August 2022 BTO Launch Review: Ultimate Guide To Choosing The Best Unit

It’s that time of the year again – the hotly anticipated August 2022 BTO launch. There will be 4,993 Build To Order (BTO) flats across 7 projects in both mature and non-mature estates (Ang Mo Kio, Bukit Merah, Choa Chu Kang, Jurong East, Tampines and Woodlands). This is just slightly more units than the May 2022 BTO launch, and just one more added location as well. 

And as you may well know by now, the Bukit Merah BTO launch (Havelock Hillside and Alexandra Vale) will be offered under the Prime Location Public Housing (PLH) model. If you’ve been missing in action, here’s a quick recap:

– 10-year MOP instead of five years

– No renting out the whole flat

– Subsidy Recovery, on top of the existing resale levy

– Tighter eligibility requirements

– Reduced number of flats set aside for MCPS

For the PLH sites specifically, up to 20 per cent in the two, Bukit Merah projects will be set aside for first-timer families, and up to 2 per cent for second-timer families, under the Married Child Priority Scheme.  Those applying for PLH sites should be aware that Subsidy Recovery (SR) is applicable at 6% regardless of when flats are sold in the future.

On another note, Alexandra Vale will also be integrated with two-room rental flats to ensure an inclusive living environment.

More crucially, HDB did also announce earlier that for the August 2022 BTO launch, at least 95 per cent of 4-room and larger flats in non-mature estates will be set aside for first-time family applicants (this is up from 85 per cent currently). For 3-room BTO flats, this will be at least 85 per cent (up from 70 per cent currently). 

As for first-time single applicants, up to 65 per cent of non-senior two-room Flexi flats in non-mature estates will be allocated for them (up from 50 per cent). 

As always, our review is broken down by the 7 BTO sites on offer, starting with the mature estates. We share an overview of the project, the best stacks (in our opinion) as well as the pros and cons of the site and unit layouts on offer.

This has always been very hotly requested, so here’s our comprehensive review of the August 2022 BTO launch!

August 2022 BTO Prices

Mature Towns

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Ang Mo Kio	Central Weave@AMK	2-room Flexi	From $198,000	From $118,000
		4-room	From $535,000	From $490,000
		5-room	From $720,000	From $690,000
		3Gen	From $713,000	From $683,000
Tampines	Sun Plaza Spring	4-room	From $381,000	From $336,000
		5-room	From $520,000	From $490,000

Prime Location Public Housing (PLH)

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Bukit Merah	Alexandra Vale	3-room	From $370,000	From $310,000
	Havelock Hillside	4-room	From $531,000	From $486,000

Non-Mature Towns

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Choa Chu Kang	Keat Hong Grange~	2-room Flexi ^^	From $102,000	From $22,000
		3-room	From $194,000	From $119,000
		4-room	From $277,000	From $217,000
		5-room	From $390,000	From $345,000
Jurong East	Jurong East Breeze	2-room Flexi ^^	From $97,000	From $17,000
		3-room	From $194,000	From $119,000
		4-room	From $283,000	From $223,000
Woodlands	Woodlands South Plains	2-room Flexi ^^	From $98,000	From $18,000
		3-room	From $188,000	From $113,000
		4-room	From $303,000	From $243,000

Notes

• Selling prices are rounded up to the nearest thousand dollars.
• ~ Prices include the costs of floor finishes, internal doors, and sanitary fittings.
• ^^ Singles who apply for a 2-room Flexi flat under the Single Singapore Citizen (SSC) Scheme will pay $15,000 more than married couples. Eligible singles can also apply for the Enhanced CPF Housing Grant (EHG) of up to $40,000. The actual grant amounts will vary according to income.

Mature Estate

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Central Weave @ AMK (Ang Mo Kio)

Project Overview

Bounded by Ang Mo Kio Avenue 8, Ang Mo Kio Central 2, and Ang Mo Kio Central 3, Central Weave @ AMK comprises 5 residential blocks ranging from 21 to 32 storeys. One of these blocks will house some rental flats. You can choose from 896 units of 2-room Flexi, 4-, 5-room, and 3Gen flats.

The residential blocks of Central Weave @ AMK are arranged in rows, interweaving with the surrounding landscaping to form a grid-like pattern from an aerial view. Central Weave @ AMK takes its name from this design approach, reinforced by a weaving pattern of vertical stripes on its facade.

Facilities within Central Weave @ AMK include a childcare centre, residents’ network centre, playgrounds as well as adult and elderly fitness stations. The roof garden above the Multi-Storey Car Park (MSCP) offers another space where you can exercise and relax.

Please refer to the site plan located at the top of this page, for the facilities provided in the development. Facilities in this development will be accessible by the public.

