoh Primary School, Raffles Girls’ School (Secondary), CHIJ Primary (Toa Payoh), Marymount Convent, Junction 8, Bishan Community Club |
| Key features | Built in 1986, low floor, partially furnished |
View the listing here or search for other Toa Payoh HDB flats for sale on PropertyGuru.
4-room Flat at 8 Haig Road: $550,000
This HDB flat is 8 minutes’ walk from Paya Lebar MRT station and 13 minutes’ from Dakota MRT station. Travelling to the city centre is less than a 20-minute commute by train. This neighbourhood is great for those who want to live in a neighbourhood that has old school charm but still be in reach of chic cafes and trendy happy hour bars.
| Property | 4-room flat at 8 Haig Road |
| Price | $550,000 |
| Nearest MRT station | Paya Lebar |
| Nearby amenities | Kong Hwa School, Tanjong Katong Secondary School, Tanjong Katong Girls’ School, PLQ, Kinex, Paya Lebar Square, SingPost Centre |
| Key features | Built in 1976, high floor |
View the listing here or search for other Geylang HDB flats for sale on PropertyGuru.
4-room Flat at 268 Bishan Street 24: $528,000
This 1991 flat is located 16 minutes’ walk from Bishan MRT station, and will also benefit from the opening of future MRT station Teck Ghee, which will be about 11 minutes’ walk away. Travelling to town or accessing the different MRT lines is easy.
The flat is only 7 minutes’ walk from the scenic Bishan-Ang Mo Kio Park so you can reap the benefits of living near nature.
| Property | 4-room flat at 268 Bishan Street 24 |
| Price | $528,000 |
| Nearest MRT station | Teck Ghee (upcoming), Bishan |
| Nearby amenities | Bishan-Ang Mo Kio Park, Bishan Swimming Complex, Junction 8, Bishan Swimming Complex, Catholic High School, Whitley Secondary School, New Eunoia Junior College |
| Key features | Built in 1991, low floor |
View the listing here or search for other Bishan HDB flats for sale on PropertyGuru.
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This article was written by Joanne Poh. A former real estate lawyer, she writes about property and personal finance and spends her free time compulsively learning languages and roller skating in carparks.
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