June 2026 BTO Launch Review: Ultimate Guide To Choosing The Best Unit
The June 2026 Build-To-Order (BTO) sales exercise is the second batch of new public housing flats that the government will release this year. This month’s sales exercise, which starts from June 17 and ends on June 24, comprises 6,952 flats across seven projects in Ang Mo Kio, Bishan, Bukit Merah, Sembawang, and Woodlands.
In this article, we’ll examine each of the new BTO projects available, giving you an overview of the development, its strengths and weaknesses, and the stacks we’d shortlist if we were applying ourselves.
Of the seven new BTO projects, three are categorised as Standard projects (in Sembawang and Woodlands, and two projects in Ang Mo Kio are Plus projects. The remaining two projects are Prime projects in Bishan and Bukit Merah.
Given the slate of BTO developments available, we reckon that the highlights of this sales exercise will be the new projects in Bishan and Bukit Merah. In addition to these likely headline projects, there are several new BTO developments that should catch the eye of hopeful BTO owners.
For example, this launch also features shorter waiting time projects, including two BTO developments in Sembawang with construction periods of under three years. These three developments are Sembawang Portico, Sembawang Brook, and Kebun Bahru Ridge.
There will also be keen interest in the new Plus and Prime BTO developments. However, hopeful owners should recall that these flats come with additional ownership considerations.
For those who need a quick refresher on choosing a Prime or Plus flat, here’s what you need to know:
- An extended Minimum Occupation Period (MOP) of 10 years instead of the usual five.
- No renting out the entire flat is allowed during this period.
- The application of a Subsidy Recovery on top of the existing resale levy.
- More stringent eligibility requirements for applicants.
Prices of the June 2026 BTO flats on offer
| Town | Project | Flat Type | Selling Price(Excluding Grants) | Selling Price(Including Grants) |
| Standard Projects | ||||
| Sembawang | – Sembawang Portico – Sembawang Brook | 2-room Flexi | From $139,000 | From $19,000 |
| 3-room | From $250,000 | From $145,000 | ||
| 4-room | From $302,000 | From $222,000 | ||
| 5-room | From $420,000 | From $365,000 | ||
| 3Gen | From $468,000 | From $413,000 | ||
| Woodlands | Woodgrove Acres | 2-room Flexi | From $137,000 | From $17,000 |
| 3-room | From $260,000 | From $155,000 | ||
| 4-room | From $353,000 | From $273,000 | ||
| 5-room | From $472,000 | From $417,000 | ||
| Plus Projects | ||||
| Ang Mo Kio | – Kebun Baru Ridge – Kebun Baru Breeze | 2-room Flexi | From $191,000 | From $71,000 |
| 3-room | From $380,000 | From $290,000 | ||
| 4-room | From $543,000 | From $488,000 | ||
| Prime Projects | ||||
| Bishan | Lakeview Cascadia | 2-room Flexi | From $216,000 | From $96,000 |
| 4-room | From $534,000 | From $479,000 | ||
| Bukit Merah | Berlayar Rise | 2-room Flexi | From $247,000 | From $127,000 |
| 3-room | From $435,000 | From $345,000 | ||
| 4-room | From $592,000 | From $537,000 | ||
Notes
- Selling prices are rounded up to the nearest thousand dollars
- ~ Prices include the costs of floor finishes, internal doors, and sanitary fittings, which are provided in the flats
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.
Jump To BTO Projects
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Berlayar Rise BTO – Bukit Merah
Berlayar Rise BTO Project Overview
Berlayar Rise is located next to Telok Blangah MRT Station and bounded by Berlayar Street and Berlayar Drive. The project comprises six residential blocks, ranging from 33 to 49 storeys, with a mix of 1,976 units consisting of two-room Flexi, three-room, and four-room flats. The flats in this development are in the Prime category, based on HDB’s location-based classification framework.
The project’s name pays homage to the area’s maritime heritage, with ‘Berlayar’ translating to ‘sailing’ in Malay. This references the historic ‘Batu Berlayar’, a granite outcrop that once guided maritime traders to Singapore’s shores from as early as the 14th century. The name ‘Berlayar Rise’ also reflects the project’s tall residential blocks, where selected sky terraces and roof gardens offer panoramic views of the surrounding area.
Berlayar Rise features a range of facilities for residents of all ages, including a three-storey preschool, a residents’ network centre, nature-themed playgrounds, fitness corners, and a hardcourt. The 6-storey Multi-Storey Car Park (MSCP) will house commercial spaces at the ground level, including a supermarket, an eating house, restaurants, cafes, and shops. Above the MSCP, a roof garden with fitness facilities and shelters provides additional space for recreation and relaxation.
| Details | Info |
| Town | Bukit Merah |
| Est. Waiting Time | 49 months (Blocks 201B, 204A, and 204B)/ 54 months (Blocks 200A, 200B, and 201A) |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-room Flexi (Type 1) | 172 |
| 2-room Flexi (Type 2) | 644 |
| 3-room | 172 |
| 4-room | 988 |
| Total | 1,976 |
Eco-Friendly Features
To encourage green and sustainable living, Berlayar Rise 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Berlayar Rise 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 the 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
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Residents will be served by bus services, as well as Labrador Park MRT Station and Telok Blangah MRT Station on the Circle Line, which connect to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| Also, a short walk to Bukit Chermin Road which leads to Labrador Park and Nature Reserve | Prime category rules apply |
| Short walk to Telok Blangah Market and Food Centre. There are also various eateries within walking distance. | Lack of 5-room units for those looking at larger flats |
| Also, a short walk to Bukit Chermin Road, which leads to Labrador Park and Nature Reserve |
Schools (Within 1KM)
- Blangah Rise Primary School
Thoughts on the site plan
- Blocks are nicely spaced out
- Has two drop-off points serving 6 blocks
- The MSCP is located at the far end of the cluster, with no stacks facing it directly
- Sheltered linkways connect the blocks to the MSCP, Telok Blangah MRT station, and three future bus stops
- Near-perfect North-South orientation across all stacks
- Some stacks face the 3-storey preschool directly
- Eight units sharing six to eight lifts is very healthy
- There will be an eating house, restaurant, cafe, supermarket, various shops, and a preschool in the cluster, offering added convenience for the residents
Berlayar Rise BTO Sun Direction
Layout Analysis
Berlayar Rise BTO 2-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $83,000 – $341,000 |
| Resale Comparables | None |
| Total Area | 40 sqm |
| Internal Floor Area | 38 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $83,000 – $114,000 |
| 20 Years: | $99,000 – $136,000 |
| 25 Years: | $113,000 – $155,000 |
| 30 Years: | $124,000 – $171,000 |
| 35 Years: | $133,000 – $184,000 |
| 40 Years: | $141,000 – $195,000 |
| 45 Years: | $148,000 – $204,000 |
| 99 Years: | $247,000 – $341,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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
- Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
- Bathroom door
- Water closet suite in the bathroom
- Grab bars (for two-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,540 | – Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | Wash basin with tap mixer, Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats: $6,510 | 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 may choose to have a lower kitchen countertop, a built-in wardrobe, a water heater, a mirror, and a toilet roll holder in the bathroom. |
| Pros | Cons |
| The kitchen is tucked in a corner and can be enclosed if preferred | The dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| Kitchen is tucked in a corner and can be enclosed if preferred |
Berlayar Rise BTO 2-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $99,000 – $406,000 |
| Resale Comparables | None |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $99,000 – $136,000 |
| 20 Years: | $119,000 – $163,000 |
| 25 Years: | $135,000 – $185,000 |
| 30 Years: | $148,000 – $203,000 |
| 35 Years: | $160,000 – $219,000 |
| 40 Years: | $169,000 – $232,000 |
| 45 Years: | $177,000 – $243,000 |
| 99 Years: | $296,000 – $406,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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 a folding bathroom door
- Water closet suite in the bathroom
- Grab bars (for two-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,440 | – Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | – Wash basin with tap mixer- Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats: $7,720 | 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 may choose to have a lower kitchen countertop, a built-in wardrobe, a water heater, a mirror, and a toilet roll holder in the bathroom, a laminated UPVC door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Small space to put the TV |
| The room can fit a queen bed minimally | Only one entrance to the bathroom – unable to access from the bedroom |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | |
| The wall separating the two rooms can be hacked to create a larger bedroom if desired | |
| Decently sized dining area | |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Berlayar Rise BTO Three-Room
| Three-Room Flat | Details |
| Price | $435,000 – $591,000 |
| Resale Comparables | $740,000 – $771,000 |
| Total Area | 67 sqm |
| Internal Floor Area | 64 sqm |
Non-optional finishes and fittings
More than just a well-designed and functional interior, the three-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
- Water closet suite in the bathrooms
You can opt for the following in the 3-room flat:
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining, bedrooms, and dry kitchen: $3,410 | Vinyl strip flooring |
| Internal doors and sanitary fittings: $2,810 | Two laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | Living and dining areas might be slightly cramped |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | Small space to put the TV |
| An open concept kitchen can make it feel more spacious. Possible to do up a dry kitchen if preferred. |
Berlayar Rise BTO Four-Room
| Four-Room Flat | Details |
| Price | $592,000 – $810,000 |
| Resale Comparables | $938,888 – $1,068,000 |
| Total Area | 90 sqm |
| Internal Floor Area | 86 sqm |
Non-optional finishes and fittings
More than just a well-designed and functional interior, the four-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $4,980 | Vinyl strip flooring |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| White flat (without bedroom walls) – OCS opt-in – Bathroom doors and sanitary fittings: $1,960 | – Two laminated UPVC folding bathroom doors- Wash basin with tap mixer- Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining areas 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 a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious |
Berlayar Rise BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 200A | 105, 107 | Preferably above #39 – to surpass block 204A | Overlooks the facilities towards the sea – the facilities create a comfortable buffer from the opposite block |
| 2-Room Flexi (Type 2) | 200B, 201A | 117, 119, 133, 135 | Preferably above #20 – to surpass most HDB blocks across the street | Gets an unblocked view overlooking the HDBs across the street, towards Telok Blangah Hill Park |
| 2-Room Flexi (Type 2) | 204A, 204B | 112, 114, 128, 130 | Preferably on a high floor | Faces land plots reserved for future residential development and a park, with views extending towards the sea |
| 3-Room | 200A | 101 | Preferably above #20 – to surpass most HDB blocks across the street | Gets an unblocked view overlooking the HDBs across the street, towards Telok Blangah Hill Park |
| 3-Room | 201B | 161, 163 | Preferably on a high floor | Faces land plots reserved for future residential development and a park, with views extending towards the sea |
| 4-Room | 200A, 200B, 201A | 113, 115, 129, 131, 145, 147 | Preferably above #20 – to surpass most HDB blocks across the street | Gets an unblocked view overlooking the HDBs across the street, towards Telok Blangah Hill Park |
| 4-Room | 204A, 204B | 100, 102, 116, 118 | Preferably on a high floor | Faces land plots reserved for future residential development and a park, with views extending towards the sea |
Berlayar Rise is the second new BTO development in this part of the Greater Southern Waterfront that has been released by HDB, and most market watchers, such as Christine Sun, chief researcher and strategist at Realion (OrangeTee & ETC) Group, expect keen interest in this project.
The previous BTO development here, the 880-unit Berlayar Residences (which launched during the October 2025 BTO sales exercise) saw 5,521 applicants vying for its 1,078 four-room flats – with an application rate of 3.1 times for first-timers and 23.8 times for second-timers.
Sun expects that most of the unsuccessful BTO hopefuls who had attempted to ballot for a unit at Berlayar Residences will try again this time around, which will add to the competition for the limited number of flats at Berlayar Rise.
Lakeview Cascadia BTO – Bishan
Lakeview Cascadia BTO Project Overview
Bounded by Upper Thomson Road, the 1,221-unit Lakeview Cascadia comprises five residential blocks that range from 18 to 40 storeys, with a mix of two-room Flexi and four-room flats. Two of the residential blocks will include a total of 50 rental flats. Lakeview Cascadia has been categorised as a Prime BTO development, under the location-based classification.
Lakeview Cascadia derives its name from the project’s cascading architectural form, designed to complement the surrounding landscape and the nearby MacRitchie Reservoir. Residents can enjoy recreational facilities such as children’s playgrounds and fitness stations for adults and seniors. A residents’ network centre will provide space for community activities and neighbourly interaction. The Multi-Storey Car Park (MSCP) features commercial amenities such as a minimart, shops, an eating house, and a preschool. Atop the MSCP, a roof garden offers an adult fitness station, a hardcourt, and a community garden to encourage social bonding.