Details	Info
Town	Ang Mo Kio
Est. Completion Date	2Q2028
Est. Waiting Time	60 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	40
2-room Flexi (Type 2)	86
4-Room	398
5-Room	333
3Gen	39
Total	896

Eco-Friendly Features

To encourage green and sustainable living, Central Weave @ AMK will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate the future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions
Central Weave @ AMK will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

Smart-Enabled Homes with provisions to support easy installation of smart systems
Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Short walk to Ang Mo Kio MRT station	Certain blocks are facing the main road and MRT line which may get some traffic and above-ground MRT noise
Walking distance to Ang Mo Kio Hub for major retail options
Basic amenities just across the street at Ang Mo Kio Central Market and Food Centre
Nature lovers will appreciate its proximity to Ang Mo Kio Town Gardens East and West
Within 1km of three primary schools, namely Ang Mo Kio, Jing Shan and Mayflower

Schools

• Ang Mo Kio Primary School
• Jing Shan Primary School
• Mayflower Primary School
• Teck Ghee Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks may be affected by the MRT track noise
• Blocks with 10/12 units sharing 3 lifts could mean longer waiting time
• Link bridges and sheltered walkways directly connect the MSCP to the blocks
• Most stacks face each other directly

Sun Direction

All stacks are either facing the north or south. However, given the slight north-west orientation, those facing the north may feel some afternoon sun towards the middle of the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$198,000 – $232,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,480	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $6,120	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
	A long walkway from the main door to the living area eats into the liveable space

2-Room (Type 2)

2-Room Flat (Type 1)	Details
Price	$250,000 – $292,000
Resale Comparables	NIL
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,950	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $7,380	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

4-Room

4-Room Flat	Details
Price	$535,000 – $676,000
Resale Comparables	$690,000 – $918,000 (89 – 95 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Spacious living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The long bedroom hallway takes up space
No structural columns in between bedrooms so walls can be hacked fully
2 sided cabinets can be built in the kitchen
A household shelter tucked in a corner

5-Room

5-Room Flat	Details
Price	$720,000 – $877,000
Resale Comparables	$960,000 – $1,150,000 (89 – 95 years old)
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $6,060	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Huge living and dining area with the possibility of doing up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining are nicely segregated	The long bedroom hallway takes up space
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked fully
2 sided cabinets can be built in the kitchen
A household shelter tucked in a corner

3GEN

3Gen Flat	Details
Price	$713,000 – $842,000
Resale Comparables	NIL
Total Area	120 sqm
Internal Floor Area	115 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3Gen flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $6,650	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $4,550	4 laminated UPVC bedroom doors 3 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Dumbbell layout with two spacious ensuite bedrooms	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. Both master bedrooms can fit in a king bed.	The living and dining area may be a little cramped for a huge family
No structural columns in between bedrooms so walls can be hacked fully	The long bedroom hallway takes up space
2 sided cabinets can be built in the kitchen

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 2)	731A	118	Surpass carpark level preferably	North facing and a good distance away from the opposite block. Higher floor units will overlook the roof garden of the MSCP.
4-Room	731B	124	Surpass Djitsun Mall preferably	Faces Djitsun Mall and low-rise HDBs opposite. Units on a higher floor will get unblocked views.
5-Room	731C	134, 136	Surpass Djitsun Mall preferably	Faces Djitsun Mall and low-rise HDBs opposite. Units on a higher floor will get unblocked views. Away from MRT track.
3GEN	731C	142	Must surpass carpark level	North facing. Faces Grandeur 8 and overlooks the roof garden of the MSCP. The MSCP creates a good distance between the block and Grandeur 8 which is across the road.

Sun Plaza Spring (Tampines)

Project Overview

Sun Plaza Spring is bounded by Tampines Street 41 and Tampines Street 42, and comprises 3 residential blocks that are 11 storeys in height. You can choose from 267 units of 4- and 5-room flats.

The name ‘Sun Plaza Spring’ reflects the development’s lush landscaping, and the nearby Sun Plaza Park.

Sun Plaza Spring will feature a central green space, along which various recreational and communal facilities such as children’s playgrounds and adult and elderly fitness stations will be located. The roof garden above the Multi-Storey Car Park offers a space for neighbourly interaction and relaxation. You can also enjoy the convenience of a childcare centre within the development.

Please refer to the site plan located at the top of this page, for the facilities provided in the development. Facilities in this development will be accessible by the public.

