August 2021 HDB BTO Sales Launch: Location Guide – Hougang, Jurong East, Kallang/Whampoa, Queenstown, Tampines
In July 2021, Minister for National Development, Mr Desmond Lee, has indicated that the supply of new BTO flats will be maintained and that HDB is on track to supply about 17,000 flats in 2021, more than the 16,800 flats launched in 2020. For new home buyers, this is an assurance in face of the rising cost of housing catalysed by the pandemic.
This August 2021 BTO launch does not disappoint with 7 project launches across 5 estates. This launch also features 3 mature estates and even the 2 non-mature estates are fairly well-established. For young couples waiting for options that are not Punggol, Sengkang and Tengah, this is the launch you have been waiting for.
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Starting with the non-mature estates, we have Hougang and Jurong East.
Hougang
One of the two non-mature estates on offer in this launch, Hougang is in between its more happening cousin, Serangoon, and the new baby in the neighbourhood, Sengkang. While classified as a non-mature estate, Hougang is the largest HDB town based on land area and fairly well-established in terms of amenities and facilities. In 1990s, the first HDB flats were built in this town to settle the pig farmers who had to be relocated from their pig farms. With such a long history, Hougang doesn’t have the rawness of new towns such as Punggol and Tengah. There are two BTO project launches in August 2021.
Site 1 – Hougang (740 Units of 2-Room Flexi, 3-Room, 4-Room and 5-Room Flats)
This Hougang site has 740 units of 2-room Flexi, 3-room, 4-room and 5-room flats, making it suitable for all family sizes.
While in the Hougang estate, it is located closer to Bartley MRT and illustrates the size of the Hougang estate. This site is located far from both the Hougang and Kovan town centres and is closer to the Defu industrial estate and one of the main entrances to the Paya Lebar Air Base.
On the positive side, this means that there is no lack of employment opportunities nearby for residents in this estate. This site is also within the 1 km intake zone of Paya Lebar Methodist Girls’ Primary/ Secondary School.
The site is served by a neighbourhood centre along Hougang Ave 1, which is typical of older estates with a collection of shops, clinics and coffee shops under HDB blocks. There is also a proposed health and medical care centre in the works just opposite the new site.
Amenities rating: ⭐⭐ 2 / 5 stars. This site is relatively far from town centres, though the presence of the neighbourhood centre means that amenities are not too far alway. The proximity to Paya Lebar Methodist Girls’ and the employment opportunities of the industrial estate and air base also weigh in its favour
Accessibility rating: ⭐⭐ 2 / 5 stars. Accessibility by public transport is not the best, with Bartley MRT being 20 mins away by bus or on foot, despite being the closest in distance. Thankfully, it is only 10 mins away with 3 direct buses to Hougang MRT.
Affordability rating: ⭐⭐⭐⭐ 4 / 5 stars. TBC. The pricing for non-mature estates tend to be affordable.
Estimated completion: TBC
Rating: 8 / 15 ⭐.
Ballot for this: If you are working in the nearby industrial estates or at the Paya Lebar Air Base. Parents with children may also want to consider this location due to the promixity to Paya Lebar Methodist Girls’ the accessibility. Larger families who want to stay in a relatively established estate will want to consider the 5-room flats here. With 2-room Flexi units offered at this site, young couples can tap on the Married Child Priority Scheme (MCPS) and Multi-Generation Priority Scheme (MGPS) to increase their ballot chances.
Site 2- Hougang (580 Units Of 2-Room Flexi, 3-Room, 4-Room Flats)
This site is slighter smaller with only 580 units comprising 2-room flexi, 3-room and 4-room flats. Families who are looking for 5-room units will have to consider balloting for the other Hougang site instead.
This stands out for its promixity to Kovan MRT; it is directly opposite Kovan MRT. Additionally, a proposed Community Club will be included within the project site.
The site is right next to Heartland Mall and the surrounding neighbourhood centre. Foodies will also enjoy the variety of hawker fare available at the Kovan 209 Food Centre as well as the eateries along Upper Serangoon Road. The Kovan Sports Centre and Paya Lebar Kovan Community Club are also in the vicinity for leisure activities.
