February 2023 BTO Queenstown Review: City Fringe Location With Many Choice Schools Nearby

Joanne Poh
February 2023 BTO Queenstown Review: City Fringe Location With Many Choice Schools Nearby
Note: The February 2023 BTO launches have been released. Applications close on 6 March 2023, 11.59pm.
Mr Desmond Lee, Minister of National Development, announced revised BTO balloting procedures on 2 March 2023 to improve the effectiveness of BTO flat allocation.
First-timer BTO applicants who obtain a BTO ballot from August 2023 but don’t select a flat will be treated as second-timers for a year. After their second BTO application, if they are still unable to make a choice, they will have to wait a year before making another BTO application.
While filling out your BTO application during the current BTO season, keep it in mind for sure. Queenstown is a mature estate that has traditionally been one of the most sought-after areas in BTO exercises. But ever since the inception of the Prime Location Public Housing (PLH) model for new flats in the area, demand for Queenstown BTO flats has somewhat lowered.
The Ulu Pandan Glades Queenstown February 2023 BTO site consists of 732 3-room and 4-room flats, making it suitable for smaller households. It has also been classified under the PLH model. Read on to find out more.

Ulu Pandan Glades Feb 2023 Queenstown BTO Map

Location of Ulu Pandan Glades Feb 2023 Queenstown BTO flats, bounded by Ghim Moh Link and Commonwealth Avenue West. Source: HDB

Ulu Pandan Glades Queenstown BTO Location (February 2023 BTO) Launch

Name of the February 2023 BTO Queenstown launchUlu Pandan Glades
AddressBounded by Ghim Moh Link and Commonwealth Avenue West
Nearest MRTDover MRT station
Nearest bus interchange
Nearest schoolsAnglo-Chinese School (Independent), Fairfield Methodist School, New Town Secondary School, Anglo-Chinese Junior College (ACJC, Singapore Polytechnic (SP), UWCSEA, Anglo-Chinese School (International), ESSEC Business School, INSEAD, School of Science and Technology (SST), and National University of Singapore (NUS)
Other nearby amenitiesThe Star Vista, Ghim Moh Road Market, Holland Village, Rochester Village, Ulu Pandan Community Club, Ulu Pandan Park Connector
Ulu Pandan Glades is located on Commonwealth Avenue West and Ghim Moh Link. It consists of 732 units of 3-room and 4-room flats. The site falls under the PLH model.
It is a seven-minute walk from Dover MRT station and a 14-minute walk from Buona Vista MRT station, offering future residents a direct connection to the Central Business District (CBD) from both stations via the East-West Line.
Residents will never run out of things to do as Ulu Pandan Glades is located within walking distance of popular food and lifestyle destinations such as Holland Village and Ghim Moh Market. The site also enjoys proximity to attractive shopping amenities like The Star Vista and upmarket lifestyle hotspots like Rochester Park.
The tech parks in One-North are within the vicinity too, making the area ideal for those who work in the area.
Parents with kids are spoilt for choice due to the abundance of educational institutions in the area, including Anglo-Chinese School (Independent), Fairfield Methodist School, ACJC, SP, UWCSEA, Anglo-Chinese School (International), ESSEC Business School, INSEAD, SST, and NUS. This makes Ulu Pandan Glades is a very convenient choice for parents who have school-going children of different ages.

Queenstown BTO Price (HDB BTO February 2023 Launch)

From $372,000
From $362,000
$369,000 to $481,000
From $541,000
From $516,000
$511,000 to $691,000
Looking at past Queenstown BTO launches that fall under the PLH model, the 4-room flats are likely to be oversubscribed. But competition is unlikely to be stiff, especially if you are intending to go for a 3-room unit. In total, there are 732 units up for grabs at Ulu Pandan Glades.
Based on HDB’s Q4 2022 resale statistics, the median resale price of 3-room flats and 4-room flats in Q4 2022 was $390,000 and $870,000 respectively. If those figures sound a bit low to you, that is because most resale flats in Queenstown at the moment are older flats.
By contrast, newer flats are likely to fetch a premium, especially if they are sold soon after fulfilling their Minimum Occupation Period (MOP). In central areas like Queenstown, 4-room or 5-room flats have been able to command resale prices of over $1 million. That said, the effects of the PLH model on resale prices are yet to be seen.