Details	Info
Town	Tampines
Est. Completion Date	2Q2026
Est. Waiting Time	36 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
4-Room	150
5-Room	117
Total	267

Eco-Friendly Features

To encourage green and sustainable living, Sun Plaza Spring will have several eco-friendly features such as:

Separate chutes for recyclable waste
Regenerative lifts to reduce energy consumption
Bicycle stands to encourage cycling as an environmentally-friendly form of transport
Parking spaces to facilitate the future provision of electric vehicle charging stations
Use of sustainable products in the development
Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Sun Plaza Spring will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Within walking distance to both Tampines and Tampines East MRT stations	No options for smaller unit types
Proximity to Tampines 1, Tampines Mall and Century Square for major retail options	Some units will be facing Gongshang Primary School which may be a consideration for buyers who prefer a quiet environment
Basic amenities a short walk away at Tampines Street 43 – Wet market and eateries
Stone throw to Sun Plaza Park and Tampines Eco Green, great for nature lovers
Within 1km to a few primary schools which are Gongshang (Ranked top 20 primary schools in 2022), Chongzheng, Tampines North and Yumin	

Schools

• Gongshang Primary School
• Chongzheng Primary School
• Tampines North Primary School
• Yumin Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks face the MSCP directly
• Blocks with 10/11 units sharing 2 lifts could mean longer waiting time
• Link bridges and sheltered walkways connect the blocks and the MSCP
• Some stacks face each other directly
• Sheltered linkway to the bus stops at blocks 418 and 449

Sun Direction

Most stacks are north-south facing, so afternoon sun is not an issue. Stacks 202 and 204 will get some morning sun though.

Layout Analysis

4-Room

4-Room Flat	Details
Price	$381,000 – $438,000
Resale Comparables	$580,000 – $635,000 (94 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	Structural column between common bedroom
Spacious kitchen, 2 side cabinets can be built	A short bedroom wall restricts TV console placement
Household shelter tucked in a corner or in the kitchen

5-Room

5-Room Flat	Details
Price	$420,000 – $559,000
Resale Comparables	$618,888 – $720,000 (24 – 25 years old)
Total Area	93 113 sqm
Internal Floor Area	90 110 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $6,060	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Huge living and dining area with the possibility of doing up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated	Structural column between common bedroom
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
Spacious kitchen, 2 side cabinets can be built
Household shelter in the kitchen

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
4-Room	400C	252, 254	Surpass Gongshang Primary School	Facing Gongshang Primary School and HDBs opposite. Units on a higher floor will get an unblocked view.
5-Room	400A	212	Must surpass carpark level and Gongshang Primary School	Facing Gongshang Primary School and HDBs opposite. Overlooks the roof garden of the MSCP. Units on a higher floor will get an unblocked view. MSCP and the school create a good distance between the blocks.
5-Room	400B	238	Must surpass carpark level and Gongshang Primary School	Facing Gongshang Primary School and HDBs opposite. Overlooks the roof garden of the MSCP. Units on a higher floor will get an unblocked view. MSCP and the school creates a good distance between the blocks.

Prime Location Housing Estate

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Alexandra Vale (Bukit Merah)

Project Overview

Alexandra Vale is located along Alexandra View and is just a stone’s throw away from Redhill MRT station. It consists of 2 residential blocks, with each block ranging from 41 to 50 storeys high. One of the blocks will house some rental flats. You can choose from 782 units of 3- and 4-room flats. This development is offered under the Prime Location Public Housing (PLH) model.

The development’s towering residential blocks, terracing form of the Multi-Storey Car Park (MCSP), and lush landscaped greenery, create a green, valley-like space that inspires the name ‘Alexandra Vale’. The roof garden atop the MSCP cascades down towards the landscaped grounds, where existing mature trees have been retained, where possible.

The development comes with a childcare centre, a residents’ network centre, children’s playgrounds, as well as adult and elderly fitness stations. Please refer to the site plan located at the top of this page, for the facilities provided in Alexandra Vale. Facilities in this development will be accessible by the public.

Details	Info
Town	Bukit Merah
Est. Completion Date	2Q2028
Est. Waiting Time	61 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
3-Room	182
4-Room	600
Total	782

Eco-Friendly Features

To encourage green and sustainable living, Alexandra Vale will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate the future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Alexandra Vale will come up with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Redhill MRT station is right at your doorstep	PLH rule applies
Next to Artra which has an NTUC Finest and a handful of eateries	For families looking for bigger space, there is a lack of 5-room units
Basic amenities are just one street away at Redhill Market and Food Centre	The nearest major retail mall will be Tiong Bahru Plaza which is one MRT station away
Proximity to Henderson Park Connector which leads to Telok Blangah Hill Park and Mount Faber, a plus for nature lovers	Certain blocks are facing the main road and MRT line which may get some traffic and above-ground MRT noise
Within 1km of two primary schools, Alexandra and Gan Eng Seng	High overall quantum

Schools

• Alexandra Primary School
• Gan Eng Seng Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks face the MSCP directly
• Some stacks face the MRT track and Tiong Bahru Road which can get busy during peak hours
• 10 units sharing 8 lifts are very healthy
• Link bridges and sheltered walkways connect the blocks to the MSCP
• No stacks face each other directly
• Sheltered linkway to Redhill MRT station

Sun Direction

Most stacks are either north of south facing. However, stacks 201 – 205 and 217 – 219 may face more afternoon sun during the end of the year. Stack 215 will face the morning sun almost all year round.

