May 2022 BTO Launch Review: Ultimate Guide To Choosing The Best Unit

There's no question about it - the May 2022 BTO launch is going to be hotly contested. There will be 4,583 Build To Order (BTO) flats across five estates that will be launched - with the main draw the two projects under the Prime Location Public Housing (PLH) model in Bukit Merah and Queenstown. To round up, the other projects are in Toa Payoh, Jurong West, and Yishun.

For those who need a reminder on the PLH model, here's a quick overview of what you need to know.

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

- 10-year MOP instead of five years

- No renting out the whole flat

- Subsidy Recovery, on top of the existing resale levy

- Tighter eligibility requirements

- Reduced number of flats set aside for MCPS

Our review is broken down by the 5 BTO sites on offer, starting with the mature estates. We share an overview of the project, the best stacks (in our opinion) as well as the pros and cons of the site and unit layouts on offer.

This has always been eagerly anticipated, so here’s our comprehensive review of the May 2022 BTO launch!

May 2022 BTO Prices

Mature Towns

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Toa Payoh	Kim Keat Heights	2-room Flexi	From $162,000	From $82,000
		3-room	From $289,000	From $229,000
		4-room	From $420,000	From $375,000

Prime Location Public Housing (PLH)

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Bukit Merah	Bukit Merah Ridge	3-room	From $377,000	From $317,000
		4-room	From $540,000	From $495,000
Queenstown	Ghim Moh Ascent	3-room	From $369,000	From $309,000
		4-room	From $511,000	From $466,000

Non-Mature Towns

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Jurong West	Lakeside View	2-room Flexi ^^	From $107,000	From $27,000
		3-room	From $215,000	From $140,000
		4-room	From $320,000	From $260,000
		5-room	From $412,000	From $367,000
Yishun	Yishun Beacon ~	2-room Flexi ^^	From $123,000	From $43,000
		4-room	From $328,000	From $268,000
		5-room	From $485,000	From $440,000

Notes

• Selling prices are rounded up to the nearest thousand dollars.
• ~ Prices include the costs of floor finishes, internal doors, and sanitary fittings.
• ^^ Singles who apply for a 2-room Flexi flat under the Single Singapore Citizen (SSC) Scheme will pay $15,000 more than married couples. Eligible singles can also apply for the Enhanced CPF Housing Grant (EHG) of up to $40,000. The actual grant amounts will vary according to income.

Mature Estate

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Kim Keat Heights (Toa Payoh)

Project Overview

Bounded by Lorong 7 and Lorong 6 Toa Payoh, Kim Keat Heights comprises 2 residential blocks ranging from 27 to 36 storeys. Both blocks will house some rental flats. You can choose from 385 units of 2-, 3-, and 4-room flats.

The design of Kim Keat Heights will pay homage to Toa Payoh’s heritage, using motifs and colours inspired by the iconic dragon playground located within the town.

Kim Keat Heights will have a sky garden connecting both blocks offering panoramic views of Toa Payoh. Other facilities within Kim Keat Heights include a Community Club integrated into the development, a precinct pavilion, playgrounds as well as adult and elderly fitness stations. The roof garden above the Multi-Storey Car Park (MSCP) offers an additional space where you can relax and unwind.

Details	Info
Town	Toa Payoh
Est. Completion Date	3Q 2027
Est. Waiting Time	55 months
Remaining Lease	99 years
Selection Period	Jul 2022 to Apr 2023

Flat Type	Number of Flats
2-Room (Type 1)	34
2-Room (Type 2)	86
3-Room	100
4-Room	165
Total	385

Eco-Friendly Features

To encourage green and sustainable living, Kim Keat Heights will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Kim Keat Heights 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 support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Close proximity to CBD	Away from MRT station, highly dependent on bus services to get around
Convenient to basic amenities with a few market and food centres options	With only 385 units, expect stiff competition
Low-density development; smaller community	For families looking for bigger space, there is a lack of 5-room units
Within 1Km proximity to three Primary schools, namely, Kheng Cheng School , Pei Chun Public School and First Toa Payoh Primary School	High overall quantum

Schools

• Kheng Cheng School
• Pei Chun Public School
• First Toa Payoh Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• 27 - 36 storeys high puts residents above most HDBs around
• Certain stacks faces the MSCP directly
• All stacks are furthest away from the busier Lorong 6 Toa Payoh
• 6/7 units sharing 4 lifts is very healthy
• Link bridges directly connects to the blocks which is a huge plus!
• No stacks faces each other directly
• Sheltered linkway to the bus stop

