November 2020 HDB BTO Sales Launch: An In-Depth Analysis

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Nov 2020 HDB BTO Sales Launch, Bishan, Bidadari, HDB BTO 2020, Tampines, Tengah, Sembawang, Style Degree, Singapore, SG, StyleMag.

The upcoming November 2020 Built-to-Order (BTO) launch features an estimated number of 5,770 new flats, spread across the different regions in Singapore – Sembawang in the north, Tampines in the east, Tengah in the west and Bishan and Toa Payoh (Bidadari) in the central.

In this guide, we will review the advantages and drawbacks of each estate based on the Anticipated Price, Location & Amenities and Past Subscription Rate to help you make your decision!


General Outlook

There will be a total of 2 non-mature estates and 3 mature estates in this round of November 2020 BTO sales launch.

To help you navigate through our analysis better, click on the links below to jump to the estates you’re curious about:

Non-mature estates for November 2020 sales launch:

Mature estates for November 2020 sales launch:


1. Sembawang (Non-Mature Estate)

Sun Sails at Sembawang launch price

With 726 new flats launched, November 2020 BTO sales launch feature 2-room Flexi, 3-room, 4-room and 5-room flats. Canberra Vista, which was launched in August 2020, is located right behind Canberra MRT station while the upcoming BTO plot is located closer to the town centre, shopping malls and Bukit Canberra.

For a 4-room flat without grants, the launch price for Sun Sails at Sembawang is about $12,000 lower than that of the August 2020 Sembawang BTO launch,

Sembawang November 2020 BTO Launch Price, Sun Sails BTO Price, Nov 2020 BTO Price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Compared with other estates in the November 2020 BTO sales launch, the Sembawang BTO launch is the cheapest.

Location & amenities

Sembawang Nov 2020 BTO Launch, Sembawang BTO Plot, Upcoming BTO 2020, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Located along Sembawang Avenue, Sembawang Road and Sembawang Link, the flats are situated in between 2 MRT stations along the North-South Line: Sembawang MRT Station and Canberra MRT Station. Both stations are only about 10-minutes walk away.

North-South Corridor, Land Transport Authority, Singapore route, North-South Corridor expressway, Style Degree, Singapore, SG, StyleMag.
Image source: LTA

Furthermore, with the new expressway that will be completed in 2026, travelling to central Singapore via the North-South Corridor (NSC) will cut commuting time by 10–15 minutes. Cycling trunk routes will be included for those of you who enjoy commuting with your bicycles.

If you have children in your household, you’d be glad to know there are many educational institutions for you to choose from: Canberra Primary and Secondary School, Sembawang Primary and Secondary School, Wellington Primary School and Endeavour Primary School.5 Kindergartens are also around the vicinity – MOE Kindergarten (MK) @ Wellington and the upcoming MK @ Sembawang.

There’s also a good range of shopping options and amenities, including Sun Plaza, Sembawang Shopping Centre, Sembawang Hot Springs Park and Bukit Canberra – an integrated sport and community hub with amenities such as swimming pool and green spaces for community farming. It will be fully operational by September 2021.

Past subscription rate

With a recent launch in the same area of Sembawang, we can refer to the previous subscription rate to gauge people’s interest in the area.

Canberra Vista subscription rate, Sembawang BTO Feb 2020, Sembawang BTO Nov 2020, November, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

As seen in the table above, there was a high demand for the 775 units offered in Sembawang during the February 2020 BTO exercise. This time, with only 720 units offered, competition for this estate might be stiff, especially among second timers.

Food for thought

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

The overall consensus Singaporeans on forums predict that the new BTO launch in Sembawang might not be as popular as compared to Canberra Vista as Singaporeans prefer house plots that are next to MRT stations.


2. Tengah (Non-Mature Estate)

Garden Court & Garden Terrace @ Tengah launch price

A total of 1579 units are up for grabs – 2-room, 3-room, 4-room and 5-room flats in 2 projects. This November 2020 Tengah BTO plot is located close to the November 2019 Tengah BTO launch, however, prices are around $14,000 lower for a 4- and 5-room flat for this Novemeber 2020 launch.