| Details | Info |
| Town | Bishan |
| Est. Waiting Time | 51 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-room Flexi (Type 1) | 118 |
| 2-room Flexi (Type 2) | 358 |
| 4-room | 745 |
| Total | 1,221 |
Eco-Friendly Features
To encourage green and sustainable living, Lakeview Cascadia 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Lakeview Cascadia 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 the adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Residents can access bus services as well as Marymount MRT Station on the Circle Line and Upper Thomson MRT Station on the Thomson-East Coast Line, providing convenient connections to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| Walking distance to both Marymount and Upper Thomson MRT stations | Prime category rules apply |
| Also within walking distance of the various eateries along Upper Thomson Road, Shunfu Market and Hawker Centre. Slightly further walk (under 15 minutes) to Thomson Plaza. | Lack of 3- and 5-room units |
| Short walk to the park connector that leads to Macritchie Reservoir Park |
Schools (Within 1KM)
- Marymount Convent School
Thoughts on the site plan
- Has three drop-off points that sufficiently serve the project, which has five blocks in total
- Blocks are positioned such that most stacks are outward-facing
- The MSCP acts as a buffer between the blocks and Upper Thomson Road, helping to mitigate direct exposure to traffic noise
- Some stacks face the MSCP directly
- While not directly west-facing, some stacks may be exposed to the afternoon sun at an angle
- Sheltered linkways connect the blocks to the MSCP and bus bay
- Eight to eleven units sharing two to six lifts is fairly healthy – blocks with two to three lifts are shorter blocks with 18 levels
- There will be an eating house, a minimart, various shops, and a preschool in the cluster, offering added convenience for the residents
Lakeview Cascadia BTO Sun Direction
Layout Analysis
Lakeview Cascadia BTO Two-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $72,000 – $287,000 |
| Resale Comparables | None |
| Total Area | 40 sqm |
| Internal Floor Area | 38 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $72,000 – $96,000 |
| 20 Years: | $87,000 – $115,000 |
| 25 Years: | $99,000 – $131,000 |
| 30 Years: | $108,000 – $144,000 |
| 35 Years: | $117,000 – $155,000 |
| 40 Years: | $124,000 – $164,000 |
| 45 Years: | $130,000 – $172,000 |
| 99 Years: | $216,000 – $287,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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 a folding bathroom door
- Water closet suite in the bathroom
- Grab bars (for two-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,690 | – Vinyl strip flooring |
| 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom | – Wash basin with tap mixer- Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats: $6,510 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| The room can fit a queen bed minimally | The dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Lakeview Cascadia BTO Two-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $86,000 – $361,000 |
| Resale Comparables | None |
| Total Area | 49 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $86,000 – $121,000 |
| 20 Years: | $103,000 – $145,000 |
| 25 Years: | $117,000 – $165,000 |
| 30 Years: | $129,000 – $181,000 |
| 35 Years: | $139,000 – $195,000 |
| 40 Years: | $147,000 – $206,000 |
| 45 Years: | $154,000 – $216,000 |
| 99 Years: | $257,000 – $361,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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 a folding bathroom door
- Water closet suite in the bathroom
- Grab bars (for two-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,690 | – Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | – Wash basin with tap mixer- Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats: $6,510 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| Feels like 1+Study | Small space to put the TV |
| The room can fit a queen bed minimally | Only one entrance to the bathroom – unable to access from the bedroom |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | |
| The wall separating the two rooms can be hacked to create a larger bedroom if desired | |
| Decently sized dining area | |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Lakeview Cascadia BTO Four-Room
| Four-Room Flat | Details |
| Price | $534,000 – $742,000 |
| Resale Comparables | $840,000 – $950,000 |
| Total Area | 90 sqm |
| Internal Floor Area | 86 sqm |
Non-optional finishes and fittings
More than just a well-designed and functional interior, the four-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $4,980 | Vinyl strip flooring in the bedrooms, polished porcelain floor tiles in the living/dining |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining areas 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 a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Lakeview Cascadia BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 325A | 307 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 2-Room Flexi (Type 2) | 326A | 319, 321 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 2-Room Flexi (Type 2) | 326B | 353, 355, 357 | Preferably above #21 – to surpass Lakeview Estate | Gets an unblocked view of Macritchie Reservoir |
| 4-Room | 325A | 305 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 4-Room | 326A, 326B | 317, 337, 335, 349, 351 | Preferably above #21 – to surpass Lakeview Estate | Gets an unblocked view of Macritchie Reservoir |
Lakeview Cascadia could emerge as the standout BTO project in this month’s sales exercise, given the popularity of Bishan and the scarcity of new public housing supply in the Upper Thomson subzone, says Eugene Lim, key executive officer at ERA Singapore.
Moreover, most of the existing flats in the vicinity date back to the early 1980s, and those owners may be looking to move into a new home, which contributes to the catchment of HDB upgraders in this area. Meanwhile, Lim adds that the area’s proximity to well-known schools in Bishan, such as Catholic High School and Raffles Institution, will support demand from first-timer families.
“These new homes could support Bishan’s transformation into Singapore’s newest sub-regional centre under the URA Master Plan 2025. By rejuvenating Bishan’s resident base via fresh housing supply, demand for new jobs and amenities can be built up for a live-work-play node,” he says.
According to research by ERA, the price of a four-room flat at Lakeview Cascadia is about 44% lower than the higher end of comparable resale flat transactions in Bishan. “The price gap should boost interest from first-timer singles and families,” says Lim.
He adds that although flats in Lakeview Cascadia carry a 10% subsidy recovery rate, this is unlikely to deter eager applicants. He points to the overwhelming application rate of Bishan Terraces, the last Prime BTO project in the area, which also came with a 10% subsidy clawback, but saw robust demand from first-timer demand for its two-room flexi and four-room flats.
Kebun Baru Breeze BTO – Ang Mo Kio
Kebun Baru Breeze BTO Project Overview
Kebun Baru Breeze is bounded by Ang Mo Kio Avenue 1 and Ang Mo Kio Rise, with the scenic Bishan-Ang Mo Kio Park located to the south. The project comprises two residential blocks, each 30 storeys high, offering a total of 579 units of two-room Flexi and four-room flats. One of the blocks will also include 58 rental units. This development is categorised as a Plus BTO project, under the location-based classification framework.
The project name reflects its location among nearby developments such as Kebun Baru Edge, Kebun Baru Court, and Kebun Baru View. The term ‘Breeze’ reflects the nearby Bishan-Ang Mo Kio Park and Lower Peirce Reservoir, drawing inspiration from the breezy green and water surroundings in the area.
Kebun Baru Breeze features a six-storey Multi-Storey Car Park (MSCP) with a rooftop garden that includes fitness facilities and landscaped green spaces. A preschool will be located on the ground level of the MSCP, providing added convenience for families with young children. With the residential blocks strategically positioned around the site’s periphery, residents can also enjoy children’s playgrounds, fitness stations, and sheltered gathering spaces set within landscaped areas.
