Oct 2025 BTO Part II: More than 5,000 flats from 5 towns outside Central Region
The upcoming BTO exercise includes a project in the new Chencharu estate. (Photo: Samuel Isaac Chua/EdgeProp Singapore).
Of the 10 projects in the upcoming Build-To-Order (BTO) exercise in October, six are located outside the Central Region (see Table 1). These six projects involve 5,290 flats across five towns, namely Ang Mo Kio, Bedok, Jurong East, Sengkang and Yishun. This article will focus on these six projects, as we previously did a deep dive into the other four located in the Central Region.
These six upcoming BTO projects are likely to be launched as Standard flats because they are outside the Central Region. There are also fewer nearby amenities and some projects will not have a MRT or LRT station within walking distance. However, Standard flats are usually launched at more affordable prices compared to Prime and Plus flats.
An additional advantage of Standard flats is the shorter minimum occupation period (MOP) of five years, compared to 10 years for Prime or Plus flats. Furthermore, Standard flats do not have subsidy clawbacks, unlike Prime or Plus flats.
BTO#5: Ang Mo Kio
The BTO project in Ang Mo Kio, with 1,420 flats, is the largest in the upcoming BTO exercise (see Table 2). Despite offering the most flats in this exercise, the Ang Mo Kio project does not include any five-room or larger flats, which could make it less appealing to bigger households.
This year’s previous two BTO exercises did not feature any projects in Ang Mo Kio, so the upcoming launch could attract more applicants due to pent-up demand. Hence, competition is still expected to be fierce despite the large number of available flats.
Furthermore, the upcoming BTO project is near several schools ranging from primary to tertiary levels, which will increase its appeal to parents with school-going children of various ages (see Map 1). Additionally, the project is conveniently located within walking distance of Cheng San Market and Food Centre, and facilities such as a supermarket and an eating house are expected to be developed within the project.
The main drawback of the upcoming project is the lack of a MRT station within walking distance. Ang Mo Kio MRT Station is the nearest, but it is approximately 850m away. However, the station will serve as an interchange for the North-South Line (NSL) and the Cross Island Line (CRL) when Phase 1 of the CRL is completed in 2030. Furthermore, the absence of a nearby MRT station could be mitigated by the accessibility of the nearby Central Expressway.
Resale prices for HDB flats in Ang Mo Kio
The average resale price for four-room ($694 psf) HDB flats in Ang Mo Kio is trending above that of two-room ($690 psf) and three-room ($594 psf) flats in the same town (see Chart 1). While the average resale price for three-room flats remains consistently below its peers, the prices of two-room and four-room flats tend to move in tandem.
The price gap between two-room and four-room flats has narrowed in recent years, from $21 psf in 2020 to $4 psf in 2025. This could be due to weaker price growth for four-room flats (52.2%) compared to two-room flats (58.6%) since 2020. Meanwhile, three-room flats recorded a price growth of 54.3%.
Source: EdgeProp Market Trends (as at 11 September 2024)
BTO#6: Sengkang
Among the upcoming BTO projects outside the Central Region, the Sengkang project is the second largest, with 1,030 flats (see Table 3). The large number of available flats may improve applicants’ chances, especially for first-timers. However, this year’s previous two BTO exercises did not feature any projects in Sengkang, so the upcoming project might attract more applicants keen to live in the town.
The upcoming Sengkang project is also the only one in this BTO exercise to offer Community Care Apartments (CCA), making it this year’s first BTO project with such flats. CCAs are senior-friendly units with care services that enable seniors to live independently within a community.
The availability of CCA flats could encourage more seniors to apply for this project, especially if they have family living in Sengkang. However, the most recent BTO project with CCA was undersubscribed. Merpati Alcove, near Mattar MRT Station, was part of the October 2024 BTO exercise, and its CCA received 243 applicants for 265 flats.
Other than CCA, the upcoming Sengkang BTO project also features two-room flexi, four-room, and five-room flats. Being the only project in this BTO exercise offering more than 300 five-room flats, it is expected to attract applications from larger households. However, smaller households might refrain from applying due to the lack of three-room flats.
The project is conveniently located adjacent to Kupang LRT Station (see Map 2). As the LRT station is only three stops away from Sengkang MRT Station, the project is expected to appeal to potential buyers who commute daily via the MRT network.
Nature lovers may also be attracted to the project because of its close proximity to Sengkang Riverside Park and Sungei Punggol.
