What are the main features of the Ulu Pandan Glades project in the February 2023 BTO launch?

Ulu Pandan Glades is located near Dover MRT station, comprising 2 residential blocks with 34 to 43 storeys, offering 732 units of 3- and 4-room flats. It features green and blue elements, a lush central garden, sky terraces, roof gardens, and eco-friendly features like waste chutes and regenerative lifts.

How does the Prime Location Public Housing (PLH) model affect the Ulu Pandan Glades flats?

Flats under the PLH model, including those at Ulu Pandan Glades, are subject to a 6% Subsidy Recovery (SR) when sold in the future, regardless of the resale timeline. These flats also have specific eligibility and pricing conditions.

What are the advantages and disadvantages of the Ulu Pandan Glades site?

Advantages include proximity to MRT stations, a short walk to amenities like Star Vista, and location within a car-lite precinct with good public transport. Disadvantages are some blocks facing main roads and MRT lines, potential noise, and high overall quantum prices.

What are the key features of the 3-room flats in Ulu Pandan Glades?

The 3-room flats have a price range of $372,000 to $498,000, with a total area of 66 sqm. They come with finishes like floor tiles, wall tiles, laminated doors, and optional upgrades. All rooms can fit a queen bed, but the main door opens directly to the living area, affecting privacy.

Which stacks are recommended for the 4-room flats at Ulu Pandan Glades and why?

Stacks 105 and 107 are recommended as they are mid-floor and face the Ulu Pandan canal and Holland landed estates, with a north-south orientation for good ventilation.

What are the upcoming BTO projects in the February 2023 launch and their locations?

The projects include Ulu Pandan Glades in Queenstown, Farrer Park Fields in Kallang/Whampoa, Rajah Summit in Kallang/Whampoa, Jurong West Crystal in Jurong West, and Brickland Weave in Tengah.

February 2023 BTO Launch Review: Ultimate Guide To Choosing The Best Unit

It’s that time of the year again - the first HDB BTO launch of 2023! Some people may be surprised at the size of this launch, as with 4,428 flats, it is nearly half the 9,655 Build-To-Order flats launched at the last one in November 2022.

This time, there are five projects spread out across Kallang Whampoa, Queenstown, Jurong West and Tengah.

2 of these (1 in Queenstown and 1 in Kallang/Whampoa) will fall under the Prime Location Public Housing (PLH) model.

If you need a quick refresher, here’s what you need to know:

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

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.

HDB also highlighted that “all the four-room flats in the non-mature estates offered in this sales exercise are priced below S$400,000, before grants.,” and that the median waiting time for the flats launched will be about 4.4 years.

The exercise will be open until 6 March 2023, 11:59pm.

As always, our review is broken down by the 5 BTO sites on offer, and we will 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 popular, so here’s our comprehensive review of the February 2023 BTO launch!

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February 2023 BTO Prices

Mature Estate

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Kallang/Whampoa	Rajah Summit	3-room	From $326,000	From $266,000
		4-room	From $459,000	From $414,000

Prime Location Public Housing (PLH)

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Kallang/Whampoa	Farrer Park Fields	2-Room Flexi	From $185,000	From $105,000
		3-Room	From $326,000	From $266,000
		4-room	From $459,000	From $414,000
Queenstown	Ulu Pandan Glades	3-Room	From $372,000	From $312,000
Queenstown	Ulu Pandan Glades	4-room	From $541,000	From $496,000

Non-Mature Estate

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Jurong West	Jurong West Crystal	3-Room	From $187,000	From $112,000
Jurong West	Jurong West Crystal	4-room	From $288,000	From $228,000
Tengah	Brickland Weave	2-Room Flexi	From $97,000	From $17,000
		3-room	From $190,000	From $115,000
		4-room	From $291,000	From $231,000
		5-room	From $401,000	From $356,000

Jump To BTO Projects

Prime Location Public Housing

Ulu Pandan Glades (Queenstown)
Farrer Park Fields (Kallang/Whampoa)

Mature Estate

Rajah Summit (Kallang/Whampoa)

Non-Mature Estate

Jurong West Crystal (Jurong West)
Brickland Weave (Tengah)

Prime Location Public Housing

Ulu Pandan Glades (Queenstown)

Project Overview

Ulu Pandan Glades is located near Dover MRT station and bounded by Ghim Moh Link and Commonwealth Avenue West. The project comprises 2 residential blocks of 34 to 43 storeys. You can choose from 732 units of 3- and 4-room flats. Ulu Pandan Glades is offered under the Prime Location Public Housing (PLH) model.

The name ‘Ulu Pandan Glades’ describes the project’s lush surrounding, as it is located next to Ulu Pandan Park Connector and a park with a retained natural stream. In developing the plans of the area, HDB has considered the findings from the Environmental Baseline Study and Ecological Profiling Exercise, feedback from Nature Groups and the community, and the site context. The site will be developed to support the local biodiversity, with green and blue elements weaved in, while enhancing residents’ well-being. Residents of Ulu Pandan Glades will get to enjoy the project’s lush central garden space, as well as the sky terraces and roof gardens on both residential blocks.