Amenities rating: ⭐⭐⭐⭐ 4 / 5 stars. This site is well-served by amenities and variety of food options. Schooling options are also relatively plentiful with many preschool options. Xinghua Primary School, Yuying Secondary School, Paya Lebar Methodist Girls’, Holy Innocents’ Primary School are also nearby (though not in the 1-km intake zone).
Accessibility rating: ⭐⭐⭐⭐ 4 / 5 stars. Accessibility by public transport is fantastic due to the convenience of Kovan MRT. However, Upper Serangoon Road is known for peak hour traffic congestion, being one of the major arterial roads in the area.
Affordability rating: ⭐⭐⭐⭐ 4 / 5 stars. TBC. The pricing for non-mature estates tends to be affordable. However, the absence of 5-room flats in the project does suggest that there may be some location premium for this project.
Estimated completion: TBC
Rating: 12 / 15 ⭐.
Ballot for this: This is possibly one of the highest rating with Hougang being classified as a non-mature estate (thus more affordable) and the site being located right in the town centre with established amenities. With 2-room Flexi units offered at this site, young couples can tap on the Married Child Priority Scheme (MCPS) and Multi-Generation Priority Scheme (MGPS) to increase their ballot chances.
Read Also: Non-Mature VS Mature HDB Estates: What’s Really The Difference?
Jurong East (560 Units Of 2-Room Flexi, 3-Room, 4-Room Flats)
For westies, this Jurong East project is the one to look out for, with 560 units ranging from 2-room flexi to 4-room flats. 5-room flats are not available in this project so larger families will have to look to other locations.
This site is less than 5 mins away from the upcoming Toh Guan MRT along the Jurong Regional Line (JRL). Currently an empty plot of land in between other HDB blocks, this site will be nestled among past BTO projects with their existing coffee shops and eateries
In terms of schools, Yuhua Primary School is within the 1-km intake zone. Fuhua Primary School and Crest Secondary School are also available schooling options nearby. Just a short bus ride or 15 mins walk away is the heart of Jurong East with JEM, Westgate and JCube. Residents may also find IMM a nearer retail option.
Amenities rating: ⭐⭐⭐ 3 / 5 stars. This site is sufficiently served with immediate food options and more amenities options just by heading out with a short bus ride or walk. Schooling options are also adequate for young families.
Accessibility rating: ⭐⭐⭐⭐ 4 / 5 stars. Accessibility by public transport is good, once the JRL is up and running; the estimated completion of Toh Guan station is 2028.
Affordability rating: ⭐⭐⭐⭐ 4 / 5 stars. TBC. The pricing for non-mature estates tends to be affordable.
Estimated completion: TBC
Rating: 11 / 15 ⭐.
Ballot for this: This is solid option for westies who want to live in the west while still enjoying the relative proximity to Jurong East. With 2-room Flexi units offered at this site, young couples can tap on the Married Child Priority Scheme (MCPS) and Multi-Generation Priority Scheme (MGPS) to increase their ballot chances.
Now on to the mature estates of Kallang/ Whampoa, Queenstown and Tampines.
Kallang/ Whampoa (310 Units Of 3-Room, 4-Room Flats)
A popular city fringe estate, Kallang/ Whampoa is back in this August 2021 BTO launch with 360 units of 3-room and 4-room flats. Unsurprising for this estate, the project is small with limited units. Those who have missed out during the February 2021 BTO launch for McNair Heights have another chance this time.
The smallest project in this launch, Kallang Whampoa is likely to see heavy oversubscription by BTO applicants. This project is very close to McNair Heights launched in February 2021 and much of the analysis still applies.
Located next to Northlight School and opposite Hong Wen School (within the 1-km intake zones for both schools), this is a good option for families with children. The proposed park next to the project site also adds some greenery for blocks facing in the park direction. However, blocks facing the expressway may be subject to louder traffic noises.
The site sits between Farrer Park MRT station and Boon Keng MRT station, where you can find your typical retail malls, namely City Square Mall and Bendemeer Shopping Mall.
