May 2021 HDB BTO Sales Launch: An In-Depth Analysis

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May 2021 HDB BTO Sales Launch Analysis, May 2021 BTO Woodlands, Tengah May 2021 BTO, BTO Bukit Merah May 2021, 2021 BTO Geylang, Style Degree, Singapore, SG, StyleMag.

It’s time to get ready for the upcoming May 2021 Build-To-Order (BTO) sales launch. In this release, you can expect a total of 3,870 units across 4 sites – Tengah, Woodlands, Bukit Merah and Geylang (MacPherson). 

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 Anticipated 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)

Anticipated Launch Price

For the May 2021 sales launch, there will be approximately 780 units in Tengah that are up for grabs – a 2-room Flexi, 4-room and 5-room flats. This plot is located close to the Garden Court and Garden Terrace which was launched in November 2020, so referencing from this price point will give us a better gauge on what to expect.

Tengah November 2020 BTO Launch Price, Garden Court @ Tengah Price, Garden Terrace @ Tengah Price, Nov 2020 BTO Price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Due to the flat’s proximity to the November 2020 launch, prices would most likely be within the same range, with a 4-room flat without grants starting from an approximate price of $290,000.

Location & Amenities

May 2021 Tengah BTO Plot, upcoming BTO launch 2021, BTO May 2021 price, Style Degree, Singapore, SG, StyleMag.
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.

November 2019 BTO Sales Launch Jurong Region Line - StyleMag
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 medical centres and sports and recreation centres. If you’re a fan of greenery, you can look forward to community gardens and central parks.

Jurong Innovation District, Jurong Lake District, JID masterplan, JID map, JID artist's impression, Style Degree, Singapore, SG, StyleMag.
Artist’s Impression of the Jurong Innovation District © JTC Corporation

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. 

Tengah Nov 2020 Subscription Rate, Tengah Feb 2021 HDB BTO, upcming bto 2021, Style Degree, Singapore, SG, StyleMag.
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)

Anticipated Launch Price

A total of 1,540 units of 2-room Flexi, 3-room, 4-room and 5-room flats will be available in Woodlands for this May 2021 sales launch. The most recent launch was in August 2020, but we’ll be referring to the May 2019 Champions Green launch at Woodlands instead as it’s much closer to the new development.

May 2019 Woodlands BTO Prices, Champions Green launch price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB
August 2020 BTO HDB Singapore - Woodlands Price (Champions Bliss & Urbanville @ Woodlands
Image source: HDB

Compared to Champions Bliss and UrbanVille @ Woodlands, this upcoming May 2021 Woodlands sales launch is located considerably further away from the MRT stations. Hence, you can expect a lower estimated starting price of $260,000 for a 4-room flat without grants.

Location & Amenities

May 2021 Woodlands BTO Plot, upcoming Mqy 2021, May 2021 BTO launch, Style Degree, Singapore, SG, StyleMag.
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.

Thomson East Coast Line map, Thomson-East Coast line progress, Style Degree, Singapore, SG, StyleMag.
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.

Woodlands Regional Centre, Woodlands North Coast, Woodlands Central, URA Master plan, Style Degree, Singapore, SG, StyleMag.
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.

May 2019 Woodlands BTO subscription rate, Champions Green subscription rate, May 2019 BTO application rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB
August 2020 Woodlands BTO subscription rate, August 2020 BTO application rate, UrbanVille @ Woodlands, Champions Bliss, Style Degree, Singapore, SG, StyleMag.
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.

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3. Bukit Merah (Mature Estate)

Anticipated Launch Price 

With only 170 units launched, the May 2020 sales launch for Bukit Merah will feature 3-room and 4-room flats. The last BTO sales launch in Bukit Merah was Telok Blangah ParcView in July 2013.

July 2013 Telok Blangah ParcView launch price, July 2013 BTO price, Telok Blangah BTO price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Given its prime location and attractive nearby developments, you can expect steep prices for this May 2021 Bukit Merah launch. Moreover, as compared to the July 2013 launch, it is in closer proximity to Telok Blangah MRT station, hence an estimated price for a 4-room flat without grants could go as high as $500,000.

Location & Amenities

May 2021 Bukit Merah BTO Plot, May 2021 BTO price, upcoming BTO 2021, Bukit Merah BTO May 2021 price, Style Degree, Singapore, SG, StyleMag.
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.

Greater Southern Waterfront, BTO, URA master plan, greater southern waterfront bto, Style Degree, Singapore, SG, StyleMag.
Artist’s Impression of Greater Southern Waterfront © CPG Consultants

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)

Anticipated Launch Price

In this round of BTO sales launch, Geylang will have a total of 1,380 units of 2-room Flexi, 3-room and 4-room flat. The latest BTO in the vicinity is Dakota One, which was launched in August 2020.

August BTO 2020 Geylang - Dakota One Sales Launch Price
Image source: HDB

This development is expected to be on the higher side as compared to other BTO projects as the plot directly adjoins the MacPherson MRT station. Thus, the estimated starting price for a 4-room flat in Geylang without grants would be $530,000.

Location & Amenities

May 2021 Geylang MacPherson BTO plot, upcoming BTO May 2021, BTO May 2021 plot, Style Degree, Singapore, SG, StyleMag.
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 (DTL) or CCL to get to different parts of Singapore. If you’re driving, PIE is only a 1 to 2-minute drive from the new plot. 

Paya Lebar Quarters Mall, Paya Lebar shopping mall, Style Degree, Singapore, SG, StyleMag.
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. 

August 2020 Geylang Dakota One subscription rate, August 2020 BTO application rate, Style Degree, Singapore, SG, StyleMag.
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!

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