Budgeting for Your Queenstown February 2023 BTO Home Loan

The Queenstown February 2023 BTO flats are not going to come cheap. Planning your finances and knowing what you can afford is thus indispensable.
$74,400 downpayment, estimated $1,350 monthly mortgage repayments
$93,000 downpayment, estimated $1,382 monthly mortgage repayments
$108,200 downpayment, estimated $1,963 monthly mortgage repayments
$135,250 downpayment, estimated $2,010 monthly mortgage repayments
In the table above, we have used the lowest starting price estimates, but your actual price will vary depending on the unit you select. All prices stated here exclude CPF housing grants.
In accordance with the September 2022 property cooling measures, we have gone with an interest rate of 2.6% and a Loan-to-Value (LTV) of 80% for the HDB loan examples and an interest rate of 3.4% and an LTV of 75% for the bank loan examples. At the time of writing (28 February 2023), the lowest interest rate offered is 3.75%.
All of the above examples have been fleshed out on the basis of a 25-year loan. However, depending on your ability to take on higher monthly instalments, you might prefer to opt for a shorter loan tenure which will enable you to repay the loan sooner.
To obtain an estimate tailored to the specifics of your loan, play around with PropertyGuru’s affordability calculator. You can also speak to PropertyGuru Finance mortgage experts for personalised advice on home loans and financing.

Queenstown BTO Amenities (HDB BTO February 2023 Launch)

Walking Distance to MRT Stations

Ulu Pandan Glades is located at a seven-minute walk from Dover MRT station and a 14-minute walk from Buona Vista MRT station. Both stations connect directly to the CBD via the East-West Line (EWL), no line changes are needed.

City Fringe Location With Easy Access to the City Centre

Other than convenience to MRT stations, Ulu Pandan Glades also enjoys relatively quick access to the city centre via Commonwealth Avenue West and Holland Road.

Attractive Food and Lifestyle Options

Many popular F&B and lifestyle destinations are located within walking distance of Ulu Pandan Glades, including Holland Village, Ghim Moh Road Market, The Star Vista, and Rochester Park.

Wide Range of Schools and Tertiary Institutions Nearby

As mentioned above, the estate is home to a generous selection of reputable schools and tertiary institutions.

Conclusion: Is the February 2023 HDB BTO Launch Worth Balloting For?

Ulu Pandan Glades BTO flats are situated at a choice location, in a popular city fringe area, filled with well-loved amenities and prestigious schools.

Pros of Queenstown HDB BTO February 2023 Launch

  • Central location
  • Walking distance to MRT stations
  • Many attractive, food, shopping and lifestyle options
  • Near many popular schools and tertiary institutions

Cons of Queenstown HDB BTO February 2023 Launch

  • Pricey
  • 5-room flats not available
  • May fall under the PLH model
  • A limited supply of flats

Applying for February 2023 HDB BTO Flats

Want more information on each Feb 2023 BTO launch? Read our detailed reviews on each of them here:

How Do I Register for BTO?

For an overview of the procedure to apply for a BTO flat in Singapore, watch our guide here.
For more property news, content and resources, check out PropertyGuru’s guides section.
Need help financing your latest property purchase? Let the mortgage experts at PropertyGuru Finance help you find the best deals.
Disclaimer: The information is provided for general information only. PropertyGuru Pte Ltd makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.

More FAQs About the HDB BTO Feb 2023 Launch

You can start applying to a BTO project after HDB announces them in February, May, August, and November.

The HDB Flat Portal lists the current and next BTO flats during BTO exercises.

You can only submit one application to one estate during a BTO exercise.