Layout Analysis

3-Room

3-Room Flat	Details
Price	$385,000 – $477,000
Resale Comparables	$590,000 – $720,000 (90 – 96 years old)
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ Utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ Utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,190	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining, dry kitchen
Internal Doors and Sanitary Fittings – $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The main door opens up straight to the living and dining area (which lacks privacy)
No structural columns in between bedrooms so walls can be hacked fully	The living and dining area is pretty cramped
The kitchen is compact but the open concept allows for a dry kitchen area to be built

4-Room

4-Room Flat	Details
Price	$547,000 – $705,000
Resale Comparables	$750,000 – $1,030,000 (90 – 96 years old)
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,740	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining are segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The long bedroom hallway takes up space
No structural columns in between bedrooms so walls can be hacked fully	
Spacious kitchen, 2-sided cabinets can be built	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	109A	201, 203	Must surpass carpark and MRT track	Faces low-rise HDBs opposite and overlooks the roof garden of the MSCP. Units on a higher floor will get a nice unblocked view towards Keppel Bay.
3-Room	109B	221, 223	Surpass the MRT track and opposite blocks preferably	Faces the park and HDBs opposite. Units on a higher floor will get a nice unblocked view towards Keppel Bay.
4-Room	109A	215	Surpass tree level preferably	Faces Delta Swimming Complex. Units on a higher floor will get a nice unblocked view of the city.
4-Room	109A	205, 217, 219	Must surpass carpark and MRT track	Faces low-rise HDBs opposite and overlooks the roof garden of the MSCP. Units on a higher floor will get a nice unblocked view towards Keppel Bay.
4-Room	109B	225	Surpass the MRT track and opposite blocks preferably	Faces the park and HDBs opposite. Units on a higher floor will get a nice unblocked view towards Keppel Bay.
4-Room	109B	237, 239	Surpass carpark, MRT track and opposite blocks preferably	Faces the park, HDBs opposite and overlooks the roof garden of the MSCP. Units on a higher floor will get a nice unblocked view towards Keppel Bay.

Havelock Hillside (Bukit Merah)

Project Overview

Havelock Hillside is located along Havelock Road and near the upcoming Havelock MRT station on the Thomson-East Coast Line. The development comprises two residential blocks at 42-and 45-storey tall and offers a total of 869 units of 3- and 4- room flats. Havelock Hillside is offered under the Prime Location Public Housing (PLH) model.

Building on the topography of the site, the design of Havelock Hillside draws inspiration from natural landscapes like meadow plains, green terraces, and hillocks, creating pockets of space for activities or rest. Each of the two high-rise residential blocks has its own precinct pavilion and is connected to the rooftop garden above the Multi-Storey Car Park (MCSP) via a unique curved link bridge. The residential blocks also come with sky terraces and roof gardens.

Havelock Hillside comes with a childcare centre, children’s playgrounds, as well as adult and elderly fitness stations. Please refer to the site plan located at the top of this page, for the facilities provided in this development. Facilities in this development will be accessible by the public.

Details	Info
Town	Bukit Merah
Est. Completion Date	4Q2028
Est. Waiting Time	68 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
3-Room	171
4-Room	698
Total	869

Eco-Friendly Features

To encourage green and sustainable living, Havelock Hillside will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate the future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Havelock Hillside will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Walking distance to Tiong Bahru and the upcoming Havelock MRT station	PLH rule applies
Proximity to Tiong Bahru Plaza for major retail options. Also close to Robertson Quay for dining and entertainment options	For families looking for bigger space, there is a lack of 5-room units
Basic amenities are a couple of blocks away at Beo Crescent Market and Food Centre. More food choices at Tiong Bahru Market	High overall quantum
Within 1km of three primary schools which are Alexandra, River Valley and Zhang De	

Schools

• Alexandra Primary School
• River Valley Primary School
• Zhang De Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• 24 – 45 storeys high puts residents above most HDBs around
• Certain stacks face the MSCP directly
• 13 units sharing 8 lifts are very healthy
• Link bridges from the MSCP directly connect to the blocks
• No stacks face each other directly

Sun Direction

Most stacks here are either north or south facing which would not have much afternoon sun.