Sun Direction

Most stacks are north-south facing here. The only exception are stacks 115 and 113 which would face the morning sun for about half the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$162,000 - $206,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $1,850	Vinyl strip flooring Buyers will be provided with a 3-panel sliding partition separating the living room and bedroom, regardless of their Package 1 option.
Package 2: Sanitary fittings - $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats - $6,120	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and Bedrooms window walls are aligned.	Cabinets can only be put mostly on one side as the entrance forms half of the other side
	Awkward placement of the dining right outside the common toilet
	Small space to put TV
	Structural column between living and dining prevents a fully open layout from being achieved

2-Room (Type 2)

2-Room Flat (Type 1)	Details
Price	$215,000 - $263,000
Resale Comparables	NIL
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 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 folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $2,320	Vinyl strip flooring Buyers will be provided with a 3-panel sliding partition separating the living room and bedroom, regardless of their Package 1 option.
Package 2: Sanitary fittings - $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats - $7,380	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area.
An extra corner can be turned into another bedroom/ study nook.	The main door opens up to the toilet door on one side.
The bedroom can fit in a queen bed.	Short kitchen/bedroom wall restricts TV console placement
Living, bedroom & kitchen has the same facing.
The extra corner comes with a small window for ventilation.
The placement of the washing machine is pretty ideal.

3-Room

3-Room Flat	Details
Price	$289,000 - $373,000
Resale Comparables	NIL
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen / utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen / utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining, Dry Kitchen and Bedrooms - $3,340	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining, dry kitchen
Internal Doors and Sanitary Fittings - $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	The main door opens up straight to the living and dining area (lacks privacy)
No structural columns in between bedrooms hence walls can be hacked fully.	Long bedroom hallway which takes up space.
2 sided cabinet can be built in the kitchen	Short wall along the bedroom makes it tight when putting up a TV console
	Dining area could be considered squeezy

4-Room

4-Room Flat	Details
Price	$420,000 - $559,000
Resale Comparables	$618,888 - $720,000 (24 - 25 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Washbasin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Squarish and efficient layout	Structural column between common bedroom
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Not much space to put a TV console considering the short bedroom wall
Good size living/dining area
Spacious kitchen, 2 side cabinets can be built.
Separate living and dining area

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 2)	39A	103, 101	Surpass the community club across	Faces low-rise Madrasah and has city views opposite. Good views of the roof garden on both the MSCP and community club.
3-Room	39A	111	Must surpass carpark level	Faces low-rise Madrasah and has city views opposite. Good views of the roof garden.
4-Room	39A	105, 107	Surpass opposite block preferably	North-facing results and in the least amount of sun all year round. Opposite blocks are not as tall so higher floors are preferred to get unblocked views.
4-Room	39B	117	Must surpass carpark level	Faces low-rise Madrasah and has city views opposite

Prime Location Public Housing (PLH)

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Bukit Merah Ridge (Bukit Merah)

Project Overview

Bukit Merah Ridge is bounded by Bukit Merah View, Henderson Road, Tiong Bahru Road, and Lower Delta Road. The development comprises 5 residential blocks ranging from 29 to 48 storeys in height, and will have a total of 1,669 units of 3- and 4-room flats. Bukit Merah Ridge is offered under the new Prime Location Public Housing (PLH) model. Find out more about the PLH model.

Bukit Merah Ridge takes its name from the nearby Southern Ridges, which can be seen from the development. Inspired by the greenery at Telok Blangah Hill Park, Mount Faber Park, and the nearby Tiong Bahru Park, Bukit Merah Ridge boasts lush landscaping and roof gardens.

Bukit Merah Ridge comes with facilities like a childcare centre, a residents’ network centre, children’s playgrounds, fitness stations, and 2 multi-purpose courts. There are also accessible roof gardens located at the development’s 2 Multi-Storey Car Park blocks.

