May 2020 BTO Sales Launch: An Initial Look

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BTO May 2020, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB Facebook

General Outlook

UPDATED as of 16 June 2020: May 2020 BTO sales launch has been carried over to this August. Click on the link below to read the analysis of the full launch.

Read on StyleMag: August 2020 HDB BTO Sales Launch: An In-depth Analysis


The upcoming May 2020 Built-to-Order project features 3,700 flats across 4 estates: Tengah, Choa Chu Kang, Tampines, and Pasir Ris. HDB has announced that the Choa Chu Kang project will have a shorter waiting time as compared to the others. As we continue our BTO guides, we review the pros and cons of each location in terms of Anticipated Price, Location & Amenities and Past Subscription Rate.

With sales launches announced 6 months ahead, couples can prepare for their application in advance. This is also the third exercise for which the new shorter BTO balloting process applies, allowing couples to know the results of balloting quicker.

1. Tengah (Non-mature estate)

Anticipated Launch Price

As usual, launch prices won’t be announced until the project officially launches, but with frequent Tengah projects within the last year, we can make an educated guess about the launch prices here.

BTO Nov 2019 Tengah, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB

With 1,040 flats in this project, the size of the plot is much smaller than that of the previous 2,000 units in May 2019 and the 3,460 units in November 2019. However, this usually doesn’t have a huge impact on the launch price, since the area is still noted as a non-mature estate in a new town.

This exercise includes 2-room Flexi, 3-room, 4-room, and 5-room flats, similar to the May 2019 project, so we can look at those prices for a fair comparison as well.

May 2019 BTO Tengah Prices, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB

Location & Amenities

May 2020 BTO Tengah location and amenities, BTO launch 2020, Style Degree, Singapore, StyleMag
Image source: HDB

As mentioned before in our November 2019 BTO analysis, Tengah is a new town, and hence lacks current facilities. However, this also comes with its own advantages, as all the facilities due to be built will be brand new and tailored for living in the 21st Century. From a car-free β€˜forest grove’ concept comes a town that incorporates greenery and nature into every aspect. This includes a community farmway and forest corridor that allows residents to get around the town with minimal use of extra transportation tools. 

The upcoming Tengah Plantation MRT station will be mere minutes away. While the MRT station is only scheduled to open in 2027, this May 2020 Tengah BTO project is conveniently located next to the current Bukit Batok Road, which means that residents can take a bus to Bukit Batok MRT station, less than 2 km away. From Bukit Batok MRT station, they are just one MRT stop away from the major Jurong East interchange station. 

This estate will also be built next to a proposed neighbourhood centre that comes with an integrated Polyclinic, so it will be a great choice for families with young children or elderly parents, who need these facilities nearby.

Past Subscription Rate

With two projects launched in Tengah, we can use previous subscription rates to gauge the interest in this new town.

For the May 2019 BTO exercise, the 4-room and 5-room flats were very popular, with over 3 applicants for every flat, but in the November 2019 BTO exercise, subscription rates oddly dropped drastically, making it immensely easier for couples to get a flat if they applied. Here are the subscription rates for each type of flat in the November 2019 BTO exercise:

  • 2-room Flexi:  0.6
  • 3-room: 1.1
  • 4-room: 1.8
  • 5-room/3-Gen: 2.0

Food For Thought

Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and do not represent our views.

Sentiments from Singaporeans online show that they’ve come around to the location of Tengah as it’s fairly near Jurong East, hence there’s a healthy amount of interest in launches near the upcoming MRTs, as long as there are proposed amenities nearby.

2. Choa Chu Kang (Non-mature Estate)

Anticipated Launch Price

Choa Chu Kang isn’t a mature estate, and if we use previous data from the last February 2018 Choa Chu Kang BTO launch, we can see that prices match that figure. Even for the most expensive 4-room flats, the prices topped out at $250,000.

BTO Feb 2018 Choa Chu Kang, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: MyNiceHome

We might be able to assume that the May 2020 BTO launch for Choa Chu Kang would have similar pricing, considering that it has almost the same number of units up for sale (570 in May 2020 as compared to 574 in February 2018).

However, there are two factors that might change this assumption. Firstly, the aforementioned fact of a shorter waiting time for these units. Secondly, the last time that Choa Chu Kang had a BTO launch, it surpassed all expectations for a non-mature estate. It might hence be tougher to anticipate whether the launch price here will maintain the same as the previous batch.

Location & Amenities

BTO May 2020 Choa Chu Kang amenities, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, StyleMag
Image source: HDB

Of course, during the February 2018 BTO launch, the estate was in Teck Whye, which is a popular neighbourhood in the west close to Bukit Panjang MRT, Hillion Mall, and Bukit Panjang Plaza. This time, the May 2020 BTO estate will be located at the corner of Keat Hong Link and Choa Chu Kang Grove, so it is at the midway point between two current MRT Stations – Choa Chu Kang MRT station and Bukit Panjang MRT Station. Residents will be able to walk to Keat Hong LRT station and Teck Whye LRT station, so there are options for transport, but it might not be the most convenient location.

However, for families, or those with older children, this area might be a better choice, as it is quite near to Teck Whye Shopping Centre and Choa Chu Kang Community Club. There are also numerous proposed health and medical facilities due to be opened, as well as a few parks in the neighbourhood. If you have a child with special needs, too, this is a prime location, as you will be next to Delta Senior School, which trains those with special needs for jobs and roles in society.

Past Subscription Rate

As mentioned above, the last BTO launch in Choa Chu Kang was wildly oversubscribed. There was an eye-popping figure of more than 3,400 applicants for the 574 units, making it a subscription rate of 5.6.

