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HDB BTO November 2022 Tengah Review: Brand New Estate Under Development

Joanne Poh
HDB BTO November 2022 Tengah Review: Brand New Estate Under Development
Note: The November 2022 BTO launches have been released. Applications close on 1 December 2022, 11.59pm.
There have been many BTO launches in Tengah recently, the last in February 2022. In this HDB BTO November 2022 launch, a new batch of flats will be launched in this upcoming non-mature estate, which is currently undergoing development from the ground up.
2,077 2-room Flexi, 3-room, 4-room and 5-room flats will be made available. Due to the large supply of flats and the high frequency of past launches in Tengah, this launch could end up being relatively easy to successfully ballot for.

HDB Tengah BTO Nov 2022 Map (Garden Waterfront I & II @ Tengah)

Location of Garden Waterfront I and Garden Waterfront II Nov 2022 Tengah BTO flats, located along Tengah Garden Avenue. Source: HDB
Want to buy a home in the Tengah area but don’t want to have to wait for an HDB BTO flat? Browse HDB flats for sale in Jurong West on PropertyGuru.

Garden Waterfront I & II @ Tengah Nov 2022 Tengah BTO Location

HDB Tengah BTO 2022Garden Waterfront I & II @ Tengah
AddressTengah Garden Avenue
Nearest MRT2-room Flexi, 3-room, 4-room, 5-room
Nearest bus interchangeTengah Boulevard (upcoming bus interchange)
Nearest schoolsJurongville Seconday School, Dulwich College, Jurong Primary School, Hua Yi Secondary School, Fuhua Secondary School, Yuhua Secondary School, Shuqun Primary School, Rulang Primary School, Jurong Pioneer Junior College, Canadian International School
Other nearby amenitiesJurong Green Community Club, Jurong East Sport Centre
The Tengah BTO Nov 2022 launch is located along Tengah Garden Avenue, with two upcoming MRT stations nearby. Hong Kah MRT station will be located right next door, while Tengah Plantation MRT station will be within walking distance. These MRT stations are expected to open in 2027 and 2028 respectively.
The Garden Waterfront I & II @ Tengah flats will be located by the proposed Tengah Pond and a proposed park, so some residents will enjoy scenic waterfront views. It will also be very near the PIE, making it easy for those travelling by car to get to other parts of Singapore.
Tengah is currently undergoing development into a residential estate, so there are currently no amenities to speak of, and residents will have to put up with construction for quite a number of years after they move in. As with other new residential estates like Punggol, a large fraction of its first residents will be young families, thus it is likely that many child-related amenities will be established.

Garden Waterfront I & II @ Tengah BTO Price (HDB BTO November 2022 Launch)

2-room Flexi
From $111,000
$132,000 to $182,000
$119,000 to $190,000
3-room
From $214,000
$231,000 to $273,000
$194,000 to $257,000
4-room
From $307,000
$309,000 to $403,000
$312,000 to $390,000
5-room
From $428,000
$420,000 to $525,000
$428,000 to $519,000
With 2,077 units up for grabs, it should not be too difficult to successfully ballot for a Tengah BTO 2022 flat, especially as there was already a previous launch in the area earlier this year.
As Tengah is a brand new non-mature estate, there are no resale flat statistics. However, due to the affordable price of BTO flats in the area, it is likely that resale flats will eventually be able to turn a decent profit after their Minimum Occupation Period (MOP) expires and the estate grows and develops.

Budgeting for Your Tengah BTO Nov 2022 Home Loan

Although the Garden Waterfront I & II @ Tengah BTO flats are likely to be affordable, it is still important to plan your finances and work out how much you can afford before balloting for a unit.
2-room
$111,000
$22,200 down payment; estimated $403 monthly mortgage repayments
$27,750 down payment; estimated $412 monthly mortgage repayments
3-room
$214,000
$42,800 down payment; estimated $777 monthly mortgage repayments
$53,500 down payment; estimated $795 monthly mortgage repayments
4-room
$307,000
$61,400 down payment; estimated $1,114 monthly mortgage repayments
$76,750 down payment; estimated $1,142 monthly mortgage repayments
5-room
$428,000
$85,600 down payment; estimated $1,553 monthly mortgage repayments
$107,000 down payment; estimated $1,590 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.
For the above examples, we’ve gone with an interest rate of 2.6% and an LTV of 80% for HDB loans, an interest rate of 3.4% and an LTV of 75% for bank loans. These figures have been adjusted to follow the September 2022 cooling measures as well as current bank interest rates. At the time of writing (23 November 2022), the lowest interest rate offered is 3.38%.
All loan examples have been worked out based on a 25-year loan. You are, of course, free to go for a shorter loan if you are able to afford higher monthly instalments.
If you are looking for a more precise estimate, feel free to use our affordability calculator to find out how much you can afford on your existing budget. You can also get in touch with a PropertyGuru Finance mortgage expert in order to obtain personalised advice about your situation.

Garden Waterfront I & II @ Tengah Nov 2022 Tengah BTO Amenities

Near MRT Station

The future Hong Kah MRT station on the Jurong Region Line will be located right next door to the Tengah BTO 2022 project, while the Tengah Plantation MRT station will be within walking distance.

Lots of Greenery

The Singapore government has plans to turn Tengah into a very green HDB estate with lots of nature. There are also plans to build community gardens for residents.

Electric Vehicle Carparks

In line with plans to turn Tengah into a sustainable town, selected lots in each car park will be equipped with electric vehicle charging points.

Conclusion: Is Garden Waterfront I & II @ Tengah (HDB BTO Tengah Nov 2022) Worth Balloting For?

The Garden Waterfront I & II @ Tengah project is the most affordable Nov 2022 BTO launch. It is most suited for those who are looking for a wallet-friendly starter home and do not mind the fact that the estate will be under development for the years to come.

Pros of Garden Waterfront I & II @ Tengah (Tengah Nov 2022 BTO)

  • Affordable price
  • Next door to upcoming MRT station
  • Green neighbourhood
  • Large supply of units available

Cons of Garden Waterfront I & II @ Tengah (Tengah Nov 2022 BTO)

  • Estate under construction
  • Lack of established amenities
  • Far from the city centre
With 2,077 units up for grabs across all flat types (from 2-room Flexi to 5-room flats), there is something for all household sizes in the HDB BTO Tengah Nov 2022 launch.
The Tengah Nov 2022 launch is likely to be popular with young families on a budget who are looking for an affordable starter home. Due to the fact that Tengah is currently undergoing development, residents will have to put up with construction for many years after they move in. Thus, the Garden Waterfront I & II @ Tengah project is suited to young households with children who are in it for the long term.

Applying for November 2022 HDB BTO Flats

Not sure if you should ballot for the Tengah BTO Nov 2022 flats? Read about the other BTO 2022 launches in November below:
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.

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More FAQs About the HDB BTO November 2022 Launch

BTO stands for Build-To-Order, HDB flats in which construction will begin only if 65 to 70% of the units in the flat have been booked.

You must first meet HDB’s eligibility criteria before you can apply for a BTO flat; do check which eligibility scheme you fall under as well, your income ceiling, and even HDB Loan eligibility if you’re planning to take it up. Then, you can apply for it during the one-week window in Feb, May, Aug and Nov.

The Minimum Occupation Period (MOP) of most HDB flats is 5 years. If you’re planning to apply for another BTO, you can only do so after your first MOP has been met and you've sold the flat.

Yes, you can. You must be at least 35 years old and you can only buy a 2-room Flexi flat in a non-mature estate.