As part of the Health District @ Queenstown, Ulu Pandan Glades boasts a variety of recreational and communal facilities to enhance residents’ physical, social, and mental well-being. These include children’s playgrounds, adult and elderly fitness stations, and a communal roof garden on top of the Multi-storey Carpark. There will also be a childcare centre and therapeutic garden located within the project. Please refer to the site plan located at the top of this page for the facilities provided in Ulu Pandan Glades. Facilities in this project will be accessible by the public.

Car-lite precinct

As announced by LTA and HDB on 5 Oct 2022, there will be designated HDB car-lite precincts within gazetted car-lite areas. They are planned with good public transport, walking, and cycling connections.

Ulu Pandan Glades will be one such car-lite precinct. It is located near Dover MRT station within the gazetted Ulu Pandan car-lite area. Residents of Ulu Pandan Glades will enjoy good public transport connectivity, with convenient access to rail and bus services. There will be sheltered elevated linkways connecting them directly to Dover MRT station and barrier-free accessibility to bus stops along Commonwealth Avenue West. To enable residents to walk safely, vehicular roads will be located at the perimeter of the precincts, segregated from the main pedestrian walkway. There will also be a comprehensive network of walking and cycling paths, providing residents with seamless connectivity to the neighbourhood centre and key amenities in Ghim Moh via the Park Connector Network.

Designed for residents to adopt green modes of commuting, the parking provision will be reduced, freeing up space for public facilities and greenery. With more limited parking provision, available lots will be prioritised for residents in these precincts through additional parking demand management measures:

Season parking will be reduced and restricted to residents only. Similar to all other HDB residential carparks, season parking sales will be on a first-come-first-served basis, subject to availability, and residents’ first car will be accorded higher priority than residents’ 2nd and subsequent car(s). As non-residents will not be able to buy season parking within car-lite precincts, they may do so at alternative nearby car parks.
Residents who buy season parking for their 2nd and subsequent vehicles will be charged a higher season parking rate pegged to Tier 2 Restricted Zone rate, subject to availability. Learn more about the tiers for monthly season parking charges and the current rates.
Short-term parking for visitors will remain available, albeit with limited lots. Parking charges may be adjusted based on demand.

Details	Info
Town	Queenstown
Est. Waiting Time	68 months
Remaining Lease	99 years

Flat Type	Number of Flats
3-Room	160
4-Room	572
Total	732

Eco-Friendly Features

To encourage green and sustainable living, Ulu Pandan Glades 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 electric vehicle charging stations
Use of sustainable products in the project
Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Ulu Pandan Glades 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 facilitate adoption of smart home solutions
Smart Lighting in common areas to reduce energy usage
Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
Under 15 minute walk to both Dover and Buona Vista MRT stations	PLH rule applies
A short walk to Star Vista which has a Cold Storage and a variety of eateries	For families looking for bigger space, there is a lack of 5-room units
For basic necessities, Ghim Moh Market & Food Centre is also a stone throw away	Certain blocks are facing the main road and MRT line which may get some traffic and above-ground MRT noise
The cluster sits along the Ulu Pandan Park Connector which leads to the Dover Forest and Pandan Reservoir, a plus for nature lovers	High overall quantum
Within 1km of two popular primary schools, Henry Park and Fairfield Methodist

Schools

Henry Park Primary School
Fairfield Methodist School (Primary)

Thoughts on the site plan

Certain stacks face the MSCP directly
Some stacks face the MRT track and Commonwealth Avenue West which can get busy during peak hours
Inward-facing stacks are a good distance from one another with playgrounds and fitness stations separating them
10 units sharing 7 lifts is very healthy
Sheltered linkways connect all the blocks and the MSCP
There is a sheltered walkway to the bus stop
Has one central drop-off point which serves both blocks
There will be a child care centre and other amenities on the ground floor of the MSCP which is an added convenience for the residents

Sun Direction

The stacks with the most direct afternoon sun goes to stacks 117 and 119, however, that only occurs towards the end of the year for a short while.

The southern stacks - 121, 123, 137 and 139 also faces the direct afternoon sun during this period.

Layout Analysis

3-Room

3-Room Flat	Details
Price	$372,000 - $498,000
Resale Comparables	$602,000 - $730,000
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
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 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 bedroom protrudes out of the living room which restricts the TV wall length
2-sided kitchen cabinets can be built
Good service yard layout allows for washer and dryer to be put in

4-Room

4-Room Flat	Details
Price	$541,000 - $711,000
Resale Comparables	$860,000 - $996,000
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 bedroom protrudes out of the living room which restricts the TV wall length
No structural columns in between bedrooms so walls can be hacked fully

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	53A	109, 111	Mid floor and above preferably	Faces the Ulu Pandan canal and Holland landed estates.
4-Room	53A	105, 107	Mid floor and above preferably	Faces the Ulu Pandan canal and Holland landed estates. North-south orientation so the unit will be well ventilated.