The HDB May 2021 Build-To-Order (BTO) sales launch is finally launched! In this release, a total of 3,879 units across 4 sites – Tengah, Woodlands, Bukit Merah and Geylang (MacPherson) are being offered.
To help you make the right decision for you and your family, read on for an in-depth analysis where we’ll be looking at the pros and cons of the different BTO sites based on their Launch Price, Location & Amenities and Past Subscription Rate.
General Outlook
In this round of May 2021 HDB BTO sales launch, there will be a total of 2 non-mature and 2 mature estates for you to choose from. To help you navigate through this analysis better, click on the links below to navigate to the estates that you’re curious about!
Non-mature estates for the May 2021 sales launch:
Mature estates for the May 2021 sales launch:
1. Tengah (Non-Mature Estate)
Garden Bloom @ Tengah Launch Price
A total of 782 units in Tengah are up for grabs – a 2-room Flexi, 4-room and 5-room flats. The development comprises 7 residential blocks that are 15 storeys in height. A 4-room flat without grants starts from $299,000.
Image source: HDB
Location & Amenities
Image source: HDBadditional illustrations by Style Degree
The new Tengah plot is a 5-minute walk away from Hong Kah MRT station, which will tentatively be completed by 2026. However, the completion timeline might be delayed for up to a year due to the COVID-19 situation. This station is a part of the upcoming Jurong Regional Line (JRL) – it’ll be easy to get around Singapore with North-South Line (NSL) and East-West Line (EWL) in just a few stops from Hong Kah MRT station.
Image source: LTA
For drivers, you’d be pleased to know that the Pan Island Expressway (PIE) and Kranji Expressway (KJE) are only a few minutes drive away.
At the moment, Tengah doesn’t have any amenities. For retail and dining options, you can take a 5 to 10-minute drive to West Mall, which is in Bukit Batok. If you’re a sports junkie, you can head over to Jurong East Sports Centre or Bukit Batok Swimming Complex.
In terms of education, there are many schools in the area – Jurong Primary School, Princess Elizabeth Primary School, Bukit Batok Secondary School, Dulwich College and Millennia Institute.
However, there are plenty of amenities coming your way such as a Neighbourhood Centre and sports and recreation centres. If you’re a fan of greenery, you can look forward to community gardens and central parks.
In addition to that, Jurong Innovation District (JID) which is known to be Singapore’s second Central Business District (CBD) will be located close to Tengah. This gives future residents plenty of job opportunities, retail options and recreational activities.
Past Subscription Rate
To get a better gauge of people’s interest in this estate, we’ll be referencing the subscription rate of Garden Court and Garden Terrace which was launched in November 2020.
Image source: HDB
Based on the table above, the November 2020 launch experienced some competition amongst the second-timers. If you’re looking to ballot for a 5-room flat in Tengah, you can expect stiffer competition.
Food For Thought
Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and does not represent our views.
BTO flats in Tengah will not be higher than 14 or 15 storeys due to the proximity of the flats to Tengah Air Base.
2. Woodlands (Non-Mature Estate)
Woodgrove Ascent Launch Price
A total of 1,540 units of 2-room Flexi, 3-room, 4-room and 5-room flats is available in Woodlands for this May 2021 sales launch. This development comprises 7 residential blocks ranging from 15 to 25 storeys in height. Woodgrove Ascent will be the tallest development in the vicinity.
Located further away from the MRT station, the starting price for a 4-room flat without grants is $275,000, the cheapest in this May 2021 BTO sales launch.
Image source: HDB
Location & Amenities
Image source: HDB
Located off Woodlands Avenue 1, this May 2021 BTO launch is a 10-minute walk away from major amenities such as Woodlands MRT station, Woodlands Bus Interchange, Woodlands Civic Centre and Causeway Point. For more retail and dining options, Marsiling Mall offers around 70 food stalls and it’s just across the street. Alternatively, Woodgrove Shopping Centre is just a 7-minute walk away.
Image source: Today Online
Woodlands MRT station is a part of the Thomson-East Coast Line (TEL) that’s slated to be fully operational by 2024 though delays are expected due to COVID-19. Once it’s completed, you’ll get easier access to other parts of the island such as Orchard, Shenton Way and Bedok South.
For fitness enthusiasts, you can take a short walk to Woodlands Active Sports Centre where you can access other sports amenities such as Woodlands Stadium and Woodlands Swimming Complex.
If you have kids at home, there’s a plethora of schools for you to choose from: Woodgrove Primary School, Fuchun Primary and Secondary School, Yishun-Innova Junior College, Singapore Sports School and Republic Polytechnic.
Image source: JTC
Additionally, the Urban Redevelopment Authority (URA) has big plans for the Woodlands Regional Centre. This new plan will comprise 2 developments:
- Woodlands Central: Located near Woodlands MRT, residents can expect commercial facilities such as retail, dining and entertainment. It will also be a residential and office space.
- Woodlands North Coast: Apart from recreational attractions and public residential areas, this will also be a business space for Multinational Corporations (MNC) and Small-Medium Enterprises (SME).
Past Subscription Rate
As the upcoming BTO plot is located close to Champions Green, we’ll reference the past subscription rate from there to get a better idea of what the competition will be like for this estate.
Image source: HDB
Image source: HDB
Based on the tables above, the May 2021 Woodlands launch will most likely be oversubscribed too. Woodlands is a growing estate with plenty of attractive amenities and schools surrounding it, making it the ideal location for young homeowners who are looking to start a family. Hence, you can expect some competition for both 4 and 5-room flats.