BTO Feb 2018 Choa Chu Kang subscription rates, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB

In terms of the 4-room flats offered, the subscription rate here is the highest across the entire launch – 9.7 applicants vying for each unit.

Food For Thought

Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and do not represent our views.

Chatter online shows that the location of this launch is concerning some, who wonder if it’s too far to an MRT station. However, the fact that this launch will be completed earlier than the rest show that others who want their BTO soon are still interested.

3. Tampines (Mature Estate)

Anticipated Launch Price

There have been multiple BTO projects in Tampines as the area around Tampines West MRT station develops, so we have numbers from the September 2019 BTO as well as the November 2019 BTO projects.

The September 2019 BTO project was located at the north end of Tampines, but had similar prices to the November 2019 BTO project, which was near Tampines MRT station. Both had prices ranging from $145,000 to $508,000 for 2-room flexi, 3-room, 4-room, and 5-room flats.

BTO Sept 2019 Tampines, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB

BTO Nov 2019 Tampines, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: HDB

It seems likely then that this May 2020 BTO launch in Tampines will also follow a similar price, even if it is much further south than the other two projects.

Location & Amenities

BTO May 2020 Tampines amenities, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, StyleMag
Image source: HDB

Currently, the area next to this new project is not developed yet, so while there are proposed amenities in the area, it might take some time for them to surface. This May 2020 BTO project is located right next to the Bedok Canal, and is in the path of the train tracks between Tampines West MRT Station and Bedok Reservoir MRT Station. This might be a little challenging for young families with children who need a lot of peace and quiet.

However, it is also situated right next to Bedok Park, which links to the Siglap Park Connector, so it might be attractive to outdoor buffs who like cycling around East Coast. You can also walk through the Bedok Park connector to reach Bedok Reservoir MRT station, which connects to Tampines, MacPherson, and other popular stations through the Downtown Line.

Past Subscription Rate

As we predicted, the last November 2019 BTO project was much more heavily subscribed than the September 2019 BTO. The former had a whopping subscription rate of 11.6 across the board, while the latter had a reasonable 2.2.

In November 2019, the subscription rate for each room type reads as follows:

  • 2-room Flexi flats: 3.9
  • 3-room flats: 7.9
  • 4-room flats: 14.9
  • 5-room flats: 20.2

This stands in comparison to September 2019, where subscription rates were:

  • 4-room flats: 2.3
  • 5-room flats: 2.2

This is probably due to the former being located much nearer to the MRT station, so in this case, we would expect subscription rates for the May 2020 BTO launch to be in somewhere between these two numbers.

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Food For Thought

Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and do not represent our views.

The lack of current amenities is worrying some Singaporeans online, but its location adjacent to Bedok Reservoir is exciting for others. There’s also some concern over some of the HDB units that might receive noise pollution due to the nearby PIE.

4. Pasir Ris (Mature Estate)

Anticipated Launch Price

It has been a long time since Pasir Ris had a BTO launch. The last time this happened, it was in the May 2011 BTO exercise! It might hence be a little complicated to anticipate the launch price, as there have been numerous private condos popping up in the area in the last 5 years, which might have driven the price up.

Back in May 2011, the Pasir Ris launch has prices that ranged from $76,000 to $436,000 for a wide range of flats that included:

  • Studio Apartments
  • 2-room flats
  • 3-room flats
  • 4-room flats, and
  • 5-room flats
BTO May 2011 Pasir Ris, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, SG, StyleMag
Image source: Teoalida

In May 2020, there will be 1,070 units of 2-room Flexi, 3-room, 4-room, and 5-room flats on sale.

Locations & Amenities

BTO May 2020 Pasir Ris amenities, Past prices, Initial Look, BTO launch 2020, Style Degree, Singapore, StyleMag
Image source: HDB

Since the area south of Pasir Ris MRT station has been developed over the last few years, this May 2020 BTO launch takes the opposite tack, situating itself next to Pasir Ris park, along Pasir Ris Drive 3.

This is still prime real estate, as it is mere minutes away from Pasir Ris MRT station, home to White Sands Shopping Mall, a library, a bus interchange, and the Pasir Ris Central Hawker Centre. On the other side of the estate, around Sungei Api Api channel, is an existing Community Club and Elias Park Primary School.

This area would be a perfect place to raise young children, as there are many amenities in the neighbourhood. If you have children that are going to serve their National Service in a few years, you can consider this as well, since the shuttle buses that bring NSF men to Pulau Tekong departs here.

Past Subscription Rate

While it isn’t possible to pull the subscription rates for 2011 BTO projects, we can anticipate high demand for this project. As part of the Remaking Our Heartland (ROH) project announced back in 2007, older estates have been updated and refreshed, and Pasir Ris was announced in 2017 to be the next to be revamped.

Food For Thought

Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and do not represent our views.

Sentiments online show that there is mild excitement for the proximity to the food at Changi Village, which would be only 20 minutes away. It also seems to be a good spot for retirees, who don’t have to worry about travelling across Singapore to work every day.


Summary

The upcoming May 2020 BTO launch provides quite an equal spread of options across non-mature and mature estates. There are choices for different types of families looking for a flat – Pasir Ris, for example, might be most attractive to families with children of all ages, while Tampines will appeal to fitness buffs or working couples who have offices in the East side of Singapore. Tengah and Choa Chu Kang will be convenient to those who have additional requirements, such as a special needs child or an elderly parent living with them.

As more information comes in about the May 2020 BTO launch, this list will be updated. Before that, why not check out our 2020 Ultimate BTO Guide?

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