Layout Analysis

3-Room

3-Room Flat	Details
Price	$370,000 – $515,000
Resale Comparables	$590,000 – $720,000 (90 – 96 years old)
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ Utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ Utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $3,190	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Good-sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully	The long bedroom hallway takes up space
2 sided cabinets can be built in the kitchen

4-Room

4-Room Flat	Details
Price	$531,000 – $730,000
Resale Comparables	$750,000 – $1,030,000 (90 – 96 years old)
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,740	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully	
Spacious kitchen, 2-sided cabinets can be built	
A household shelter tucked in a corner	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	97A	611	Must surpass carpark level and opposite blocks	Faces Emerald Park and Kim Seng Community Centre. Overlooks the roof garden of the MSCP. Units on a higher floor will have a nice unblocked view of the city. The unit is tucked away in a corner (more privacy).
3-Room	98A	621	Must surpass SEAB and opposite blocks	Faces the Singapore Examinations and Assessment Board building. Units on a higher floor will have a nice unblocked view towards Keppel Bay. The unit is tucked away in a corner (more privacy).
4-Room	97A	591, 593, 613	Must surpass carpark level and opposite blocks	North-facing results and in the least amount of sun all year round. Faces Harvest Mansion and overlooks the roof garden of the MSCP. Units on a higher floor will have a nice unblocked view of the city.

Non-Mature Estate

---

Keat Hong Grange

Project Overview

Keat Hong Grange is bounded by Choa Chua Kang Avenue 7, Choa Chu Kang Grove, and Keat Hong Link. There are 5 residential blocks ranging from 19 to 23 storeys in height. You can choose from 987 units of 2-room Flexi, 3-, 4-, and 5-room flats.

Keat Hong Grange references the many plantations that used to dot Choa Chu Kang, as well as the landscaping within the development. Enjoy an active lifestyle with facilities such as playgrounds and adult and elderly fitness stations at your doorstep. Alternatively, you can relax in the landscaped roof garden above the Multi-Storey Car Park.

A void-deck community centre, childcare centre, and resident’s network centre are located within the development. Please refer to the site plan located at the top of this page, for the facilities provided in the development. Facilities in this development will be accessible by the public.

Details	Info
Town	Choa Chu Kang
Est. Completion Date	4Q2026
Est. Waiting Time	43 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	38
2-room Flexi (Type 2)	156
3-Room	96
4-Room	374
5-Room	323
Total	987

Eco-Friendly Features

To encourage green and sustainable living, Keat Hong Grange will have several eco-friendly features such as:

Separate chutes for recyclable waste
Regenerative lifts to reduce energy consumption
Bicycle stands to encourage cycling as an environmentally-friendly form of transport
Parking spaces to facilitate the future provision of electric vehicle charging stations
Use of sustainable products in the development
Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Keat Hong Grange will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Walking distance to Keat Hong LRT station	Take the LRT out to Choa Chu Kang MRT station
Basic amenities are two streets away at Keat Hong Shopping Centre. Major retail options at Lot 1	Worker dormitories will be built just across the street which may be a consideration for some individuals
Good unit mix
Nature lovers will like that it’s in close proximity to Choa Chu Kang Park Connector which leads to Bukit Batok Town Park and Bukit Timah Nature Reserve	
A handful of primary schools within 1km, namely Choa Chu Kang, South View (Ranked top 30 primary schools for 2022) and Teck Whye

Schools

• Choa Chu Kang Primary School
• South view Primary School
• Teck Whye Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks face the MSCP directly
• Blocks with 10/11 units sharing 3 lifts may have a longer waiting time
• Link bridges and sheltered walkways connect all the blocks and MSCP
• Some stacks face each other directly
• Sheltered linkway to the bus stop

Sun Direction

South-west facing stacks here will receive direct afternoon sun towards the end/beginning of the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$102,000 – $131,000
Resale Comparables	NIL
Total Area	40 sqm
Internal Floor Area	38 sqm

Non-Optional Finishes

The 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedroom
• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
OCS Package for short-lease 2-room Flexi flats – $6,200	Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
2 sided cabinets can be built in the kitchen	A long walkway from the main door to the living area eats into the liveable space

2-Room (Type 2)

2-Room Flat (Type 1)	Details
Price	$125,000 – $160,000
Resale Comparables	NIL
Total Area	49 sqm
Internal Floor Area	47 sqm

Non-Optional Finishes

The 2-room Flexi (Type 2) flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedroom
• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
OCS Package for short-lease 2-room Flexi flats – $7420	Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$194,000 – $243,000
Resale Comparables	NIL
Total Area	71 sqm
Internal Floor Area	68 sqm

Non-Optional Finishes

The 3-room flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Bedrooms
• Floor tiles in the:
  • Living/ dining
  • Bathrooms
  • Household shelter
  • Kitchen/ Utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ Utility
• Internal doors for bedrooms and folding doors for bathrooms
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
Decently sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked full	Long walkway from the main door to the living area eats into liveable space
2 sided cabinets can be built in the kitchen