Details	Info
Town	Bukit Merah
Est. Completion Date	1Q 2028
Est. Waiting Time	60 months
Remaining Lease	99 years
Selection Period	Jul 2022 to Apr 2023

Flat Type	Number of Flats
3-Room	443
4-Room	1,226
Total	1,669

Eco-Friendly Features

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

Smart Solutions

Bukit Merah 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 support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Close proximity to CBD	PLH rule applies
Convenient to basic amenities over at Bukit Merah View Market and Food Centre. More retail options are located at Tiong Bahru Plaza	For families looking for bigger space, there is a lack of 5-room units.
Flanked between 2 MRT stations, Redhill and Tiong Bahru	Longer waiting time due to its high scale and tower blocks
Within 1KM proximity to three Primary schools, namely, Gan Eng Seng , Alexandra and Zhangde Primary School.	High overall quantum

Schools

• Gan Eng Seng Primary School
• Alexandra Primary School
• Zhangde Primary School

Thoughts on the site plan

• Certain stacks faces the MSCP directly
• Link bridge to connect the block to MSCP
• About half the stacks here have a north-south orientation
• 6/7 lifts serving 8 units is very healthy

Sun Direction

Most stacks have a north-south orientation, however, stacks 500 and 502 would get the direct afternoon sun towards the end of the year.

Layout Analysis

3-Room

3-Room	Details
Price	$377,000 - $509,000
Resale Comparables	$530,000 - $720,000 (4 - 10 years old)
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $3,190	- Vinyl strip flooring in the bedrooms - Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $2,770	- 2 laminated UPVC bedroom doors - 2 laminated UPVC folding bathroom doors - Washbasin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Both bedrooms can fit a queen-size bed.	The living & dining area is pretty tight.
Cabinets can be built on both sides of the kitchen	Slightly smaller than usual BTO
The service yard can nicely fit a washer and dryer on each end	The main door opens up to the living & dining area (Privacy issue)
Bedroom walls can be hacked to create an open layout	Short bedroom wall reduces space for TV console
	Bedroom windows on the short side resulting in lesser light
	Not a lot of kitchen countertop space
	Smaller than the average 3-room BTO flat

4-Room

4-Room Flat	Details
Price	$540,000 - $737,000
Resale Comparables	$860,000 - $1,030,000 (3 - 9 years old)
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $4,740	- Vinyl strip flooring in the bedrooms - Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $3,180	- 3 laminated UPVC bedroom doors - 2 laminated UPVC folding bathroom doors - Washbasin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Despite being only 89 sqm, the unit layout is well laid out and efficient.	Bedroom windows on the short side resulting in lesser light
Common bedrooms can fit a queen-sized bed while Master bedroom can fit a king-sized bed.	Smaller than the average 4-room BTO size
Separate living and dining area
Decent sized kitchen, ample space to do cabinets along the perpendicular walls.
The service yard layout allows for a dryer and washer on both ends

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	134A	520, 522	Mid floors and above	Perfect north-facing and faces the park/low-rise school. Furthest distance from school opposite and has the most park frontage
3-Room	135A	536, 538	Mid floors and above	Perfect north-facing and faces the park/low-rise school. Faces quieter road and further away from the 4-way junction.
4-Room	134A	524, 526	Mid floors and above	Faces the park/low-rise school. Furthest distance from school opposite and has the most park frontage.
4-Room	132A	504, 506	Mid floors and above	Faces the park/low-rise school. Furthest distance from school opposite and has the most park frontage. But close to the junction.
4-Room	135A	540, 542	Mid floors and above	Faces the park and low-rise school opposite. Faces quieter road and further away from the 4-way junction.
4-Room	132A	512, 514	High floors	CBD view and pocket sea views.
4-Room	137A	576, 578, 566	Mid floors and above	Higher floors are able to enjoy the greenery view of Mount Faber Park and pocket sea views beyond.
4-Room	137A	568, 570	Mid floors and above	Perfect north-facing and has a good view of the park although City Vue @ Henderson does block the view a little. Faces quieter road.

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Ghim Moh Ascent (Queenstown)

Bounded by Ghim Moh Road, Ghim Moh Close, and the Rail Corridor, Ghim Moh Ascent is located near Buona Vista MRT station. This development comprises 4 residential blocks. Two blocks are 40 storeys high and the other two blocks have varying heights ranging from 8 to 31 storeys. The name ‘Ghim Moh Ascent’ references the development’s location and the staggered height of the blocks. You can choose from 867 units of 3- and 4-room flats. Ghim Moh Ascent is offered under the new Prime Location Public Housing (PLH) model. Find out more about the PLH model.