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

Location & amenities

Tengah BTO Nov 2020, Location, Tengah BTO Nov 2019, Tengah BTO Aug 2020, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Also known as the “Forest Town”, Tengah is the perfect place for you if you’re a fan of nature. You can look forward to the development of the Forest Corridor which is connected to the Western Water Catchment Area and Central Catchment Nature Reserve.

The nearest MRT stations are the upcoming Hong Kah MRT station and Tengah Plantation MRT station, both of which are within a 10-minute walk away from the estate. These MRT stations are on the Jurong Region Line (JRL), with Hong Kah MRT station due to be completed in 2026 and Tengah Plantation MRT station in 2027.

November 2019 BTO Sales Launch Jurong Region Line - StyleMag
Image source: LTA

Having said that, it doesn’t mean travelling out of the estate will be impossible before the launch of JRL.  Tengah has plentiful buses passing through the neighbourhood. Hop on the buses from the bus stops that are about 300m away from the flats to travel out of town.

If you have children, there are multiple schools for you to choose from that are in the neighbourhood – Princess Elizabeth Primary School, Bukit Batok Secondary School, Hua Yi Secondary School, Yuhua Secondary School, Millennia Institute and Dulwich College.

However, for retail and dining options, you’d have to travel out to Bukit Batok, Choa Chu Kang or Jurong East. The nearest shopping malls are West Mall, Bukit Batok West Shopping Centre and Sunshine Place.

In addition to that, there will be medical facilities, a town centre, a sports hub and an integrated community hub that will be coming in the future.

Past subscription rate

As the current plot of BTO is situated closely to the ones launched in November 2019, we will reference the past subscription rate from there to get a better idea on what the competition will be like for this estate.

Tengah Nov 2019 BTO Subscription Rate, Garden Vines @ Tengah, Plantation Village, Plantation Grange, Style Degree, Singapore, SG, StyleMag.
Image source: HDB
Tengah Aug 2020 BTO Subscription Rate, Parc Residences @ Tengah, Tengah BTO Application Rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Based on the table above, the August 2020 launch had a higher demand as compared to the November 2019 launch despite the latter being closer to the proposed Tengah Plantation MRT station. This shows that Tengah is gaining popularity as a new town amongst first and second timers. Hence, the subscription rate might be relatively stiff.

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 shared their sentiments online that Tengah would most likely be popular in this round of BTO sales as it’s located near MRT stations, a factor Singaporeans search for when buying a new house.


3. Bishan (Mature Estate)

Bishan Ridges launch price

A total of 1,502 units of 2-room Flexi, 3-room and 4-room flats will be available in Bishan this November 2020 BTO launch. Due to the close proximity of Bishan Ridges to Bishan MRT station, prices are the highest, with prices starting from $528,000 for a 4-room flat without grants.

Bishan November 2020 BTO Launch Price, Bishan Ridges Price, Nov 2020 BTO Price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Location & amenities

Bishan Nov 2020 BTO Launch, HDB BTO Nov 2020 Bishan, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

As compared to August 2020 BTO launch, the new BTO will be located along Bishan Street 14, close to Central Expressway (CTE). It is only a 6-minute walk to Bishan MRT station where you’ll be able to access both the North-South Line (NSL) as well as the Circle Line (CL) to travel out of Bishan. The bus interchange is also conveniently next to the MRT station.

There are quite a few schools around the area: Catholic High School, Guangyang Primary and Secondary School, Beatty Secondary School, Raffles Institution and Kuo Chuan Presbyterian Primary and Secondary School.

Being a mature estate, the area is equipped with many different amenities to suit your lifestyle. Such amenities are Junction 8 mall, Bishan Swimming Complex, Bishan Sports Hall, Bishan Stadium and Bishan Library.

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Past subscription rate

The previous launch in Bishan is located 10 minutes away from Bishan MRT station, but this new launch is only 6 minutes away from the MRT station. We’ll be looking at the previous subscription rate to give us an idea of how popular this property will be.