4-Room

4-Room Flat	Details
Price	$277,000 – $363,000
Resale Comparables	$462,000 – $540,000 (94 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

The 4-room flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Bedrooms
• Floor tiles in the:
  • Living/ dining
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Internal doors for bedrooms and folding doors for bathrooms
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
Spacious living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The long bedroom hallway takes up space
No structural columns in between bedrooms so walls can be hacked full	
2 sided cabinets can be built in the kitchen	

5-Room

4-Room Flat	Details
Price	$390,000 – $508,000
Resale Comparables	$600,000 – $640,000 (94 years old)
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

The 5-room flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Bedrooms
• Floor tiles in the:
  • Living/ dining
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Internal doors for bedrooms and folding doors for bathrooms
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated	The long bedroom hallway takes up space
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked full	
Spacious kitchen, 2-sided cabinets can be built	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 2)	824A	464, 466	Must surpass the social community building and MSCP	Faces social community building. Will look across the roof garden on both the social community building and MSCP.
3-Room	824A	460	Mid floor and above (surpass future school)	Faces empty land plots and Keat Hong Garden for now. Will overlook a school in the future which provides an unblocked view.
4-Room	824A	458	Mid floor and above (surpass future school)	Faces empty land plot and Keat Hong Garden for now. Will overlook a school in the future which provides an unblocked view.
4-Room	824B	480, 482, 484	Mid floor and above (surpass future school)	Faces empty land plots and Keat Hong Garden for now. Will overlook a school in the future which provides an unblocked view.
5-Room	822B	426, 428	Must surpass MSCP	Faces the neighbouring HDB cluster and overlook the roof garden of the MSCP. The MSCP creates a good distance between the blocks.
5-Room	822A	410	Must surpass MSCP	Faces 823A and overlooks the roof garden of the MSCP. The MSCP creates a good distance between the blocks.
5-Room	823A	452, 454	Must surpass MSCP	Faces 822A and overlooks the roof garden of the MSCP. The MSCP creates a good distance between the blocks.
5-Room	823A	440	Must surpass Delta Senior School opposite	Faces Delta Senior School. Units on a higher floor will get a nice unblocked view of Bukit Gombak.

Jurong East Breeze

Project Overview

Located along the Pan-Island Expressway (PIE) and Jurong East Central, Jurong East Breeze comprises 2 residential blocks ranging from 22 to 38 storeys. You can choose from 562 units of 2-room Flexi, 3-, and 4-room flats.

The development is envisioned as a landmark in the area with its towering blocks and will offer a breezy living environment for residents. The spacious central green, together with the two roof gardens atop the Multi-Storey Car Park and the block for elderly facilities, provide ideal backdrops for daily interactions with neighbours. You can also head down to the children’s playgrounds and elderly and adult fitness stations for your daily activities and exercises.

Jurong East Breeze will come with a residents’ network centre and elderly facilities for added convenience. Please refer to the site plan located at the top of this page, for the facilities provided in the development. Facilities in this development will be accessible by the public.

Details	Info
Town	Jurong East
Est. Completion Date	2Q2028
Est. Waiting Time	60 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	62
2-room Flexi (Type 2)	161
3-Room	87
4-Room	252
Total	562

Eco-Friendly Features

To encourage green and sustainable living, Jurong East Breeze will have several eco-friendly features such as:

Separate chutes for recyclable waste
Regenerative lifts to reduce energy consumption
Bicycle stands to encourage cycling as an environmentally-friendly form of transport
Parking spaces to facilitate the future provision of electric vehicle charging stations
Use of sustainable products in the development
Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Jurong East Breeze will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Walking distance to future Toh Guan MRT station which will be completed just in time	For families looking for bigger space, there is a lack of 5-room units
Basic amenities are a stone’s throw away at Yuhua Village. Major retail options at JEM, Westgate, IMM	Certain blocks are facing the PIE and MRT line which may get some traffic and above-ground MRT noise
Right next to the Jurong Park Connector that leads to Chinese Garden and Jurong Lake Gardens
Within 1km of four primary schools which are Bukit View, Fuhua, Princess Elizabeth and Yuhua	

Schools

• Bukit View Primary School
• Fuhua Primary School
• Princess Elizabeth Primary School
• Yuhua Primary School

Thoughts on the site plan

• 22 – 38 storeys high puts residents above most HDBs around
• Certain stacks face the MSCP directly
• Some stacks will face the PIE as well
• 8/9 units sharing 3/5 lifts is very healthy
• Some stacks face each other directly
• Sheltered walkways connect the two blocks and MSCP