Amenities rating: ⭐⭐ 2 / 5 stars. The amenities are still within walking distance but a little farther away. Members of CSC or Singapore Khalsa Association or frequent visitors or volunteers at Kwong Wai Shiu Hospital may find it more convenient. The closeness of the expressway may also mean that residents may have to invest into some form of noise-proofing.
Accessibility rating: ⭐⭐⭐ 3 / 5 stars. Boon Keng MRT station is about 700 metres away. The location is close to the city with easy access to CTE.
Affordability rating: ⭐⭐⭐ 3 / 5 stars. Mature estates tend to be on the pricey end for BTO flats.
Rating: 8 / 15 ⭐.
Ballot for this: If you have been waiting for a city fringe BTO for the longest time. Younger couples will enjoy the short commute to CBD and the proximity to town. If you are a CSC member, moving here will be perfect for you to maximise your membership. While our rating may seem low, the truth is that Kallang/ Whampoa is a sought-after location due to its proximity to the CBD.
Ballot Chances: The previous BTO launch, McNair Heights was 5.4 times oversubscribed by first-timers and 46.7 times oversubscribed by second-timers for 4-room flats. So, expect a similar response for this project.
Read Also: Neighbourhood Estate Guide: Could Kallang Be The Best Estate In Singapore To Live In?
Queenstown (610 Units Of 3-Room, 4-Room Flats)
Home to some of the most expensive HDB flats, Queenstown has a new batch of 610 units of 3-room, 4-room flats in this August 2021 BTO launch.
This site is located next to the Alexandra Fire Station and Queenstown Neighbourhood Police Centre. Additionally, Alexandra Hospital and Alexandra Village Food Centre are right behind. Residents should feel safe and secure living here but there may be some downsides when emergency signals go off. A proposed health and medical care centre will also be built next to the project site.
The main draw of this location is possibly the proximity of IKEA, Anchorpoint and Queensway Shopping Centre. For new home owners, IKEA is a mecca for home furnishings while its café and play area makes it a family-friendly location. To diversify your retail needs, Anchorpoint and Queensway Shopping Centre will provide you both the regular mall experience as the old-school thrill of bargain hunting in one of Singapore’s older shopping haunts.
However, this is quite a distance from the nearest MRT – Queenstown MRT, which is about 15 mins walk away or a 8 mins bus ride. In terms of schools, there is no school in the 1 km intake zone but families with children can consider Queenstown Primary School, Queenstown Secondary School, Queensway Secondary School, New Town Primary School and Crescent Girls’ School.
Amenities rating: ⭐⭐⭐⭐ 4 / 5 stars. Plentiful of retail amenities as well as civic services in the nearby vicinity while park connectors and sports facilities are easily accessible as well.
Accessibility rating: ⭐⭐ 2 / 5 stars. Queenstown MRT station is about 1.1 km away. The location is close to the city with easy access to AYE/ CTE.
Affordability rating: ⭐⭐⭐ 3 / 5 stars. Mature estates tend to be on the pricey end for BTO flats.
Rating: 9 / 15 ⭐.
Ballot for this: If you have been waiting for a BTO launch in Queenstown for the longest time. Younger couples will enjoy the short commute to CBD and the proximity to town. IKEA-lovers should double down their bets as well. While our rating may seem low, the truth is that Queenstown is a sought-after location due to its proximity to the CBD. Even though, personally this is a bit far from the MRT station.
Tampines
According to HDB, Tampines Town has been designated as a regional centre since the early 1990s. In October 1992, Tampines Town was awarded the World Habitat Award in the Developed Country Category by the Building and Social Housing Foundation (BSHF) of the United Nations. The award recognises innovative and successful human settlements. Those who venture east would know that Tampines is a well developed regional centre. There are 2 BTO projects launched this August 2021.
Site 1 – Tampines (540 Units of 4-Room and 5-Room Flats)
The smaller of the 2 project launches, this site has only 540 units of 4-room and 5-room flats. Larger families would want to look at this launch. It is also the site that is closer to Bedok Canal and Bedok Reservoir.