The upcoming Sengkang project is a short drive from the Tampines Expressway, providing convenience for future residents who drive. However, the expressway may also bring increased traffic noise and dust to nearby flats.
Resale prices for HDB flats in Sengkang
The average resale price for two-room ($771 psf) flats in Sengkang has consistently trended above that of four-room ($660 psf) and five-room ($600 psf) flats (see Chart 2). This could be due to the stronger price growth since 2020 recorded by two-room flats (55.4%) compared to four-room (51.7%) and five-room (47.1%) flats.
Source: EdgeProp Market Trends (as at 11 September 2024)
BTO#7 & 8: Yishun
In the upcoming BTO exercise, Yishun is the only town outside the Central Region with two projects. Each Yishun project has fewer than 1,000 flats, but together they will feature a combined total of 1,370 flats (see Table 4). Although both projects are in the same town, they are located some distance apart.
The upcoming Yishun project with 810 flats should appeal to parents with school-going children, as there are six schools within a 1km radius. Furthermore, this project is one of four in this BTO exercise to offer five-room flats, making it especially attractive to larger households.
Sporty families may also be drawn to the project due to its close proximity to Yishun Stadium and Sports Hall, Yishun Swimming Complex, and Lower Seletar Reservoir Park.
Another major plus point for this project is its convenient location near Khatib MRT Station (see Map 3). There are limited nearby shops but that may change soon.
The tender for a government land sale (GLS) site nearby has just closed. Located along Chencharu Link, the site will house Chencharu’s first private residential development, comprising approximately 875 condo units integrated with a hawker centre, a bus interchange, and 135,627 sq ft of commercial space. A consortium comprising Evia Real Estate, Gamuda Land, and Ho Lee Group submitted the top bid of $1.012 billion ($980 psf ppr).
The second Yishun BTO project is smaller, with 560 flats, comprising only two-room flexi and four-room flats (see Map 4). However, applicants for the four-room flats might face fierce competition, as the majority of available flats in this project are two-room flexi.
Currently, this Yishun project has more amenities compared to the one in Chencharu, as it is within walking distance of Junction Nine. However, there are no MRT stations within walking distance of this smaller project. The nearest MRT station is Yishun, but it is more than 1 km away.
Previous BTO projects in Yishun
The February BTO exercise saw the launch of two projects in Yishun, namely Chencharu Vines and Chencharu Green. Flats from both projects were launched under the Standard category.
As both Chencharu Vines and Chencharu Green are a short walk from the new Yishun project near Chencharu Link, potential applicants for the upcoming project could use the prices of the earlier projects as a guide (see Table 5).
Given the proximity of all three Yishun projects, unsuccessful applicants from the previous two projects might apply for the upcoming project, especially since the previous Yishun projects were oversubscribed.
Resale prices for HDB flats in Yishun
The three-room flats ($604 psf) in Yishun have achieved an average resale price higher than that of four-room ($565 psf) and five-room ($567 psf) flats (see Chart 3). This could be due to the stronger price growth since 2020 recorded by three-room flats (57.3%) compared to four-room (50.7%) and five-room (45.4%) flats.
Source: EdgeProp Market Trends (as at 11 September 2024)
Which Yishun project to choose?
To increase their chances of success, applicants for two-room flexi flats might consider the project along Yishun Ring Road, as it will offer more two-room flexi flats. The Yishun Ring Road project features 400 two-room flexi flats, while the Chencharu project offers 230.
In contrast, the Chencharu project may appeal more to larger households because it includes five-room flats, unlike the Yishun Ring Road project. It may also attract those who value proximity to a MRT station, as it is a short walk from Khatib MRT Station, whereas the Yishun Ring Road project has no MRT station within walking distance. Furthermore, future residents of the Chencharu project will benefit from the upcoming mixed development, which will bring additional amenities to the neighbourhood.
BTO#9: Jurong East
The wide variety of flat types in the Jurong East BTO project ensures that the needs of all households are catered to (see Table 6). Furthermore, it is one of only two projects in this BTO exercise to include 3Gen flats, which might interest multi-generation families.
The most recent BTO exercise in July featured only one project with 3Gen flats. Located along Admiralty Lane, Sembawang Beacon offered a wide range of flats, from 2-room flexi to 3Gen. Its 34 3Gen flats were made available for application at prices ranging from $497,000 to $585,000 (excluding grants). HDB announced the number of applications for the five-room and 3Gen flats at Sembawang Beacon as a combined total, giving both flat types a subscription rate of 1.3.