| Details | Info |
| Town | Ang Mo Kio |
| Est. Waiting Time | 52 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-room Flexi (Type 1) | 261 |
| 2-room Flexi (Type 2) | 116 |
| 4-room | 202 |
| Total | 579 |
Eco-Friendly Features
To encourage green and sustainable living, Kebun Baru Breeze 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Kebun Baru Breeze 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 the adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Kebun Baru Breeze residents will be served by bus services and Mayflower MRT Station on the Thomson-East Coast Line that connects to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| Slightly further walk (under 15 minutes) to Sembawang Hills Food Centre and Kebun Baru Market and Food Centre. There are also various eateries within walking distance. | Plus category rules apply |
| Slightly further walk (under 15-mins) to Sembawang Hills Food Centre and Kebun Baru Market and Food Centre. There are also various eateries within walking distance. | Lack of 3- and 5-room units |
| Across the street from the Bishan Ang Mo Kio Park, which has a park connector leading to the Lower Peirce Reservoir Park | |
| Within 1km of two renowned primary schools – CHIJ St. Nicholas Girls’ School and Ai Tong School |
Schools (Within 1KM)
- Ai Tong School
- Ang Mo Kio Primary School
- CHIJ St. Nicholas Girls’ School
Thoughts on the site plan
- Small cluster with just two blocks
- Has two drop-off points which sufficiently serve the project
- Sheltered linkways connect the blocks to the MSCP and bus bay
- Most stacks are outward-facing, with some directly facing the MSCP
- With nine to thirteen units sharing four to six lifts, some wait time may be expected during busier hours
Kebun Baru Breeze BTO Sun Direction
Layout Analysis
Kebun Baru Breeze BTO Two-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $64,000 – $275,000 |
| Resale Comparables | None |
| Total Area | 38 sqm |
| Internal Floor Area | 36 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $64,000 – $92,000 |
| 20 Years: | $77,000 – $110,000 |
| 25 Years: | $87,000 – $125,000 |
| 30 Years: | $96,000 – $138,000 |
| 35 Years: | $103,000 – $148,000 |
| 40 Years: | $109,000 – $157,000 |
| 45 Years: | $114,000 – $165,000 |
| 99 Years: | $191,000 – $275,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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 a folding bathroom door
- Water closet suite in the bathroom
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,560 | – Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Package 3 for short-lease 2-room Flexi flats: $6,420 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| The room can fit a queen bed minimally | The living/dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| An open concept kitchen can make the house feel more spacious | Small space to put the TV |
Kebun Baru Breeze BTO Two-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $85,000 – $349,000 |
| Resale Comparables | None |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Indicative Price Range |
| 15 Years: | $85,000 – $116,000 |
| 20 Years: | $102,000 – $140,000 |
| 25 Years: | $116,000 – $159,000 |
| 30 Years: | $128,000 – $175,000 |
| 35 Years: | $137,000 – $188,000 |
| 40 Years: | $146,000 – $199,000 |
| 45 Years: | $153,000 – $209,000 |
| 99 Years: | $255,000 – $349,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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 a folding bathroom door
- Water closet suite in the bathroom
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,440 | – Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | Wash basin with tap mixer, Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats: $7,720 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| Feels like 1+Study | Small space to put the TV |
| The room can fit a queen bed minimally | Only one entrance to the bathroom – unable to access from the bedroom |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | |
| The wall separating the two rooms can be hacked to create a larger bedroom if desired | |
| Decently sized dining area | |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Kebun Baru Breeze BTO Four-Room
| Four-Room Flat | Details |
| Price | $547,000 – $746,000 |
| Resale Comparables | $830,000 – $1,080,000 |
| Total Area | 90 sqm |
| Internal Floor Area | 86 sqm |
Non-optional finishes and fittings
More than just a well-designed and functional interior, the four-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $4,980 | Vinyl strip flooring |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| White flat (without bedroom walls) – OCS opt-in – Bathroom doors and sanitary fittings: $1,960 | – Two laminated UPVC folding bathroom doors- Wash basin with tap mixer- Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining areas 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 a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Kebun Baru Breeze BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 247A | 205, 207, 209, 211, 213 | Preferably on a higher floor | Gets an unblocked view overlooking the Bishan – Ang Mo Kio Park |
| 2-Room Flexi (Type 2) | 248A | 223 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 4-Room | 248A | 237, 239, 241, 243 | Preferably on a higher floor | Gets an unblocked view overlooking the Bishan – Ang Mo Kio Park |
| 4-Room | 248A | 221 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
The supply of new flats in this part of Ang Mo Kio has been limited, and Kebun Bahru’s proximity to CHIJ St Nicholas Primary School is likely to appeal to families with school-going children who may be keen to enrol in that school, says Sun of Realion Group.
There is likely a large amount of pent-up demand for new BTO flats in this part of Ang Mo Kio. Kelvin Fong, CEO of PropNex, points out that the last BTO project in this area – the 1,425-unit Oak Ville @ AMK, which launched during the October 2025 BTO sales exercise – drew 2,133 applicants that saw the project more than 1.5 times oversubscribed.
Kebun Baru Ridge BTO – Ang Mo Kio
Kebun Baru Ridge BTO Project Overview
Kebun Baru Ridge is situated along Ang Mo Kio Avenue 2. The 485-unit project comprises three residential blocks that range from 20 to 21 storeys, with a mix of three-room and four-room flats. These flats are offered as Plus flats under the new flat classification framework. Notably, this project will have a waiting time of about 3 years and 1 month.
Kebun Baru Ridge takes its name from nearby developments such as Kebun Baru Link I and II, Kebun Baru Heights, Kebun Baru View, and Kebun Baru Community Club. The term ‘Ridge’ reflects the varied building heights across the project, creating a skyline profile inspired by natural ridges.
The project houses a variety of outdoor facilities, including playgrounds, fitness stations, and sheltered gathering spaces. The drop-off porch and precinct pavilion sit at the heart of the project, with their shared rooftop forming a garden that also serves as a second-storey connection linking the residential blocks to the Multi-Storey Car Park (MSCP). Those seeking a quiet retreat can head to the rooftop garden atop the MSCP, which offers fitness facilities within landscaped surroundings.
| Details | Info |
| Town | Ang Mo Kio |
| Est. Waiting Time | 37 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 3-room | 95 |
| 4-room | 390 |
| Total | 485 |
Eco-Friendly Features
To encourage green and sustainable living, Kebun Baru Ridge 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Kebun Baru Ridge 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 the 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
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Kebun Baru Ridge residents will be served by bus services and Mayflower MRT Station on the Thomson-East Coast Line that connects to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| Walking distance to Mayflower MRT station | Plus category rules apply |
| Short walk to Mayflower Market and Food Centre, and a 10-min walk to Sembawang Hills Food Centre. There are also various eateries within walking distance. | Lack of 2- and 5-room units |
| Short walk to the Ang Mo Kio Town Garden West, which has a park connector leading to the Bishan Ang Mo Kio Park and also the Lower Peirce Reservoir Park | |
| Within 1km of the renowned CHIJ St. Nicholas Girls’ School |
Schools (Within 1KM)
- Ang Mo Kio Primary School
- CHIJ St. Nicholas Girls’ School
- Mayflower Primary School
Thoughts on the site plan
- Small cluster with just three blocks
- Has two drop-off points which sufficiently serve the project
- Sheltered linkways connect the blocks to the MSCP and bus stop
- Some stacks face the MSCP directly
- Six to eleven units sharing two to four lifts are fairly well-distributed, considering the blocks are 20/21 levels
- There will be an eating house, a minimart, various shops and a preschool in the cluster, offering added convenience for the residents
Kebun Baru Ridge BTO Sun Direction
Layout Analysis
Kebun Baru Ridge BTO Three-Room
| Three-Room Flat | Details |
| Price | $380,000 – $492,000 |
| Resale Comparables | None |
| Total Area | 66 sqm |
| Internal Floor Area | 63 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the three-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathroom
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining, bedrooms, and dry kitchen: $3,350 | Vinyl strip flooring in the bedrooms, Polished porcelain floor tiles in the living/ dining, and a dry kitchen |
| Internal doors and sanitary fittings: $2,810 | Two laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | Living and dining areas might be slightly cramped |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | The kitchen may feel rather compact, particularly if the utility area is segregated |
| An open concept kitchen can make it feel more spacious. Possible to do up a dry kitchen if preferred. |
Kebun Baru Ridge BTO Four-Room
| Four-Room Flat | Details |
| Price | $543,000 – $693,000 |
| Resale Comparables | $830,000 – $1,080,000 |
| Total Area | 89 sqm |
| Internal Floor Area | 86 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the Four-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $4,980 | Vinyl strip flooring in the bedrooms, Polished porcelain floor tiles in the living/ dining |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer. |
| Pros | Cons |
| Living and dining are segregated and well-sized | 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 a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Kebun Baru Ridge BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 3-Room | 183A | 106 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 4-Room | 183A | 108 | Preferably on a higher floor | Gets an unblocked view overlooking the landed estate |
| 4-Room | 183A | 110 | Preferably above #13 – to surpass neighbouring HDB blocks | Gets an unblocked view towards the HDB across the street, and a partial view of the landed estate |
Both Kebun Bahru Breeze and Kebun Bahru Ridge carry a subsidy claw-back of 8%, but this is unlikely to dampen the expected strong demand for the three- and four-room flats at Kebun Bahru Ridge, especially from first-timer households with young children, says Lim.