Bishan Towers Application Rate, Bishan BTO Past Subscription Rate, Bishan BTO Aug 2020 Application Rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

In the August 2020 BTO exercise, there was a high demand for a limited number of units. This time, there will be 1500 units available for application but it will be very competitive as the new BTO is located in an attractive spot with plenty of amenities in its surroundings.

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 – this upcoming Bishan launch is much better than the August 2020 launch based on the prime location and various amenities.

However, some have expressed their concerns about possible noise pollution from the Central Expressway (CTE), the MRT tracks and Bishan depot where maintenance works are done at night. They also added how the nearby schools in the morning are noisy and cause congestion on the already narrow roads.


4. Tampines (Mature Estate)

Tampines GreenEmerald launch price

750 units are launched in this November 2020 Tampines BTO launch – including 2-room Flexi, 4-room and 5-room flats. Located near Tampines GreenOpal BTO launched back in August 2020, prices are about $23K – $37K higher this time, which might be due to the close proximity to Bedok Reservoir.

Tampines November 2020 BTO Launch Price, Green Emerald Launch Price, Nov 2020 BTO Price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Location & amenities

Tampines Nov 2020 BTO Launch, Nov 2020 BTO Tampines, Tampines GreenOpal, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Similar to the GreenOpal that was launched in August 2020, the new plot of BTO flats isn’t located at Tampines Central, rather it’s along Bedok Canal and Bedok Reservoir. If you commute by car, you’d be pleased to know that PIE is only 850m away via Bedok North Avenue 3 and Bartley Road is only a 5-minute drive away.

The two nearest MRT stations are only a 10-minute walk away from the estate – Bedok Reservoir MRT station and Tampines West MRT station, both of which are on the Downtown Line (DTL).

You can choose from a multitude of schools for your children: Changkat Primary School, Junyuan Primary School, Changkat Changi Secondary School and Springfield Secondary School. There is also a tertiary institution nearby – Temasek Polytechnic – as well as a school for high-functioning children with autism, Pathlight.

As this BTO flat is located at the quieter side of Tampines, the area is lacking retail and dining options. However, just a short 5–15-minute drive out of your estate will get you to Tampines Central, Ikea Tampines, Giant Hypermarket or even Safra Tampines!

Past subscription rate

The upcoming BTO plot is right next to the plot that was released in August 2020, so we’ll be referencing that subscription rate from that launch to get an idea on what competition will be like for these flats.

Tampines Aug 2020 BTO Subscription Rate, Tampines GreenOpal Application Rate, Aug 2020 BTO Tampines Application Rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Based on the August 2020 Tampines GreenOpal launch, the subscription rate for these flats aren’t as high as compared to the other flats. This could be due to the location of these flats being further away from Tampines Central. As the new BTO is situated right next to GreenOpal, the subscription rate for the upcoming BTO will most likely be similar.

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 have similar opinions on forums that while the November 2002 BTO plot in Tampines might be oversubscribed, the location still isn’t ideal as there are no key amenities close by.


5. Toa Payoh: Bidadari (Mature Estate)

Bartley Beacon & Parkview @ Bidadari launch price

In this round of BTO sales launch, Toa Payoh will offer a total of 1,238 flats. 2 sites are launched this time – one at Upper Aljunied Road with 358 units of 3-room and 4-room flats and the other at Mount Vernon Road with 880 units of 3-room, 4-room and 5-room flats.

With a 5-room flat without grants starting from $627,000, Toa Payoh Bidadari hails the highest price this November 2020 BTO launch.

Bidadari November 2020 BTO Launch Price, Toa Payoh Nov 2020 BTO Launch Price, Bartley Beacon Price, Parkview @ Bidadari Prince, Nov 2020 BTO Price, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Location & amenities

Bidadari Nov 2020 BTO Launch, Nov 2020 BTO Plot, Woodleigh Village, Woodleigh Hillside, May 2017 BTO, Nov 2016 BTO, Toa Payoh BIdadari, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

Before it was redeveloped, Bidadari was once a cemetery that held the remains of Muslims, Hindus and Sinhalese people. Singaporeans objected to this redevelopment as this plot of land was a big part of Singapore’s heritage. However, the National Heritage Board has worked with the Urban Redevelopment Authority to ensure that design plans will incorporate the history of Bidadari.

