What is the new Prime Location Public Housing (PLH) model and how does it affect buyers?

The PLH model imposes restrictions such as a 10-year Minimum Occupation Period, no renting out the whole flat, subsidy recovery, tighter eligibility, and fewer flats set aside for certain schemes.

What are the main features of Dakota Crest in Geylang?

Dakota Crest is located along Geylang River, comprising 3 residential blocks with 2- to 4-room flats, eco-friendly features, smart solutions, and facilities like a residents’ network centre, childcare, playgrounds, and roof gardens.

What are the advantages of choosing King George's Heights in Kallang/Whampoa?

King George's Heights offers eco-friendly features, smart-enabled homes, proximity to two MRT stations, and amenities like shops and childcare centres, though it has smaller units and a longer construction period.

How do the layouts of 2-room Flexi flats differ at Dakota Crest?

Type 1 has a smaller area of 38 sqm with options for partitions and finishes, while Type 2 is larger at 48 sqm, with similar options for partitioning and finishes, but feels more like a 1+study.

What are some pros and cons of the 4-room flats at Dakota Crest?

Pros include good-sized bedrooms, spacious living/dining areas, and a separate kitchen. Cons involve structural columns between bedrooms and a long hallway that takes up space.

February 2022 BTO Launch: Ultimate Guide To Choosing The Best Unit

Welcome to the first BTO guide of the year – our February 2022 BTO Launch Guide to help you choose the most suitable unit. This time around is slightly smaller than the November 2021 BTO launch, there will be 3,953 units across 4 estates on offer including the second Prime Location Public Housing Model (PLH). These are spread across 6 projects in Tengah, Yishun, Geylang and Kallang/Whampoa.

If you have set your sights this time, you’d probably need no introduction on the new PLH model, but just to recap:

The PLH model will impose additional restrictions, on HDB flats bought in prime areas:

- 10-year MOP instead of five years

- No renting out the whole flat

- Subsidy Recovery, on top of existing resale levy

- Tighter eligibility requirements

- Reduced number of flats set aside for MCPS

Our review is broken down by the 6 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 hotly anticipated, so here’s our comprehensive review of the February 2022 BTO launch!

Jump To BTO Projects

Mature Estate
Dakota Crest (Geylang)
Prime Location Housing Estate
King George's Heights (Kallang/Whampoa)
Non-Mature Estate
Parc Flora @ Tengah (Tengah)
Plantation Creek (Tengah)
Grove Spring @ Yishun (Yishun)
Yishun Boardwalk (Yishun)

The challenge for many buyers today isn't access to information.

It's interpreting that information in a way that makes sense for their finances, goals, and stage of life.

Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.

Today, the team has worked with more than 2,000 clients across over $5B in property transactions.

See how the consultation works →

Mature Estate

Dakota Crest (Geylang)

Project Overview

located along Geylang River and the Geylang Park Connector. It is bounded by Old Airport Road, Jalan Enam, and Dakota Crescent. This development comprises 3 residential blocks ranging from 17 to 22 storeys. You can choose from 443 units of 2-room Flexi, 3-, and 4-room flats.

Dakota Crest’s design is inspired by the blocks previously located at Dakota Crescent, paying homage to the previous estate through the use of motifs, colours, and detailing in its facade and facilities. Facilities at Dakota Crest include a residents’ network centre, a childcare centre, children’s playgrounds, as well as adult and elderly fitness stations, some of which are set against the backdrop of Geylang River. The development will also come with a precinct pavilion and three roof gardens located on top of the Multi-Storey Car Park (MSCP) and two of the residential blocks.

Details	Info
Town	Geylang
Est. Completion Date	4Q2027
Est. Waiting Time	63 months
Remaining Lease	99 years
Selection Period	April 2022 to December 2022

Flat Type	Number of Flats
2-Room Flexi (Type 1)	40
2-Room Flexi (Type 2)	81
3-Room	80
4-Room	242
Total	443

Eco-Friendly Features

To encourage green and sustainable living, Dakota Crest 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 future provision of electrical vehicle charging stations
Use of sustainable products in the development
Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Dakota Crest will come with the following smart solutions to reduce energy usage, and contribute to a more sustainable and safer 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
Right across Old Airport Road for food options and basic amenities.	Somewhat crowded area, close to heavy traffic
Close proximity to City Centre.	For families looking for bigger space, there is a lack of 5-room units.
Childcare centre located in development itself	Certain stacks face the canal, not everyone likes views overlooking the canal
Notable schools in enrolment distance	High overall quantum

Schools

Kong Hwa School
Broadrick Secondary School
Tanjong Katong Girls' School

Thoughts on the site plan

Link bridge to the roof garden is a major plus!
Most stacks are North-South orientation.
Certain stacks faces MSCP directly
Inner stacks may be too close to opposite block
7/8 units sharing 2/3 lifts.

Sun Direction

Stacks here are almost in a north-south orientation, with the northern facing stacks having a slight tilt to the west for stacks 200 and 202.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$205,000 - $239,000
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 - $2,290	- 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	- Washbasin 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 Bedrooms window walls are aligned.	The bedroom area is pretty tight.
Decent size Living and Dining area.
Great there are 2 opt-in options for partition between the bedroom and living/dining area.

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$236,000 - $315,000
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 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 - $2,760	- 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	- Washbasin 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.
An extra corner can be turned into another bedroom/ study nook.	The main door opens up to the toilet door on one side.
The bedroom can fit in a queen bed.
Living, Bedroom & Kitchen has the same facing.
The extra corner comes with a small window for ventilation.
The placement of the washing machine is pretty ideal.
Great that 2 options are given to turn the extra area into another bedroom.

3-Room

3-Room Flat	Details
Price	$352,000 - 456,000
Resale Comparables	NIL
Total Area	69 sqm
Internal Floor Area	66 sqm

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $3,340	-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 - Washbasin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Squarish and efficient layout	The main door opens up straight to the living and dining area (lacks privacy)
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Long bedroom hallway which takes up space.
No structural columns in between bedrooms hence walls can be hacked fully.
Spacious kitchen, 2 sided cabinet can be built.
Great that there are 2 opt-in options for partition for the utility and kitchen area.

4-Room

4-Room Flat	Details
Price	$522,000 - 688,000
Resale Comparables	$622,000 - $815,000
Total Area	93-96 sqm
Internal Floor Area	90-93 sqm

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
Squarish and efficient layout	Structural column between common bedroom
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.
Good size living/dining area
Spacious kitchen, 2 side cabinets can be built.
Separate living and dining area
Depending on individual preference, a balcony may be good to have.

Pros	Cons
Good size bedrooms	Structural column between common bedroom
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	long bedroom hallway
Spacious kitchen, 2 side cabinets can be built.	The main door opens straight to the living and dining area (lacks privacy)

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	22A	106	Slightly higher	106 preferred due to distance to the neighbour on the left side
2-Room (Type 2)	24B	138 and 140	Surpass carpark level and link bridge	Away from main road noise. Good distance to the opposite block
3-Room	24B	130,132	Doesn't matter	Quieter stack. Away from main road noise
3-Room	22A	102	Surpass carpark level	Good distance to the opposite block
4-Room	24A	116, 118, 120, 122 and 124	Slightly higher	River facing. Away from main road noise
4-Room	24A	114	Slightly higher, surpass school building	Individual stack. Great distance to opposite HDB block
4-Room	24B	134	Surpass carpark level	Corner stack, good distance to the opposite block.

Prime Location Public Housing (PLH)