Sembawang Brook BTO – Sembawang
Sembawang Brook BTO Project Overview
Sembawang Brook is bounded by Admiralty Street and Sungei Sembawang. The project consists of five residential blocks that range from 26 to 30 stories, with a total of 1,160 units with a mix of two-room Flexi, three-room, four-room, five-room, and 3Gen flats. One of the blocks will feature 200 standalone rental flats.
This BTO project will be offered as a Standard project under the location-based framework and will have shorter waiting times of less than three years.
Named after the nearby Sungei Sembawang, ‘Sembawang Brook’ captures the area’s tranquil waterside setting and naval heritage, which is reflected in the project’s maritime-themed playground design.
The project features an eight-storey Multi-Storey Car Park (MSCP) with a preschool at the first two levels and a rooftop garden with fitness facilities and a community garden overlooking Sungei Sembawang. Residents can also enjoy children’s playgrounds and fitness corners for adults and the elderly. A standalone commercial building will also provide amenities such as a minimart, shops, an eating house, and a preschool. A residents’ network centre will provide space for community activities, fostering connections among neighbours.
| Details | Info |
| Town | Sembawang |
| Est. Waiting Time | 33 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-Room Flexi (Type 1) | 58 |
| 2-Room Flexi (Type 2) | 203 |
| 3-Room | 87 |
| 4-Room | 464 |
| 5-Room | 319 |
| 3Gen | 29 |
| Total | 1,160 |
Eco-Friendly Features
To encourage green and sustainable living, Sembawang Brook 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Sembawang Brook 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 the 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
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Residents can access the bus service along Admiralty Street and Sembawang Drive, as well as Sembawang MRT Station on the North-South Line, providing convenient access to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| 15-min walk to Sembawang MRT station and Sun Plaza | Slightly further walk to the MRT station |
| There are various eateries within walking distance. Slightly further walk (under 15 minutes) to Sembawang Mart. | Close to industrial estates |
| Balanced unit mix – including 3Gen flats |
Schools (Within 1KM)
- Canberra Primary School
- Endeavour Primary School
- Northoaks Primary School
- Wellington Primary School
Thoughts on the site plan
- Blocks are positioned in a staggered manner, with fewer stacks facing one another
- Has three drop-off points, which adequately serve the five-block project
- Sheltered linkways connect the blocks to the MSCP and also two or three future bus bays
- Most stacks are outward-facing
- Some stacks face the MSCP directly
- Nine to eleven units sharing five lifts is fairly healthy
- There will be an eating house, a minimart, various shops and a preschool in the cluster, offering added convenience for the residents
Sembawang Brook BTO Sun Direction
Layout Analysis
Sembawang Brook BTO Two-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $49,000 – $187,000 |
| Resale Comparables | $322,000 – $390,000 |
| Total Area | 40 sqm |
| Internal Floor Area | 38 sqm |
| Lease Period | Price Range |
| 15 Years | $49,000 – $65,000 |
| 20 Years | $58,000 – $77,000 |
| 25 Years | $65,000 – $87,000 |
| 30 Years | $72,000 – $95,000 |
| 35 Years | $77,000 – $102,000 |
| 40 Years | $81,000 – $108,000 |
| 45 Years | $85,000 – $113,000 |
| 99 Years | $139,000 – $187,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Living/ dining
- Bedroom
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and a folding bathroom door
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| OCS package for short-lease 2-room Flexi flats: $6,510 | Lighting, window grilles, built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| The room can fit a queen bed minimally | The dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| The kitchen is tucked in a corner and can be enclosed if preferred | Structural columns in the living area are not flush with the walls |
Sembawang Brook BTO Two-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $57,000 – $218,000 |
| Resale Comparables | $322,000 – $390,000 |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Price Range |
| 15 Years | $57,000 – $75,000 |
| 20 Years | $68,000 – $89,000 |
| 25 Years | $77,000 – $101,000 |
| 30 Years | $84,000 – $110,000 |
| 35 Years | $90,000 – $119,000 |
| 40 Years | $95,000 – $126,000 |
| 45 Years | $100,000 – $132,000 |
| 99 Years | $164,000 – $218,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-room Flexi (Type 2) flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Living/ dining
- Bedroom
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and a folding bathroom door
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| OCS package for short-lease 2-room Flexi flats: $7,720 | Lighting, window grilles, built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom, a laminated UPVC door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Only one entrance to the bathroom – unable to access from the bedroom |
| The room can fit a queen bed minimally | Small space to put the TV |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | |
| The wall separating the two rooms can be hacked to create a larger bedroom if desired | |
| Decently sized dining area | |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Sembawang Brook BTO Three-Room
| Three-Room Flat | Details |
| Price | $257,000 – $333,000 |
| Resale Comparables | $500,000 – $528,888 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-optional finishes and fittings
More than just a well-designed and functional interior, the three-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining and dry kitchen
- Bathrooms
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathrooms
- Kitchen/ utility
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | Living and dining areas might be slightly cramped |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | Structural columns in the living area are not flush with the walls |
| An open concept kitchen can make it feel more spacious. Possible to do up a dry kitchen if preferred. |
Sembawang Brook BTO Four-Room
| Four-Room Flat | Details |
| Price | $302,000 – $428,000 |
| Resale Comparables | $600,000 – $680,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the four-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| Living and dining are segregated and well-sized | 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 a king bed. | Structural columns in the living area are not flush with the walls |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Sembawang Brook BTO Five-Room
| Five-Room Flat | Details |
| Price | $420,000 – $571,000 |
| Resale Comparables | $685,000 – $820,000 |
| Total Area | 113 sqm |
| Internal Floor Area | 110 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the five-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| Living and dining are segregated and well-sized | The main door opens up straight to the living area (which lacks privacy) |
| Possible to do up a study room (which can also be a small bedroom) in the living area if preferred | |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| Huge kitchen that comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred. | |
Sembawang Brook BTO 3Gen
| 3Gen Flat | Details |
| Price | $468,000 – $567,000 |
| Resale Comparables | None |
| Total Area | 120 sqm |
| Internal Floor Area | 115 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the 3Gen flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Internal doors for bedrooms and folding doors for bathrooms
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| Living and dining are segregated and well-sized | The main door opens up straight to the living area (which lacks privacy) |
| Has two ensuite bedrooms | |
| All rooms can fit in a queen bed minimally. The two main bedrooms can fit a king bed. | |