Toa Payoh (Bidadari) is now dubbed as “the future Bishan” due to its central location – being one of the more popular estate choices in this release. It’s also easy to travel to different parts of Singapore with major roads such as PIE, Bartley Road and Upper Paya Lebar being close by. To make it easier for you, we’ll break down the amenities based on the 2 locations.

Site 1: ParkView @ Bidadari

North-East Line MRT Map, Woodleigh MRT Station, Style Degree, Singapore, SG, StyleMag.
Image source: LTA

Bounded by Upper Aljunied Road, the upcoming Sang Nila Utama Road, and the future Bidadari Park. Parkview @ Bidadari is around 700m away from Woodleigh MRT station on the North-East Line (NEL). It will take you only 25 minutes to get to Dhoby Gaut.

The nearest shopping mall is The Woodleigh Mall, which will be completed in 2022. It’s only an 8-minute walk away if you walk through Bidadari Park. This mall will mix commercial and residential development, featuring an integrated community club, a neighbourhood police centre, Woodleigh MRT station and a bus interchange.

Site 2: Bartley Beacon

Circle Line MRT Map, CCL Map, Style Degree, Singapore, SG, StyleMag.
Image source: LTA

Located at the junction of Bartley Road and Mount Vernon Road, Bartley Beacon is conveniently located next to Bartley MRT which is just 200m away. It will only take you about half an hour to get to Marina Bay as this MRT station travels along the Circle Line (CCL).

There aren’t any shopping malls in the vicinity for now, but you can take CCL down to Serangoon MRT station where you can shop and dine at the biggest mall in the North-East, NEX.

No matter which site you choose, one amenity you can look forward to is Bidadari Park. This park will feature Alkaff Lake, a 700-metre Heritage Walk, open lawns and 6 kilometres of wooded trails where you can cycle, jog and stroll while enjoying mother nature.

As this is a mature estate, there is no lack of schools for you to choose from for your children – Cedar Primary School, Cedar Girls’ Secondary School, Bartley Secondary School and Saint Andrew’s Junior College.

Past subscription rate

For the Upper Aljunied Road BTO plot, we’ll refer to the past subscription rate of the November 2016 launch of Woodleigh Village.

Bidadari Nov 2016 BTO Application Rate, Woodleigh Village Application Rate, Nov 2020 Bidadari Subscription Rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

As for the BTO plot along Mount Vernon Road, we’ll refer to the past subscription rate of the May 2017 launch of Woodleigh Hillside.

Bidadari May 2017 BTO Subscription Rate, Woodleigh Hillside Application Rate, Nov 2020 BTO Application Rate, Style Degree, Singapore, SG, StyleMag.
Image source: HDB

As seen from both the November 2016 and May 2017 launch, there is a high demand for these houses, especially for the 5-room flats in Toa Payoh. If you’re looking to get a 5-room flat, you can expect some 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.

It seems that Singaporeans are looking forward to this launch, especially the 5-room flats which are rare in Toa Payoh.

Some have also discussed the possibility of having an eating house, shops and supermarket at the Mount Vernon Road BTO plot based on the trend that they’ve seen in Bidadari BTO precincts so far.


Summary

The upcoming November 2020 launch has many different options for homeowners to choose from – if you’re a young couple looking to start a life together, Tengah might be a good choice for you as this is the first new town in more than 20 years. If you prefer to be in a mature estate with various amenities for you and your family to choose from, Sembawang, Bishan and Toa Payoh (Bidadari) could be estates you would want to consider. But if you prefer living in the East, Tampines might be the optimal choice.

This guide will be kept updated as more information about the November 2020 BTO Sales Launch is released by HDB. Before that, read our Ultimate BTO Guide which will take you through the process of owning a BTO flat.

Also check out on StyleMag: Ultimate BTO Guide (A 6-part Series)

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