How To Choose The Best HDB BTO Unit: An Ultimate Guide (With A Workable Checklist!)

13 min read

Just the other day, I spoke to a friend who was fortunate enough to get a queue number for the October 2023 BTO launch. 

While this was meant to be a joyous and momentous occasion, she was outright panicking on that very day. 

The main issue she had? Choosing the “best” unit.

Like everyone else, she took the time to research with her partner way before unit selection day. But even with all the information out there, she still felt lost. 

These were her exact sentiments, which I am sure many first-time homeowners can resonate with. 

“How in the world am I supposed to choose a flat? Where do I even start?” 

“I barely know anything about property! Hundred of these flats look the same”

“What if I picked a terrible unit and hated living in it? And then it can’t sell in the future and it was all because I didn’t make the right choice”. 

Let me assure you that these concerns are valid. The fear of making the wrong choice can be overwhelming, especially with such a significant financial commitment. As such to help, my aim with this piece is to help give you better clarity and assurance when choosing your unit.

But before we start, let’s set a few things straight. 

The definition of “best” is a subjective one. But for me, ‘best’ refers to a comfortable home you enjoy living in during your ownership and that would give you the least issues when it is time to sell. 

I’m also assuming here that you have a concrete idea of the site of choice, the size of the flat that you want and how much you can afford. This guide is simply to help you sift and pick out YOUR best choice from the list of options on flat selection day. 

How these factors rank would, of course, depend on your priorities. 

Ideally, you’d want to come prepared with a list of units already earmarked. Having a list of 10 to 15 options is a good cushion (although I know of a friend who ranked every unit to leave no stone unturned).

The pool of options you’re presented with would also be highly dependent on your queue number (which is generated using a computerised ballot system or, in other words, luck).  

Also for your benefit, I’ve included a summary and workable checklist at the end of this read to help you arrive at a logical decision (you’re welcome!). So share this with your partner, grab your laptop and let’s get cracking.

Here’s the importance of each resource: 

1. The Master Plan would be crucial to understanding the future trajectory of the surrounding parcels of land. As the saying goes, “Change is inevitable” and this saying applies to a land-scarce city like Singapore. 

Whether or not that open field across your BTO site is going to continue to be an open field in the next decade depends heavily on its zoning. One mistake many rookie buyers make is buying into the current neighbourhood skyline and getting blindsided when a new skyscraper blocks their view. It’s your responsibility to minimise this risk as much as possible. 

One particular point to note is the plot ratio of each site, which often determines the height (and clearance height) of the block and neighbouring projects. For example, a site with a plot ratio of 3.2 would likely have taller buildings than sites with a plot ratio of 2.8. This might not always be the case, but there is a higher possibility of it becoming a reality. 

2. OneMap is a colloquial map Singaporeans use to find out more about their neighbourhood amenities. This can include schools within a 1 km radius, community amenities and transport systems within the estate. 

As an example, here is some general information available for the Kallang/Whampoa June 2024 BTO launch: 

• Information about your estate and upgrades within the area 

• Block orientation

• Number of blocks and height of each residential block

• Floorplan and size of units

• Estimated waiting time for the project

With that said, let’s move on to look at each factor, starting from the block’s location. 

1. Your Location Matters (A Lot)

Now picture this, you’re dealing with either option one or two in the same neighbourhood. They might look the same on paper, so which one do you choose? 

This was probably one of the dilemmas many homeowners had when looking at the Plantation Edge I & II @ Tengah during the October 2023 BTO launch. 

This was Tengah’s biggest BTO launch. Due to the sheer size of the project, choosing one block from another might mean an extra 5 to 6 minutes of walking to get from one end to another. This might not seem like a big deal but for those who have family members with mobility issues, considerations like this make all the difference. 

To be clear, I’ll be using the Plantation Edge I & II BTO launch as an example to do a step-by-step guide on using our online worksheet to derive MY most ideal units. I’ll be focusing on the 3-room flats (the blocks are marked green!).

2. Access to Key Amenities Nearby 

One common solution is assessing the block or unit’s proximity to key amenities, such as the nearest MRT, schools, shopping malls, eateries and supermarkets. 

This is where government-backed resources like OneMap come in handy, as you could accurately determine the walking distance (and time) it takes to get from one of the blocks to any of these key amenities. 

Secondly, do have a look at the proposed site plan for the BTO project to know where are the new childcare centres, supermarkets, coffee shops, bin centres, MSCP and playgrounds. 

3. On the flip side, being near key amenities would also mean higher footfall and noise 

Obviously, being near key amenities would inevitably mean more noise and people. 

I would recommend annotating the blocks with higher footfall to know the general ambience of the block (especially if you’re only given the option of lower floor units and have to deal with more noise). 

I would also categorise these blocks as “kid zones”, “main walkway space”, “Near MSCP” or “activity zones” so that I have a better idea of the upsides and downsides of each block.