| Main bedroom 2 is especially spacious | |
| No structural columns in between common bedrooms and main bedroom 1, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| Huge kitchen that comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred. | |
Sembawang Brook BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 437A | 108, 110 | Preferably above #10 – to surpass Acacia Home and North Link Building | Gets an unblocked view overlooking the industrial estate towards the sea – higher floors will likely have a sea view |
| 2-Room Flexi (Type 2) | 439A | 162, 164 | Preferably above #10 – to surpass North Link Building and future school | Gets an unblocked view overlooking the land plot reserved for a school, towards the industrial estate and the sea – higher floors will likely have a sea view |
| 3-Room | 439A | 166, 168 | Preferably above #10 – to surpass North Link Building and future school | Gets an unblocked view overlooking the land plot reserved for a school, towards the industrial estate and the sea – higher floors will likely have a sea view |
| 4-Room | 437A | 104, 106 | Preferably above #10 – to surpass Acacia Home and North Link Building | Gets an unblocked view overlooking the industrial estate towards the sea – higher floors will likely have a sea view |
| 4-Room | 437B | 132, 134 | Preferably above #10 – to surpass North Link Building and future church | Gets an unblocked view overlooking the land plot reserved for a church, towards the industrial estate and the sea – higher floors will likely have a sea view |
| 5-Room | 437A | 112, 114 | Preferably above #10 – to surpass Acacia Home and North Link Building | Gets an unblocked view overlooking the industrial estate towards the sea – higher floors will likely have a sea view |
| 5-Room | 439A | 158, 160 | Preferably above #10 – to surpass North Link Building and future school | Gets an unblocked view overlooking the land plot reserved for a school, towards the industrial estate and the sea – higher floors will likely have a sea view |
Some market watchers like Fong of PropNex predict that Sembawang Brook – and its other counterpart, Sembawang Portico – may see relatively moderate interest given the development’s distance from Sembawang MRT station, as well as the limited range of nearby amenities in this part of Sembawang.
“However, things may get livelier in the future as the Sembawang area is expected to be transformed, including the redevelopment of the Sembawang Shipyard into a mixed-use waterfront lifestyle district,” says Fong.
He is referring to the planned transformation of the over 50-year-old shipyard after its operations there wind down from 2028 onwards. As unveiled in the latest Master Plan, the government plans to transform that maritime enclave into a new mixed-use precinct. Nearly three times the size of Ang Mo Kio Town Centre, this future precinct will house approximately 10,000 new homes.
Sembawang Portico BTO – Sembawang
Sembawang Portico BTO Project Overview
Sembawang Portico is bounded by Admiralty Lane and Sembawang Drive. The project comprises three residential blocks, each 26 storeys high, and offering 875 units of two-room Flexi, three-room, four-room, and five-room flats. One of the residential blocks will include 50 rental flats. These will be Standard flats under the new location-based framework, and this development will have a shorter waiting time of less than three years.
Inspired by Sembawang’s colonial architectural heritage, Sembawang Portico takes its name from the classic portico feature found in the area’s iconic black-and-white bungalows.
The project features a Multi-Storey Car Park (MSCP) with a preschool at the ground level and a rooftop garden with fitness facilities and a community garden. Residents can also enjoy children’s playgrounds and fitness corners for adults and the elderly.
| Details | Info |
| Town | Sembawang |
| Est. Waiting Time | 31 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-Room Flexi (Type 1) | 50 |
| 2-Room Flexi (Type 2) | 150 |
| 3-Room | 100 |
| 4-Room | 300 |
| 5-Room | 275 |
| Total | 875 |
Eco-Friendly Features
To encourage green and sustainable living, Sembawang Portico 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Sembawang Portico 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 the 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
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Residents can access the bus service along Sembawang Drive and Sembawang MRT Station on the North-South Line, providing convenient access to nearby towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| 15-min walk to Sembawang MRT station and Sun Plaza | Slightly further walk to the MRT station |
| There are various eateries within walking distance. Slightly further walk (under 15 minutes) to Sembawang Mart. | Fairly close to industrial estates |
| Balanced unit mix |
Schools (Within 1KM)
- Canberra Primary School
- Endeavour Primary School
- Northoaks Primary School
- Wellington Primary School
Thoughts on the site plan
- Small cluster with just three blocks
- Has two drop-off points which adequately serve the project
- Sheltered linkways connect the blocks to the MSCP and one or two future bus bays
- Some stacks face the MSCP directly
- The MSCP and facilities put some distance between inward-facing stacks
- With twelve to thirteen units sharing four to five lifts, some wait time may be expected during busier hours
Sembawang Portico BTO Sun Direction
Layout Analysis
Sembawang Portico BTO Two-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $49,000 – $184,000 |
| Resale Comparables | $322,000 – $390,000 |
| Total Area | 40 sqm |
| Internal Floor Area | 38 sqm |
| Lease Period | Price Range |
| 15 Years | $49,000 – $63,000 |
| 20 Years | $59,000 – $75,000 |
| 25 Years | $66,000 – $85,000 |
| 30 Years | $73,000 – $93,000 |
| 35 Years | $78,000 – $100,000 |
| 40 Years | $83,000 – $106,000 |
| 45 Years | $86,000 – $111,000 |
| 99 Years | $142,000 – $184,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the Two-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Living/ dining
- Bedroom
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom
- Bathroom door
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| OCS package for short-lease 2-room Flexi flats: $6,510 | Lighting, window grilles, built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Pros | Cons |
| The room can fit a queen bed minimally | The dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| The kitchen is tucked in a corner and can be enclosed if preferred |
Sembawang Portico BTO Two-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $55,000 – $225,000 |
| Resale Comparables | $322,000 – $390,000 |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Price Range |
| 15 Years | $55,000 – $77,000 |
| 20 Years | $65,000 – $92,000 |
| 25 Years | $73,000 – $104,000 |
| 30 Years | $80,000 – $114,000 |
| 35 Years | $86,000 – $122,000 |
| 40 Years | $91,000 – $130,000 |
| 45 Years | $95,000 – $136,000 |
| 99 Years | $157,000 – $225,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-room Flexi (Type 2) flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Living/ dining
- Bedroom
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom
- Bathroom door
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| OCS package for short-lease 2-room Flexi flats: $7,720 | Lighting, window grilles, built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop, a built-in wardrobe, a water heater, a mirror, and a toilet roll holder in the bathroom, a laminated UPVC door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Only one entrance to the bathroom – unable to access from the bedroom |
| The room can fit a queen bed minimally | Small space to put the TV |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | |
| The kitchen is tucked in a corner and can be enclosed if preferred | |
| Decently sized dining area | |
| Kitchen is tucked in a corner and can be enclosed if preferred |