Ghim Moh Ascent is located within the Health District @ Queenstown. Residents of Ghim Moh Ascent will be able to access a range of initiatives that will be implemented to enhance their physical, social, and mental well-being. For example, Ghim Moh Ascent will feature a range of recreational facilities closely located to one another to foster family and inter-generational bonding. These include playgrounds for children, fitness stations for adults and elderly, and a hardcourt. The roof gardens on the 9th storey of some residential blocks and atop the MSCP also make for ideal spots for residents to interact with one another, or to unwind and relax. Additionally, Ghim Moh Ascent has been planned with good connectivity to the Rail Corridor and the Ulu Pandan Canal and Park Connector, where residents can be closer to nature and enjoy a variety of activities to boost their health. Other sports amenities in the town include the Queenstown Swimming Complex & Stadium.

A childcare centre and residents’ network centre will also be located within Ghim Moh Ascent. Please refer to the site plan located at the top of this page, for the facilities provided in the development. Facilities in this development will be accessible by the public.

Project Overview

Details	Info
Town	Queenstown
Est. Completion Date	1Q 2028
Est. Waiting Time	60 months
Remaining Lease	99 years
Selection Period	Jul 2022 to Apr 2023

Flat Type	Number of Flats
3-Room	196
4-Room	671
Total	867

Eco-Friendly Features

To encourage green and sustainable living, Ghim Moh Ascent will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Ghim Moh Ascent 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 support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Walking distance to Dual-line Buena Vista MRT station	PLH rule applies
Proximity to Holland Village for dining and entertainment option. More retail options are located at Star Vista	For families looking for bigger space, there is a lack of 5-room units.
Basic amenities located right across the street, Ghim Moh Market and Food Centre	Longer waiting time due to its high scale and tower blocks
Within 1Km proximity to a highly sought after primary school, Henry Park Primary School (Certain blocks)	High overall quantum
Appeal to nature lovers with Greenways located right next door for access to Rail Corridor	South facing stacks may face construction noise from future residential development in future. Views may be blocked too.

Schools

• Henry Park Primary School (not all blocks may be within 1km)

Thoughts on the site plan

• Few stacks are north-south facing
• Certain stacks faces MSCP directly
• Link bridge to connect only some blocks to MSCP
• Car park is a bit far for stacks closer to Gim Moh Close
• Healthy distance between blocks
• Two entrances for such a small plot is healthy
• Direct shelter to the bus stop outside
• 7/8 units sharing 3-5 lifts is healthy
• Several stacks have that million-dollar landed/greenery view

Sun Direction

Do be wary of stacks 139, 141, 153 and 155 as these face the southwest direction, resulting in direct sunlight towards the end of the year.

Layout Analysis

3-Room

3-Room	Details
Price	$369,000 - $481,000
Resale Comparables	$535,000 - $700,000 (4 - 10 years old)
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $3,190	- Vinyl strip flooring in the bedrooms - Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $2,770	- 2 laminated UPVC bedroom doors - 2 laminated UPVC folding bathroom doors - Washbasin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Separate living & dining area	Dining could feel tight
The good yard layout allows for the dryer and washer to be placed on opposite sides	The common toilet directly faces the living room
Good-sized kitchen allows for ample cabinets to be installed with a dedicated countertop space next to the yard	The main door opens up to the dining area (Privacy issue)
The dumbbell layout makes the space more efficient	Difficulty in installing the AC in the common bedroom (left side) due to dumbbell layout.
	TV console wall is a bit small as the bedroom protrudes out
	The Master bedroom is on the smaller side, difficult to fit King-sized bed here.
	Smaller than the average 3-room BTO flat

4-Room

4-Room Flat	Details
Price	$511,000 - $691,000
Resale Comparables	$718,000 - $970,000 (4 - 10 years old)
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $4,740	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Washbasin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Squarish and efficient layout	Structural column living and 1st common bedroom, and master bedroom and 2nd common bedroom could make open layouts more difficult to achieve.
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Not much space to put a TV console considering the short bedroom wall
Master bedroom is spacious	Smaller than the average 4-room BTO flat
Good size living/dining area
Spacious kitchen, 2 side cabinets can be built.
Separate living and dining area
Good service yard layout allows for washer and dryer to be placed on both sides

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	49A	133	Surpass MSCP and condo opposite	Directly faces the prized landed/greenery view
3-Room	48A	101, 103	Doesn't matter	Directly faces the prized landed/greenery view. But faces east sun in the morning.
3-Room	48B	117, 119	Doesn't matter	Directly faces the prized landed/greenery view. But faces east sun in the morning.
4-Room	48B	121, 123	Doesn't matter	Directly faces the prized landed/greenery view. But faces east sun in the morning.
4-Room	49A	143, 145	Surpass MSCP and condo opposite	Directly faces the prized landed/greenery view
4-Room	48A	115	Surpass MSCP and condo opposite	Directly faces the prized landed/greenery view
4-Room	48A	105, 107, 109, 111	Doesn't matter	Directly faces the prized landed/greenery view