Using the provided worksheet (link at the bottom of the page) and the Tengah Plantation Edge I & II BTO launch as an example, I tried to emulate how a typical flat owner might choose their BTO unit. Here’s how your ranking list might look:

Using my personal preferences as a guideline, I’ve ranked Block 105B Stack 352 as my top choice (in terms of location). This is because it’s not directly beside the MRT Station nor is it facing busy common areas.

Of course, everyone’s ranking would look different because they have varying priorities. This list is just a reflection of my location preferences and your list should be a reflection of yours.

4. Upcoming Developments to Look Out For in the Vicinity 

This is where the Master Plan comes in because it’s the only concrete source for anything to do with urban projects and upgrading.

Take note of any upcoming projects in the neighbourhood that might affect the blocks – be it new residential projects, MRT projects or reserved sites. 

It’s also very telling of the potential growth of the neighbourhood within the next half a decade and what to expect in the area. 

5. Timeline 

Life happens and not everyone has the luxury of waiting. 

It’s crucial to be wary of the proposed timeline for each site to be completed, especially if you’re time-sensitive. For example, it takes 48 months for Tanjong Rhu Riverfront I to be completed, whereas Tanjong Rhu Riverfront II would take 55 months. 

That’s an extra 7 months of waiting time, which is a significant period for anyone pressed for a new home! Make sure that you have your timeline planned out properly before you have your eyes set on a particular block.

Now that you’ve categorised the blocks according to your preference in location, let’s have a look at the orientation of the blocks, which is highly correlated to your experience with living in your home. 

6. Block Orientation 

• Views

To be fair, it’s quite rare for BTOs nowadays to enjoy unblocked views. 

Either the blocks are already surrounded by high-rise developments or they are earmarked to introduce new high-rise developments nearby. That said, having unblocked views is more of a bonus than a need (unless that is a unique selling point of your BTO project). 

Naturally, this would affect the immediate view of your home and the resale value. 

While this might be a bit of a tedious process, the best way to determine the view of each block is to refer to the BTO site plan and Master Plan. Another helpful tip is to use Google Earth to give you a 3D render of the neighbourhood site, which you can then use to estimate the floor height and clearance level. 

Generally, blocks that face the main roads and expressways might have to deal with more traffic noise and dust. On the other hand, units looking directly at the MSCP or any common space would also mean that privacy could be compromised. 

Continuing using the Tengah Plantation Edge I & II launch as an example, here’s what my worksheet looks like after considering the views of each block.

A gentle reminder again that everyone’s priorities and preferences are different and would result in a different set of rankings. 

• Exposure to Direct Afternoon Sun 

Ask anyone who has had experience living in a home with direct exposure to the afternoon sun and they will tell you that it can feel like living in an oven. Because of this, many people tend to steer away from West-facing units. 

That said, it might not be a deal breaker for some as solutions are available to cope with this issue (like shading devices and polarising films). But for many, a cooling and well-shaded environment is generally preferable for a comfortable home. 

In Singapore, the sun’s orientation differs according to the time of the year. As a general rule of thumb, here’s the orientation through the year: 

Period	Sun Rise
March – September	North-West
September – March	South-West

As a personal preference, I will avoid all West-facing blocks. Also, I would gravitate towards South-East facing master bedrooms due to Fengshui reasons, which is why my worksheet will look as such: 

As you can tell, I bumped Block 109B Stack 779 up the list as it has my preference of a South-East facing master bedroom. However, I still prioritise a quiet-facing unit which is why Stack 352 still tops my ranks.

• Distance from Neighbouring Blocks 

For many BTO projects, it’s not surprising to find that the distance between one block from another is quite near. This is beyond enjoying unblocked views but rather, a matter of a compromise in privacy since nosy neighbours can look into your apartment. 

As such, it’s crucial to refer to the BTO site plan and take note of the distance between your preferred block and the next block to prevent this uncomfortable situation. It is rather subjective, but a comfortable distance between blocks would be around 50 metres.

7. Floor Level 

Most Singaporeans generally prefer high-floor units but depending on affordability and the queue number, some buyers are only presented with the option to select low-level flats.

Given HDB’s tightening rules on flat selections, buyers might be pressured into selecting a less-favourable unit.

It’s important to come prepared with a range of acceptable floor levels for each block, along with a list of no-nos.

When it comes to floor levels, here are some things that flat owners tend to consider: 

• Pests 

Typically, low-level units are avoided as they are more prone to pests entering the unit. There are ways to keep your units pest-free (or as pest-free as possible), but this is one consideration to consider. 

That said, as someone who has stayed on a low-floor unit for many years, I rarely face this issue. 

• Noise 

Another reason why low-floor units are avoided is because they tend to be more susceptible to noise, especially if your unit faces the car park or common areas. 

This is unavoidable since these spaces are shared by the community. I can only advise that you avoid picking low-floor units for blocks located near high-footfall areas like playgrounds, coffee shops and markets. 

However, this is not to say that higher floors are quiet too. Low floors tend to be blocked by other buildings, so urban noises from highways or the MRT tend to be blocked. A low floor unit facing a park connector is quieter than a high-floor unit facing a highway.

• Clearance Height for Unblocked Views 

If you’re lucky enough to pick a block that has unblocked views, that’s great news! Before you pull the trigger, however, it’s important to take note of the clearance height of the next building as this might not be your reality for lower-floor units. 

I did have a friend who picked her unit with the sole assumption that she would enjoy unblocked views of the park in her neighbourhood. Sadly, it did not pass the clearance height and she is faced with permanent views of a neighbouring block instead.

If your project already faces an existing HDB cluster or condo, one solution could be to use PropertyGuru to check the height of the neighbouring buildings. While not all listings will provide this information, it’s worthwhile doing a quick search.

As an example, let’s take a look at the June 2024 Holland Vista BTO launch. The site is located across from an existing HDB cluster with the nearest block being 21 Holland Drive. A quick search on PropertyGuru shows that this block is 25 storeys high.

Considering that Holland Vista is 40 storeys high, this gives flat owners of this BTO launch a better idea of the clearance height to enjoy unblocked views.

• Heat 

One downside for top-floor units is that there would be a lot of heat trapped in the apartment with the sun beating down directly at the top of the building. This is not a downside per se, but it’s still worth considering.

• Fengshui 

Understandably, Feng Shui might come across as a woolly subject to many but the few who believe in this teaching typically avoid particular floor units (because they are pantang). 

This generally includes floors that have the number “4”. Whether or not you believe it, it’s a superstition that many other buyers tend to put into consideration (if given the choice). 

• Privacy 

Higher floors tend to have greater privacy, especially those with unblocked views. Another thing to note is the levels where the common facilities are (usually sky gardens). These are more often visited not just by residents but the public and its popularity usually depends on the views.

8. Corridor vs Corner Units 

• Privacy 

Given the choice, most would opt for corner units because they are more private. 

Neighbours wouldn’t be able to look into your apartment and you don’t have to deal with the issue of people walking past and making a whole lot of noise beside your home. 

However, this is not much of a deal breaker for many but if given the choice, do pick the corner units on flat selection day. 

• Location of Rubbish Chute and Lift Lobby 

Other than privacy, the location of the rubbish chute and lift lobby has quite an effect on the noise. 

Can you imagine hearing your neighbours dumping their rubbish every other day or people getting in and out of the lifts just because your unit is located near these key areas? 

Another thing to consider is the distance. You don’t want to be too near, but being far can also be a dread if you have to walk down a winding corridor every night to dispose your garbage.

Study the block layout beforehand and make annotations of certain units that might face these issues. 

9. Unit Layout 

• Balconies 

There are rare cases where HDB offers BTO projects that have a mix of flats in which some have balconies while others don’t (like the June 2024 Tanjong Rhu Riverfront I and II BTO launch). 

I won’t speak about the merits of having one, but you should be prepared to decide if it is necessary to you or not.

• Service Yard

Not a common topic of discussion, so I thought it’s best to bring this up in this article. Your service yard should be able to accommodate a washer and dryer comfortably. This either means you can put them on both sides, or they’re stackable. A narrow service yard that’s the only way to enter the AC ledge for aircon maintenance means you can only put a washer or dryer there. This isn’t a big deal if you intend to hang dry all of your clothes – but it could be for the next buyer.

Bringing back the Plantation Edge I & II Tengah BTO example, here is my final preference list for the stacks and units after considering these factors:

Block 105B Stack 352 tops my list because it has no exposure to the West sun and is in a slightly more quieter part of the estate. Moreover, it’s more private as it does not look directly into any neighbour’s unit.

On the other hand, I will be quite happy to choose units in Block 109B Stack 779 too, since it does not have any afternoon sun and is the only option that has South-East facing master bedrooms. The only downside is that it is located directly beside an MRT Station.

Final Thoughts

There’s no such thing as a perfect home. However, as buyers, you can make well-informed decisions by planning properly and researching your home to minimise regrets in the future. 

One unofficial way many flat owners get updates on the balance flats is by joining the Telegram group chat set up by other buyers. In this group chat, buyers would share any information or updates on the balance flats left (so you can be more mentally prepared for the units left). As a disclaimer, this is not an official group chat, so take the updates with a pinch of salt.

Here’s a screenshot of an example of the 2023 Kallang/Whampoa October 2023 BTO launch Telegram group chat.

Not only will you get live updates and a glimpse of who your future neighbours might be, but it’s comforting to know that you have a community to fall back on when you have burning questions.

My final advice? Take a walk (and a drive).

It’s not enough to just look at your screen to make such a big decision. Similar to going to a fitting room and trying on your clothes, make multiple trips throughout different times of the day to get a grasp of life in the neighbourhood. 

As promised, here’s the link to the workable checklist to consider when selecting your flat. Feel free to download and edit it on your own Google Drive. 

While the BTO game might seem highly dependent on luck, what we can do as buyers is to do our background research and make the most out of the information provided (unless you like to be sitting ducks).

There are plenty of sources to read up on to pick your ‘best choice’.  And remember, what’s ideal for you might not be the best for the next person. 

If you’d like to get in touch for a more in-depth consultation, you can do so here.