Sembawang Portico BTO Three-Room
| Three-Room Flat | Details |
| Price | $250,000 – $344,000 |
| Resale Comparables | $500,000 – $528,888 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the three-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathrooms
- Kitchen/ utility
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | Living and dining areas might be slightly cramped |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | The kitchen may feel rather compact, particularly if the utility area is segregated |
Sembawang Portico BTO Four-Room
| Four-Room Flat | Details |
| Price | $320,000 – $437,000 |
| Resale Comparables | $600,000 – $680,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the four-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| 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 a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Sembawang Portico BTO Five-Room
| Five-Room Flat | Details |
| Price | $465,000 – $579,000 |
| Resale Comparables | $685,000 – $820,000 |
| Total Area | 113 sqm |
| Internal Floor Area | 110 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:
- Vinyl strip flooring in the:
- Bedrooms
- Floor tiles in the:
- Living/ dining
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Bedroom and bathroom doors
- Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
| Pros | Cons |
| Living and dining are segregated and well-sized | The main door opens up straight to the living area (which lacks privacy) |
| Possible to do up a study room (which can also be a small bedroom) in the living area if preferred | |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| Huge kitchen that comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred. | |
Sembawang Portico BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 2) | 433A | 409, 411 | Must surpass MSCP | Overlooks the MSCP and faces the end of the opposite block |
| 3-Room | 433A, 433b | 419, 431 | Preferably on a high floor | Faces the HDB cluster across the street (Sembawang Brook) |
| 4-Room | 434A | 461, 463 | Must surpass school | Overlooks Northoaks Primary School |
| 5-Room | 434A | 465, 467 | Must surpass school | Overlooks Northoaks Primary School |
Echoing the earlier sentiment expressed by Fong concerning the new BTO projects in Sembawang, Sun or Realion Group also points out that approximately 2,000 flats have been launched in this part of Sembawang in recent years, including a sizeable batch during the February 2026 BTO sales exercise. Thus, she also thinks that the overall demand for the flats there this time around will also be softer.
“However, the shorter waiting times for completion will be a major pull for buyers, particularly for couples who need a home sooner. The greenery, nature and walks by the canal beside the BTO flats will also be valued by buyers seeking a tranquil near-to-nature living environment,” she says.
Woodgrove Acres BTO – Woodlands
Woodgrove Acres BTO Project Overview
Located along Woodgrove Avenue, Woodgrove Acres features five residential blocks of 15 to 19 storeys, with a total of 656 units that consist of two-room Flexi, three-room, four-room, and five-room flats. Moreover, there will be a total of 261 rental flats within this development, including a standalone block of rental flats. These are offered as Standard flats under the location-based framework.
Designed to promote wellness and tranquillity, the project’s name reflects its abundant greenery. Landscaped gardens are connected by meandering pathways that weave through the estate, creating a seamless green network within the development.
Woodgrove Acres offers comprehensive amenities for residents of all ages, including children’s playgrounds, fitness corners for adults and elderly residents, and precinct pavilions. The Multi-Storey Car Park (MSCP) features a rooftop garden with additional fitness facilities, sheltered spaces, and scenic viewing areas. A preschool at the ground level of the MSCP provides added convenience for young families.
| Details | Info |
| Town | Woodlands |
| Est. Waiting Time | 42 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-Room Flexi (Type 1) | 31 |
| 2-Room Flexi (Type 2) | 126 |
| 3-Room | 80 |
| 4-Room | 162 |
| 5-Room | 257 |
| Total | 656 |
Eco-Friendly Features
To encourage green and sustainable living, Woodgrove Acres 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 project
- Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes
Smart Solutions
Woodgrove Acres 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 the adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Embracing Walk-Cycle-Ride
With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:
- Convenient access and walking distance to public transport
- Safe, pleasant, and welcoming streets for walking and cycling
- Sheltered linkways and barrier-free accessibility to facilities
- Wayfinding and signage for orientation and navigation
Residents can access the bus service to Woodlands Bus Interchange, as well as Woodlands MRT Station on the North-South and Thomson-East Coast lines, providing convenient connections to other towns. Learn more about transport connectivity in this precinct using the MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| Approximately 15-min walk to Woodlands MRT station and Causeway Point | Slightly further walk to the MRT station |
| Short walk to The Woodgrove. There are various eateries within walking distance. | Situated next to the SLE |
| Balanced unit mix |
Schools (Within 1KM)
- Fuchun Primary School
- Innova Primary School
- Si Ling Primary School
- Woodgrove Primary School
Thoughts on the site plan
- Has three drop-off points, which adequately serve the five-block project
- Sheltered linkways connect the blocks to the MSCP and a proposed future bus stop
- There is a balanced mix of inward and outward-facing units
- Some stacks face the MSCP, although the facilities situated between them act as a buffer
- Eleven to twelve units sharing three lifts is fairly healthy considering that the blocks are 15-19 levels – there may be some wait time during busier hours
Woodgrove Acres BTO Sun Direction
Layout Analysis
Woodgrove Acres BTO Two-Room Flexi Type 1
| Two-Room Flexi Type 1 Flat | Details |
| Price | $46,000 – $170,000 |
| Resale Comparables | $365,000 – $423,000 |
| Total Area | 40 sqm |
| Internal Floor Area | 38 sqm |
| Lease Period | Price Range |
| 15 Years | $46,000 – $57,000 |
| 20 Years | $55,000 – $68,000 |
| 25 Years | $62,000 – $77,000 |
| 30 Years | $69,000 – $85,000 |
| 35 Years | $74,000 – $92,000 |
| 40 Years | $78,000 – $97,000 |
| 45 Years | $82,000 – $102,000 |
| 99 Years | $137,000 – $170,000 |
Non-Optional Finishes and Fittings
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
- Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
- Bathroom door
- Water closet suite in the bathroom
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,660 | Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Package 3 for short-lease 2-room Flexi flats: $6,510 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in bathroom |
| Pros | Cons |
| The kitchen is tucked in a corner and can be enclosed if preferred | The dining area may be a bit cramped |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| Kitchen is tucked in a corner and can be enclosed if preferred |
Woodgrove Acres BTO Two-Room Flexi Type 2
| Two-Room Flexi Type 2 Flat | Details |
| Price | $55,000 – $211,000 |
| Resale Comparables | $365,000 – $423,000 |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
| Lease Period | Price Range |
| 15 Years | $55,000 – $71,000 |
| 20 Years | $66,000 – $85,000 |
| 25 Years | $75,000 – $96,000 |
| 30 Years | $82,000 – $106,000 |
| 35 Years | $89,000 – $114,000 |
| 40 Years | $94,000 – $120,000 |
| 45 Years | $98,000 – $126,000 |
| 99 Years | $164,000 – $211,000 |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the two-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
- Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
- Bathroom door
- Water closet suite in the bathroom