Food For Thought
Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and does not represent our views.
Singaporeans online agreed that Woodlands might be the least popular BTO plot in the May 2021 sales launch. However, some of them will continue to ballot for a unit there is less competition as compared to the other plots.
3. Bukit Merah (Mature Estate)
Telok Blangah Beacon Launch Price
With only 175 units launched, the May 2020 sales launch for Bukit Merah will feature 3-room and 4-room flats. It is a 38-storey residential block with integrated commercial facilities located on the lower floors.
Given its prime location and attractive nearby developments, prices are steep. A 4-room flat without grants starts from a whopping $602,000.
Image source: HDB
Location & Amenities
Image source: HDB
The upcoming May 2021 BTO plot is a 10-minute walk away from Telok Blangah MRT station – it’s only 1 stop away from Harbourfront MRT, which allows you access to Circle Line (CCL) and North-East Line (NEL).
In terms of retail and dining options, Telok Blangah Mall, Telok Blangah Market and Telok Blangah Food Centre are just a stone’s throw away from the new plot. If you’d like more variety, Sentosa is a 10-minute drive away and VivoCity at Harbourfront is a 15-minute bus ride away.
For the nature lovers out there, you’d be pleased to know there’s plenty of greenery surrounding the area – Mount Faber Park and Telok Blangah Hill. You can travel a little further to visit HortPark, Henderson Waves, Gillman Barracks and Labrador Park.
There are several educational institutions in the vicinity as well: MOE Kindergarten @ Blangah Rise, Blangah Rise Primary School, Radin Mas Primary School and CHIJ St. Theresa’s Convent.
A major development that future residents can look forward to is the Greater Southern Waterfront. This development will occur in phases – the former Pasir Panjang Power District, Keppel Club and Mount Faber is slated to be completed within the next 5 to 10 years.
A key highlight of the Greater Southern Waterfront would be the 30km of coastline stretching from Gardens By The Bay East to Pasir Panjang. Residents can also expect new attractions, waterfront promenades, greenery and open spaces for residents to enjoy.
Past Subscription Rate
The BTO plot in Bukit Merah is a prime location with plenty of amenities around. The plot also faces the Greater Southern Water so it’s a major plus. With only 170 units available for Bukit Merah in the May 2021 sales launch, you can expect some stiff competition.
Food For Thought
Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and does not represent our views.
Based on the HDB map, Keppel Club is slated to be replaced by a high-rise residential building. If you’re purchasing this BTO for the view of the Greater Southern Waterfront, do keep in mind that the future high-rise building might obstruct the view.
4. Geylang: MacPherson (Mature Estate)
MacPherson Weave Launch Price
A total of 1,382 units of 2-room Flexi, 3-room and 4-room flat are launched. MacPherson Weave is a development that will comprise of 7 residential blocks ranging from 15 to 19 storeys in height.
Located right next to MacPherson MRT station (Circle Line and Downtown line). the price for a 4-room flat in Geylang starts from $489.000.
Image source: HDB
Location & Amenities
Image source: HDB
Located along Paya Lebar Road, the new development is situated right in front of MacPherson MRT station. You can easily move around through Downtown Line or Circle Line to get to different parts of Singapore. If you’re driving, PIE is only a 1 to 2-minute drive from the new plot.
Image source: The Ordinary Patrons
Paya Lebar MRT station, which is just 1 stop away, houses plenty of retail and dining options for you to choose from – Paya Lebar Square, Paya Lebar Quarters Mall, SingPost Centre and Tanjong Katong Complex. These malls are only 1 train stop away at Paya Lebar MRT station.
For food and daily necessities, you can take a 10-minute walk to Circuit Road Market & Food Centre or MacPherson Market & Food Centre. Other amenities in the area include Geylang Polyclinic and Geylang East Swimming Complex.
Some of the educational institutions in the area are Canossa Catholic Primary School, Maha Bodhi School, Geylang Methodist Primary and Secondary School and Lifelong Learning Institution.
Past Subscription Rates
To get a sense of the demand for a unit in Geylang, we’ll be referencing the past subscription rate of Dakota One in the August 2020 sales launch.
Image source: HDB
Based on the table above, Dakota One is 19.1 times oversubscribed for their 4-room flats. With the proximity of the new BTO plot to MacPherson MRT station as well as the accessibility to PIE, you can expect tough competition for a 4-room flat in Geylang.
Food For Thought
Disclaimer: This section only represents the thoughts and opinions of forum and discussion group members, and does not represent our views.
Many Singaporeans shared the same sentiment on forums – the May 2021 BTO plot for Geylang will be the most popular due to its proximity to MacPherson MRT station. However, some of them expressed distaste due to the noise produced during office/vehicle congestion during peak hours.
Summary
The May 2021 BTO sales launch gives potential homeowners a good variety across non-mature and mature estates.
There are different options for everyone – if you have a bigger family, Woodlands and Tengah are a great option as they offer 5-room flats. For those of you who want to live in the central area with an MRT station and malls at your disposal, Geylang is the one for you. If you love greenery, you might want to consider Bukit Merah.
This article will be updated as more information about the May 2021 BTO sales launch comes in. While waiting, check out our Ultimate BTO Guide, where we guide you through the process of purchasing a new BTO home for you and your family!