Non-Mature Estate

Lakeside View (Jurong West)

Project Overview

Lakeside View is located next to Jurong Lake and Jurong Lake Gardens, and bounded by Kang Ching Road and Yuan Ching Road. The development comprises 7 residential blocks ranging from 11 to 18 storeys. You can choose from 1,016 units of 2-room Flexi, 3-, 4-, and 5-room flats.

Lakeside View offers scenic views of Jurong Lake Gardens and the surrounding greenery. The development comes with roof gardens at some residential blocks and above the Multi-Storey Car Park which provide spaces for neighbourly interaction. Boasting lushly landscaped spaces, the development comes with a variety of recreational and communal amenities such as children’s playgrounds and adult and elderly fitness stations for daily exercises. You can also enjoy the convenience of a café, childcare centre, and residents’ network centre within the development.

Details	Info
Town	Jurong West
Est. Completion Date	4Q 2026
Est. Waiting Time	46 months
Remaining Lease	99 years
Selection Period	Jul 2022 to Apr 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	100
2-room Flexi (Type 2)	355
3-room	101
4-room	246
5-room	214
Total	1,016

Eco-Friendly Features

To encourage green and sustainable living, Lakeside View will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Lakeside View 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 support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Good unit mix	Quite a walk for basic amenities over at Taman Jurong Shopping centre and food centre
Affordable quantum	Away from CBD
The development comes with a Childcare centre, great for families with young children.
Nature lovers will love its proximity to Jurong lake gardens
Within 1Km proximity to four Primary Schools options, namely, Lakeside, Boon Lay Garden, Rulang and Shuqun Primary School

Schools

• Lakeside Primary School
• Boon Lay Garden Primary School
• Rulang Primary School
• Shuqun Primary School

Thoughts on the site plan

• 12 stacks here take advantage of the Jurong Lake view
• Sheltered to bus stop along Kang Ching Road
• Inner-facing stacks are too close to each other
• Link bridge connects the MSCP to blocks nearby
• Certain stacks are quite close to the opposite HDBs
• Two entrances and exits is healthy
• 3 lifts per block with 9-10 units is acceptable
• No stacks directly face west, some are north-south facing.

Sun Direction

Quite a number of stacks here have a northwest orientation. These stacks will face more afternoon sun towards the middle of the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$107,000 - $145,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

The 2-room Flexi (Type 1) flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• A sliding partition/ door for the bedroom and folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $2,490	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings - $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats - $6,120	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned.	Long walkway entrance
Spacious kitchen, 2 sided cabinet can be built.	Living/dining is pretty tight
Good privacy as the door doesn't open up to the living or dining area

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$133,000 - $180,000
Resale Comparables	NIL
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 2-room Flexi (Type 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 folding bathroom door
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $2,960	Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom.
Package 2: Sanitary fittings - $530	Wash basin with tap mixer Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats - $7,380	Buyers who opt for Package 3 must opt for Package 1. Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. -Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area.
An extra corner can be turned into another bedroom/ study nook.	The main door opens up to the toilet door on one side.
The bedroom can fit in a queen bed.	The main door opens up to the dining and living area and lacks privacy.
Living, Bedroom & Kitchen has the same facing.
The extra corner comes with a small window for ventilation.
The placement of the washing machine is pretty ideal.

3-Room

3-Room Flat	Details
Price	$215,000 - $265,000
Resale Comparables	$350,000 - $413,888 (10 - 25 years old)
Total Area	68 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining, Dry Kitchen, and Bedrooms - $3,340	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining, dry kitchen
Internal Doors and Sanitary Fittings - $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Washbasin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Both bedrooms can fit a queen-size bed.	The living & dining area is pretty tight.
Great there are 3 opt-in options for partition for utility, dry and wet kitchen, and kitchen from living/dining area.	Not a lot of space to put a TV console
Good service yard layout allows for dryer and washer to be put on both sides	Not a lot of kitchen countertop space

4-Room

4-Room Flat	Details
Price	$320,000 - $393,000
Resale Comparables	$435,000 - $535,000 (10 - 15 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $4,970	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

This is a unique 4-room BTO layout!