We have previously discussed Tampines during the November 2020 Tampines GreenEmerald launch. This site is just adjacent to the previous launch and much of the same analysis still applies. This is part of the overall expansion of Tampines and is located further away from Tampines Central. The key draw of this project is its close proximity to Bedok Reservoir while being well-connected via the Pan-Island Expressway and Downtown Line as it is situated in between Tampines West MRT and Bedok Reservoir MRT. Bordered by Bedok Park Connector, Bedok Canal and new parks, and a short walk from Bedok Reservoir, this project is an oasis of greenery on the outskirts of the bustling Tampines Central.
While there are no schools in the 1-km intake zone, there is a number of primary and secondary schools in the area: Junyuan Primary School, St Hilda’s Primary/ Secondary School, Junyuan Secondary School, Changkat Primary School, Changkat Changi Secondary School. Temasek Polytechnic is the closest academic institution.
Amenities rating: ⭐ 1 / 5 stars. Unfortunately, being so far from the town centre, amenities are still in development. As the BTO projects in the surrounding areas complete, there are likely future amenities being developed.
Accessibility rating: ⭐⭐ 2 / 5 stars. Tampines West MRT station and Bedok Reservoir are about 900 metres away. The location has easy access to PIE.
Affordability rating: ⭐⭐⭐ 3 / 5 stars. While mature estates tend to be on the pricey end for BTO flats, the previous Tampines launches have been quite moderately priced.
Rating: 6 / 15 ⭐.
Ballot for this: If you enjoy greenery and the closeness to nature. The views from this project are likely to overlook the green expanse of Bedok Reservoir and Bedok Canal. Larger families may also choose this option for the larger flat sizes.
Ballot Chances: The previous BTO launch, Tampines GreenEmerald was 3 times oversubscribed by first-timers and 36.3 times oversubscribed by second-timers for 5-room flats. So, expect a similar response for this project.
Site 2 – Tampines (1,600 Units of 2-Room Flexi, 3-Room, 4-Room and 5-Room Flats)
The largest project offered in this launch, this site is also the larger of the 2 Tampines launches. The project comprises 1,600 units ranging from 2-room flexi to 5-room flats, offering the most variety and number of units in this launch. This site is also closer to Tampines West MRT.
Similar to the first site, the This is part of the overall expansion of Tampines and is located further away from Tampines Central. The key draw of this project is its close proximity to Bedok Reservoir while being well-connected via the Pan-Island Expressway and Downtown Line as it is situated in between Tampines West MRT and Bedok Reservoir MRT. This project is slightly closer to Safra Clubhouse and Tampines West MRT.
While there are no schools in the 1-km intake zone, there is a number of primary and secondary schools in the area: Junyuan Primary School, St Hilda’s Primary/ Secondary School, Junyuan Secondary School, Changkat Primary School, Changkat Changi Secondary School. Temasek Polytechnic is the closest academic institution.
Amenities rating: ⭐ 1 / 5 stars. Unfortunately, being so far from the town centre, amenities are still in development. As the BTO projects in the surrounding areas complete, there are likely future amenities being developed.
Accessibility rating: ⭐⭐⭐ 3 / 5 stars. Tampines West MRT station is about about 500 metres away. The location has easy access to PIE.
Affordability rating: ⭐⭐⭐ 3 / 5 stars. While mature estates tend to be on the pricey end for BTO flats, the previous Tampines launches have been quite moderately priced.
Rating: 7 / 15 ⭐.
Ballot for this: If you like staying in the East and the closeness to nature. This site is also slightly more accessible. Larger families may also choose this option for the larger flat sizes.
Ballot Chances: The previous BTO launch, Tampines GreenEmerald was 3 times oversubscribed by first-timers and 36.3 times oversubscribed by second-timers for 5-room flats. So, expect a similar response for this project.
Read Also: Complete Guide To HDB Housing Grants In Singapore For Different Types Of Flats
Note: the rating system has been revised from 3 stars to 15 stars to avoid awarding half stars.
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