Sun Direction

South-west facing stacks 779, 781, 753 and 755 would get direct afternoon sun towards the end of the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$97,000 – $132,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,480	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $6,120	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
2 sided cabinets can be built in the kitchen	A long walkway from the main door to the living area eats into the liveable space

2-Room (Type 2)

2-Room Flat (Type 1)	Details
Price	$129,000 – $170,000
Resale Comparables	NIL
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,950	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $7,380	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$194,000 – $245,000
Resale Comparables	NIL
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ Utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ Utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,340	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining, dry kitchen
Internal Doors and Sanitary Fittings – $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Decently sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	A short bedroom wall restricts TV console placement
No structural columns in between bedrooms so walls can be hacked fully
The kitchen is compact but the open concept allows for a dry kitchen area to be built

4-Room

4-Room Flat	Details
Price	$283,000 – $388,000
Resale Comparables	$535,000 – $595,000 (75 – 76 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	Structural column between common bedroom
Spacious kitchen, 2 side cabinets can be built	A short bedroom wall restricts TV console placement
A household shelter tucked in a corner

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 2)	291A	753, 755	Surpass the electrical sub-station and HDBs opposite	Faces the electrical substation and HDBs opposite. HDBs opposite is 12/13 storeys, above that, units should get an unblocked view towards Chinese Garden.
3-Room	291A	759	Surpass block 291B preferably	Faces block 291B. Units above level 26 will get an unblocked view of Bukit Batok.
4-Room	291A	765	Must surpass block 292-294 and the PIE	North-facing results and in the least amount of sun all year round. Units on a higher floor will get an unblocked view of Bukit Batok. Furthest stack facing the PIE.
4-Room	291B	783, 785	Must surpass carpark level and the PIE	Faces the PIE and overlooks the roof garden of the MSCP. Units on a higher floor will get an unblocked view of Bukit Batok.
4-Room	291B	781	Surpass Crest Secondary School preferably	Faces Crest Secondary School. Units on a higher floor will get an unblocked view.

Woodlands South Plains

Project Overview

Woodlands South Plains is located near Woodlands South MRT station on the Thomson-East Coast Line and is bounded by Woodlands Avenue 1 and Woodlands Drive 17. There are 6 residential blocks within the development, each 12 storeys tall. You can choose from the 630 units of 2-room Flexi, 3- and 4-room flats in the development.

Inspired by the upcoming Woodlands Health Campus which will be located nearby, Woodlands South Plains is designed with wellness in mind. Its design features a vast green space interspersed with 3Gen facilities, shelters, well-shaded spaces, thematic gardens, as well as Active, Beautiful, Clean Waters design features for rest and rejuvenation. The development also comes with a childcare centre, children’s playgrounds, and adult and elderly fitness stations, and is served by a Multi-Storey Car Park with a roof garden.

Please refer to the site plan located at the top of this page, for the facilities provided in Woodlands South Plains. Facilities in this development will be accessible by the public.

Details	Info
Town	Woodlands
Est. Completion Date	1Q2027
Est. Waiting Time	45 months
Remaining Lease	99 years
Selection Period	Nov 2022 to Aug 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	66
2-room Flexi (Type 2)	209
3-Room	87
4-Room	268
Total	630

Eco-Friendly Features

To encourage green and sustainable living, Woodlands South Plains will have several eco-friendly features such as:

Separate chutes for recyclable waste
Regenerative lifts to reduce energy consumption
Bicycle stands to encourage cycling as an environmentally-friendly form of transport
Parking spaces to facilitate the future provision of electric vehicle charging stations
Use of sustainable products in the development
Active, Beautiful, Clean Waters design features clean rainwater and beautifies the landscapes

Smart Solutions

Woodlands South Plains will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Located right next to Woodlands South MRT station – has an entrance to the MRT from the cluster	For families looking for bigger space, there is a lack of 5-room units
Basic amenities are a short walk away at Vista Point. Major retail options available at Causeway Point	Woodlands Integrated Healthcare Campus which is currently under construction is just across the street, for individuals who may be superstitious about staying next to a hospital, this may not be suitable
Nature lovers will love its proximity to Woodlands (SLE) Park Connector that leads to the Central Catchment Nature Reserve
Within 1km of three primary schools, namely Innova, Woodgrove and Woodlands Ring	

Schools

• Innova Primary School
• Woodgrove Primary School
• Woodlands Ring Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks face the MSCP directly
• Blocks with 11/12 units sharing 2 lifts could mean longer waiting time
• Link bridges and shelter walkways connect the blocks and MSCP
• Some stacks face each other directly
• Sheltered linkway to the bus stop

Sun Direction

Stacks with the most afternoon sun would go to the 2-room flats at stacks 184 – 192, as well as 124, 126, 118 and 120.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$98,000 – $124,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,470	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $6,120	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
	A long walkway from the main door to the living area eats into the liveable space