Pros	Cons
Nice that there's a study corner outside the right common bedroom	The structural column at the common bedroom (left side) impedes creation of an open layout
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	The kitchen only allows for one side to have cabinets
Good service yard layout allows for a washer and dryer on both ends	Difficulty in installing the AC in the common bedroom (right side) due to dumbbell layout.
Ample countertop space just next to the dining area
The dumbbell layout makes the space quite efficient

5-Room

5-Room Flat	Details
Price	$412,000 - $526,000
Resale Comparables	$570,000 - $620,000 (10 - 15 years old)
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen

Optional Component Scheme (OCS)	Description
Flooring for Living/ Dining and Bedrooms - $6,060	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
No structural columns in between bedrooms	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Structural column between living and 1st common bedroom
Good service yard layout allows for a dryer and washer on both ends	Kitchen cabinets can be put on only one side of the kitchen
Spacious living/dining area

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	344A	289	Doesn't matter	Direct view of Jurong Lake
2-Room (Type 1)	341C	249	Doesn't matter	Direct view of Jurong Lake
2-Room (Type 2)	344A	291	Doesn't matter	Direct view of Jurong Lake
2-Room (Type 2)	341C	251	Doesn't matter	Direct view of Jurong Lake
3-Room	344A	293	Doesn't matter	Direct view of Jurong Lake
3-Room	341C	253	Doesn't matter	Direct view of Jurong Lake
4-Room	344C	331	Doesn't matter	Direct view of Jurong Lake
4-Room	342A	273	Doesn't matter	Direct view of Jurong Lake
5-Room	344C	329	Doesn't matter	Direct view of Jurong Lake
5-Room	344C	325, 327	Surpass school opposite	Good distance to the opposite development
5-Room	342A	267, 269	Surpass carpark	Some views of Jurong Lake. Good distance to the opposite block, quieter as it does not directly face the main road.
5-Room	342A	271	Doesn't matter	Direct view of Jurong Lake
5-Room	341B	233, 235	Surpass carpark	Direct view of Jurong Lake

Yishun Beacon (Yishun)

Project Overview

Yishun Beacon is bounded by Yishun Central 1 and Yishun Avenue 2. With 5 residential blocks that are 14 storeys in height, you can choose from 646 units of 2-room Flexi, 4-, and 5-room flats.

Yishun Beacon is conveniently located near amenities like Northpoint City, Yishun Pond Park, Yishun Community Hospital, and Yishun Swimming Complex. Envisioned as an urban nexus, the development features landmark residential blocks at its four corners which act as visual markers.

More facilities are available within the development for residents’ convenience and enjoyment. These facilities include a childcare centre, children’s playgrounds, fitness corners, two precinct pavilions, as well as a Multi-Storey Car Park (MSCP) with a roof garden and viewing deck.

Details	Info
Town	Yishun
Est. Completion Date	2Q 2026
Est. Waiting Time	39 months
Remaining Lease	99 years
Selection Period	Jul 2022 to Apr 2023

Flat Type	Number of Flats
2-room Flexi (Type 1)	52
2-room Flexi (Type 2)	221
4-room	207
5-room	166
Total	646

Eco-Friendly Features

To encourage green and sustainable living, Yishun Beacon will have several eco-friendly features such as:

• Separate chutes for recyclable waste
• Regenerative lifts to reduce energy consumption
• Bicycle stands to encourage cycling as an environmentally-friendly form of transport
• Parking spaces to facilitate future provision of electric vehicle charging stations
• Use of sustainable products in the development
• Active, Beautiful, Clean Waters design features to clean rainwater and beautify the landscapes

Smart Solutions

Yishun Beacon 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 support easy installation of smart systems
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Walkable distance to Yishun MRT station	Away from the expressway and CBD, do expect heavy traffic along Yishun avenue 2 during peak hours
Walking distance to North Park City for major retail option	Located along the main road and MRT line, the development will also face traffic and above ground MRT noise.
Affordable quantum	Depending on the individual, if you are someone that is superstitious about staying right next to a hospital, this site is not for you
Within 1Km proximity to a few Primary School options, namely, Hua Min, Northland, Naval Base, Peiying and Jiemin Primary School.

Thoughts on the site plan

• Most inner stacks have a healthy distance from the opposite block but some are too close
• Some stacks directly face the MSCP
• 2 entrances healthy for development of this size
• