We Review The July 2025 BTO Launch Sites (Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, Woodlands)

With resale flat prices refusing to drop enough, BTO flats are the hope of the average Singaporean right now. And if you don’t like the offerings for February (not even the huge list of SBF options?), then the July 2025 BTO launch has some interesting choices. We’ll be seeing around 5,400 new flats: non-mature estates include Bukit Panjang, Sembawang, and Woodlands, while mature estates include Bukit Merah, Clementi, Tampines, and Toa Payoh – along with HDB’s first launch in Simei in 10 years. Here’s what to look out for:

July 2025 BTO launches

Note that the following is tentative, and changes may be made closer to the launch date itself.

1. Simei (Tampines)

This site is the location of the former Changkat Changi Primary and Secondary schools. It’s close to SUTD and a few older condos like Changi Court and Changi Green.

We’re a bit ambivalent about this plot. It does have an MRT station within walking distance (Upper Changi MRT station on the DTL), but the immediate surroundings lack amenities. There are no notable malls, eateries, etc., within easy walking distance, although train access makes it easier to travel out.

The good news is that Upper Changi station is only one stop from Expo, which means easy access to Changi Airport. If you couple that with the proximity of the SIA Training Centre, this location may appeal to those who work in aviation. It’s also a good catchment area for those who intend to rent out the flat in the future.

While proximity to the airport and SUTD means the area has a lot of potential, HDB will need to provide significant support in the form of coffee shops, markets, etc., as the area is currently quite bare. This is a location that badly needs one of their HDB-style malls or hubs.

2. Woodlands

This site is adjacent to Woodlands North Verge, which is part of the February BTO line-up. This follow-up project will be close to the Woodlands Checkpoint and Admiralty Park, but the highlight is being part of Woodlands North Coast.

Woodlands North Coast is a “new generation” HDB estate. It will bring in Republic Polytechnic, along with other educational institutions, as well as various companies (some of which are R&D or start-up firms). This will be supported by the usual slew of retail and F&B outlets, all along a panoramic coastline.

Woodlands is still considered a non-mature estate, so this is definitely a lure to bring in more people to the north. But it’s a good way to get in on the ground floor if you believe Woodlands will be transformed the way Jurong East has been. There’s also appeal for those who frequent Malaysia or have family there, and future rental to Malaysian foreign workers should be easy if you’re open to that.

3. Bukit Merah (Alexandra)

There aren’t many units available here, so given the mature location, these flats may be tough to get. This site was the former Alexandra Post Office, which is within walking distance of Redhill MRT (EWL).

Redhill is just one stop from Tiong Bahru and three stops from Outram, providing fantastic access to the CBD and city centre. It’s also alongside the Alexandra Park Connector, which will be a draw for cyclists or long-walkers—it goes all the way to Zion Road, making it a favourite among those who cycle to the CBD.

The surrounding area is old and well-developed, with plenty of heartland amenities, especially around Redhill station (including the old Redhill Market). Overall, it’s a very convenient location, but one that’s going to be competitive, with just around 490 flats available.

4. Bukit Merah (Tanglin Road)

This site is quite close to the previous one (see point 3), but it’s on the other side of the park connector, adjacent to Crescent Girls’ School. This is a plus for families prioritising school access, but it appears to be a further distance from the MRT station, which may not make for a comfortable walk.

We’ll know more about this site closer to the launch date, but we’d expect it to see just as much demand as the other Bukit Merah plot.

5. Toa Payoh 

This may be the most in-demand site and could end up being either a Plus or Prime project. It’s within close walking distance of Caldecott MRT station (CCL, TEL) and is four stops from Orchard on the TEL.

Marymount Convent, CHIJ Primary, and CHIJ Secondary are nearby. We’ll have to check closer to the date if Raffles Institution is within the eligibility range. Besides schools, Toa Payoh is a very well-developed HDB enclave, with the famed Toa Payoh Hub fairly nearby.

As an aside, note that the recent new launch The Orie is close to this area.

We suspect this may be the priciest location among this batch of BTO launches.

6. Clementi

This launch site is almost certain to be a Plus project. It would be surprising if it wasn’t, as Clementi MRT station (EWL) and the gigantic Clementi Mall are within walking distance. This is close to the hub of the neighbourhood, so retail, eateries and entertainment options are in abundance.

Clementi is always popular due to the proximity of several schools, notably NUS. It’s also been a while since we’ve had a BTO launch in this high-demand area—somewhere around eight years. So we’d expect a pretty big rush for the 750 units here, even with a likely 10-year MOP.

7. Sembawang

A good range of flat types, but this location isn’t exceptional. It looks like you’ll need a bus connection to the MRT station (probably Sembawang on the NSL). The area has the usual heartland amenities (coffee shops, convenience stores, etc.) surrounding Admiralty Link, but nothing beyond the norm for most HDB clusters.

There are several schools nearby, such as Endeavour Primary, Northoaks Primary, and Canberra Secondary.

Sembawang is still developing, so this may pay off for those looking long-term—or for those who specifically want a quieter neighbourhood.

8. Bukit Panjang

Whether you like this launch will depend on how you feel about the LRT. If you don’t mind it, then you might find it convenient: Bangkit LRT station is very nearby, and this will take you to Choa Chu Kang MRT (NSL, JSL), where Lot One—the major mall for the area—is located.

This site is between Beacon Primary School and Zhenghua Park, which may appeal to some families. While Bukit Panjang is still a developing town, this launch site could be an alternative for those who want access to Choa Chu Kang’s hub but don’t want to pay resale flat prices.

If you’re the sort who loathes using the LRT to get to the MRT, though, this might not be for you.