2-Room (Type 2)

2-Room Flat (Type 1)	Details
Price	$122,000 – $154,000
Resale Comparables	NIL
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom – $2,940	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings – $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats – $7,380	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$188,000 – $228,000
Resale Comparables	$374,000 – $420,000 (90 years old)
Total Area	68 sqm
Internal Floor Area	65 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ Utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ Utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,300	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining, dry kitchen
Internal Doors and Sanitary Fittings – $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Decently sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	A short bedroom wall restricts TV console placement
No structural columns in between bedrooms so walls can be hacked fully
The kitchen is compact but the open concept allows for a dry kitchen area to be built

4-Room

4-Room Flat	Details
Price	$303,000 – $363,000
Resale Comparables	$458,000 – $490,000 (24 – 25 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms – $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings – $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Washbasin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	Structural column between master and common bedroom
Spacious kitchen, 2 side cabinets can be built	A short bedroom wall restricts TV console placement
A household shelter tucked in a corner

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	591B	176, 178	Must surpass the MSCP	Faces Woodgrove Secondary School and overlooks the roof garden of the MSCP. The MSCP creates a good distance between the block and the school.
2-Room (Type 1)	592A	202, 204	Must surpass Woodlands Health Campus	Faces Woodlands Health Campus which will be 7 stories high. Units above that will overlook the Health Campus’s roof gardens and have an unblocked view towards Mandai.
2-Room (Type 2)	591B	174, 180	Must surpass the MSCP	Faces Woodgrove Secondary School and overlooks the roof garden of the MSCP. The MSCP creates a good distance between the block and the school.
2-Room (Type 2)	592A	198, 200	Must surpass Woodlands Health Campus	Faces Woodlands Health Campus which will be 7 stories high. Units above that will overlook the Health Campus’s roof gardens and have an unblocked view towards Mandai.
3-Room	590A	104	Mid floor and above	North-facing results and in the least amount of sun all year round. Faces Woodgrove Secondary School. Units on a higher floor will get an unblocked view.
3-Room	592A	210	Mid floor and above	Faces Christchurch Secondary School. Units on a higher floor will get an unblocked view.
4-Room	590A	106, 108, 110, 112, 114	Mid floor and above	North-facing results and in the least amount of sun all year round. Faces Woodgrove Secondary School. Units on a higher floor will get an unblocked view.
4-Room	592A	206, 208	Must surpass Woodlands Health Campus	Faces Woodlands Health Campus which will be 7 stories high. Units above that will overlook the Health Campus’s roof gardens and have an unblocked view towards Mandai.

This concludes our review of the August BTO 2022 sites. We hope that it has gone some way to help you decide on which project, as well as the pros and cons that may come with it.

Understandably, you might have questions left unanswered or perhaps have a general question about BTOs unrelated to this exercise. In any case, feel free to reach out to us directly and we’ll be happy to answer any questions that you may have!

Frequently asked questions

What are the main differences between the August 2022 BTO launch and previous launches?

The August 2022 BTO launch offers 4,993 flats across 7 projects, slightly more units and one additional location compared to May 2022. It includes new projects in both mature and non-mature estates, with some sites under the Prime Location Public Housing (PLH) model.

What is the Prime Location Public Housing (PLH) scheme and how does it affect applicants?

The PLH scheme includes Bukit Merah projects with a 10-year MOP instead of five, no renting out the whole flat, and tighter eligibility. Up to 20% of flats are for first-timer families, with a 6% Subsidy Recovery applicable at resale.

How are the prices of flats in the August 2022 BTO launch structured?

Prices vary by estate and flat type. For example, 2-room Flexi flats in Ang Mo Kio start from $198,000, while 4-room flats in Tampines start from $381,000. Prices include floor finishes and sanitary fittings, with grants applicable.

What are some features of the Central Weave @ AMK project in Ang Mo Kio?

Central Weave @ AMK comprises 5 blocks with 896 units, featuring eco-friendly and smart solutions like separate waste chutes, regenerative lifts, smart-enabled homes, and energy-efficient lighting. Facilities include a childcare centre, fitness stations, and a roof garden.

What are the pros and cons of the Ang Mo Kio Central Weave project?

Pros include proximity to Ang Mo Kio MRT and amenities, and nearby primary schools. Cons include some blocks facing main roads with potential noise, and longer waiting times due to shared lifts in some stacks.

What are the layout options and prices for 2-room flats in the August 2022 BTO launch?

There are two types: Type 1 from $198,000 and Type 2 from $250,000. Type 1 has 38 sqm, while Type 2 has 48 sqm. Both come with finishes like wall and floor tiles, with optional packages for upgrades.