- Grab bars (for 2-room Flexi flats on short leases)
| Optional Component Scheme (OCS) | Description |
| Package 1 – Flooring for living/ dining and bedroom: $2,440 | Vinyl strip flooring |
| Package 2 – Sanitary fittings: $630 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in the bathroom |
| Package 3 for short-lease 2-room Flexi flats: $7,720 | 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 may choose to have a lower kitchen countertop, built-in wardrobe, water heater, mirror, and toilet roll holder in bathroom |
| Pros | Cons |
| Feels like 1+Study | Only one entrance to the bathroom – unable to access from the bedroom |
| The wall separating the two rooms can be hacked to create a larger bedroom if desired | Small space to put the TV |
| The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook | Structural columns in the living area are not flush with the walls |
| The kitchen is tucked in a corner and can be enclosed if preferred | |
| Decently sized dining area | |
| Kitchen is tucked in a corner and can be enclosed if preferred |
Woodgrove Acres BTO Three-Room
| Three-Room Flat | Details |
| Price | $260,000 – $325,000 |
| Resale Comparables | $510,000 – $556,000 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the three-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining, bedrooms, and dry kitchen: $3,510 | Vinyl strip flooring in the bedrooms, Polished porcelain floor tiles in the living/ dining, and a dry kitchen |
| Internal doors and sanitary fittings: $2,810 | Two laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | Living and dining areas might be slightly cramped |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | The kitchen may feel rather compact, particularly if the utility area is segregated |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred. | Structural columns in the living area are not flush with the walls |
Woodgrove Acres BTO Four-Room
| Four-Room Flat | Details |
| Price | $353,000 – $437,000 |
| Resale Comparables | $650,000 – $750,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the four-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $5,210 | Vinyl strip flooring in the bedrooms, Polished porcelain floor tiles in the living/ dining |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a 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 a king bed. | Structural columns in the living area are not flush with the walls |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| The kitchen comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred. |
Woodgrove Acres BTO Five-Room
| Five-Room Flat | Details |
| Price | $472,000 – $582,000 |
| Resale Comparables | $777,000 – $815,188 |
| Total Area | 113 sqm |
| Internal Floor Area | 110 sqm |
Non-Optional Finishes and Fittings
More than just a well-designed and functional interior, the five-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
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for living/ dining and bedrooms: $6,360 | Vinyl strip flooring in the bedrooms, Polished porcelain floor tiles in the living/ dining |
| Internal doors and sanitary fittings: $3,240 | Three laminated UPVC bedroom doors, two laminated UPVC bathroom doors, a wash basin with tap mixer, a shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated and well-sized | The main door opens up straight to the living area (which lacks privacy) |
| Possible to do up a study room (which can also be a small bedroom) in the living area if preferred | Structural columns in the living area are not flush with the walls |
| All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed. | |
| No structural columns in between bedrooms, so walls can be hacked fully. Easy to reconfigure the layout if necessary. | |
| Huge kitchen that comes with a separate service yard | |
| An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred. | |
Woodgrove Acres BTO Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 446B | 673 | Preferably on a high floor | Corner unit, and the block is angled such that is it not facing the opposite block directly |
| 2-Room Flexi (Type 2) | 447A | 711 | Preferably above #05 – to surpass Woodgrove Condominium | Corner unit, overlooks Woodgrove Condominium |
| 3-Room | 447A | 713 | Preferably above #05 – to surpass Woodgrove Condominium | Corner unit, overlooks Woodgrove Condominium |
| 3-Room | 447B | 739 | Must surpass MSCP | Gets an unblocked view overlooking the MSCP and SLE, towards the forested area |
| 4-Room | 446A, 447A | 663, 705 | Preferably above #05 – to surpass Woodgrove Condominium | Corner unit, overlooks Woodgrove Condominium |
| 4-Room | 447B | 693 | Must surpass MSCP | Gets a mostly unblocked view overlooking the MSCP and SLE, towards the forested area – may get a partial view of block 448A |
| 5-Room | 447A | 707, 709 | Preferably above #05 – to surpass Woodgrove Condominium | Overlooks Woodgrove Condominium |
| 5-Room | 447B | 719, 721, 741 | Must surpass MSCP | Gets an unblocked view overlooking the MSCP and SLE, towards the forested area |
The BTo projects in Sembawang and Woodlands are the only locations that offer larger flat types, such as the five-room flats at both Sembawang projects and Woodgrove Acres, while 3Gen flats are offered solely at Sembawang Brook.
“Woodgrove Acres is likely to appeal to buyers seeking a more affordable entry point into a regional centre. With comparatively accessible pricing across flat types and Woodlands Regional Centre within a 20-minute walk, the project should appeal to value-conscious buyers seeking convenience,” says Lim of ERA.
Taking a step back, excluding the Sale of Balance Flats (SBF), the total number of new BTO flats offered in this month’s sales exercise is 48.2% more than the 4,692 flats launched during the February 2026 BTO sales exercise. And it brings the government closer to its planned goal of launching 19,600 BTo flats by the end of this year.
The June 2026 BTO exercise is also the first to incorporate enhancements to the Third Child Priority Scheme, under which the allocation quota for eligible families will be doubled to 10% for BTO and SBF flats. Families can also now qualify from when they are expecting their third child, instead of only after the child is born, effectively giving them earlier access to priority allocation.
“These changes could encourage larger families to participate more actively in BTO exercises, but their impact on the wider HDB market is likely to remain modest. Households with urgent housing timelines or larger space requirements may still prefer resale flats for greater choice and faster access,” says Lim.
Fong of PropNex also points out that the line-up in this BTO exercise includes highly anticipated projects like the first BTO project in nearly 40 years in the Lakeview area in Bishan, and a new addition to the Greater Southern Waterfront (GSW) in Bukit Merah.
“We estimate that the overall application rate for the June 2026 BTO exercise could be around 3.1 times to 3.5 times – comparable to the application rate of 3.2 times for the February 2026 BTO exercise,” says Fong.
The next BTO sales exercise will take place in October, and HDB has indicated that it will consist of 8,000 flats across seven projects and six towns – Bedok, Geylang, Sembawang, Tengah, Toa Payoh, and Yishun.
Among the projects, the developments in Bedok are likely to emerge as some of the key crowd pullers given their strategic location within the rapidly evolving Bayshore precinct, says Mohan Sandrasegeran, Head of Research & Data Analytics at SRI.
He adds that while the location-based framework (of Standard, Plus, and Prime categorisation) has shifted greater attention towards the specific characteristics of individual projects, the supply of flats within established towns remains noteworthy. Sandrasegeran says that more than 54.8% of the flats expected to be offered in the October 2026 BTO exercise are located within mature estates. The June exercise is around 61.3% in mature estates.
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