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

August 30, 2022

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
Tampines	Sun Plaza Spring	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
Bukit Merah	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.

Jump To BTO Projects

Mature Estate
Central Weave@AMK (Ang Mo Kio)
Sun Spring Plaza (Tampines)
Prime Location Housing Estate
Alexandra Vale (Bukit Merah)
Havelock Hillside (Bukit Merah)
Non-Mature Estate
Keat Hong Grange (Choa Chu Kang)
Jurong East Breeze (Jurong East)
Woodlands South Plains (Woodlands)

Mature Estate

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)

Central Weave @ AMK 2 Room Flexi Type 1 Floor Plan

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)

Central Weave @ AMK 2 Room Flexi Type 2 Floor Plan

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.