Currently, there are no operational MRT stations within walking distance of the project. Jurong East MRT Station is the nearest, but it is approximately 1.5 km away. However, a station on the Jurong Region Line (JRL) is adjacent to the project (see Map 5). It is still under construction and is expected to open in 2027 upon the completion of Stage 1 of the JRL. Future residents should be able to use the JRL station once they collect the keys to their new homes.
The upcoming station will also be two stops away from Jurong East MRT Station, which will serve as the interchange station for the JRL and East-West Line.
The upcoming Jurong East BTO project faces the Pandan Reservoir, so some future residents might enjoy unblocked water views. It is also a short walk to Teban Gardens Market and Food Centre, and a short drive to the Ayer Rajah Expressway.
A drawback of the project is the lack of nearby schools, as Commonwealth Secondary School is the only school within a 1 km radius. However, if the radius is expanded to 2 km, Qifa Primary School and Nan Hua Primary School fall within the distance.
Nonetheless, the project is expected to attract significant interest due to its proximity to an upcoming MRT station, a wet market, and a food centre. Additionally, there have been no BTO projects in Jurong East this year, so this project could experience some pent-up demand.
Resale prices for HDB flats in Jurong East
Currently, the average resale price for three-room ($552 psf) HDB flats in Jurong East is above that of four-room ($537 psf) and five-room ($542 psf) flats in the same town (see Chart 4).
Notably, the price gap between all three flat types is very narrow. This could be because all three flat types have grown at a similar pace since 2020. The strongest price growth was observed for three-room flats (46%), followed by five-room (42.6%) and four-room (40.6%) flats.
Source: EdgeProp Market Trends (as at 12 September 2024)
BTO#10: Bedok
The upcoming Bedok project is the second project in this BTO exercise to offer 3Gen flats (see Table 7). In addition to 3Gen flats, the project will also include two-room flexi to five-room flats.
The project is within a 1 km radius of two primary schools, which should appeal to parents of young children. Furthermore, a preschool is expected to be built within the project (see Map 6).
A drawback of the project is the lack of a MRT station within walking distance. Bedok North MRT Station is the nearest, but it is approximately 900 m away. However, this could be mitigated by the project’s proximity to the Pan Island Expressway.
With the exception of schools, there are limited amenities within walking distance of the project. Future residents may need to travel to the nearby Bedok town centre, where more amenities are available, including Bedok MRT Station, Bedok Bus Integrated Transport Hub, Bedok Mall, Djitsun Mall, and Bedok Interchange Hawker Centre.
Resale prices for HDB flats in Bedok
The average resale price for four-room ($652 psf) HDB flats in Bedok is currently above that of three-room ($614 psf) and five-room ($596 psf) flats (see Chart 5).
It is unsurprising that five-room flats (35.1%) have the lowest average resale price, as they have experienced the weakest price growth since 2020 compared to three-room (55.8%) and four-room (48.2%) flats. Furthermore, the average resale price for five-room flats increased by only 1.7% y-o-y this year, compared to three-room and four-room flats, which reported growth of 10.2% y-o-y and 9.4% y-o-y, respectively.
Source: EdgeProp Market Trends (as at 12 September 2024)
Comparing the different regions
The six BTO projects discussed in this article represent four regions. Ang Mo Kio and Sengkang are in the North-East Region, while Yishun is in the North Region. The East and West Regions are represented by Bedok and Jurong East, respectively.
Given their excellent locational attributes, it is hardly surprising that HDB flats in the Central Region command the highest prices (see Table 8).
Interestingly, the North-East Region recorded the second-highest prices for all flat types. This could be because the region includes Sengkang and Punggol, which are relatively new HDB towns. Hence, the newer HDB flats in these towns may have boosted the region’s housing prices. Other towns in the North-East Region include Ang Mo Kio, Hougang, and Serangoon.
The East Region also performed well. With the exception of four-room flats, all flat types in the East Region achieved marginally higher average resale prices than the islandwide average.
However, the other two regions did not perform as well. The average resale price for two-room flats in the North Region also ties for second place, but its four-room and five-room flats command the lowest prices among the different regions. As for two-room and three-room flats, the worst performer was the West Region.
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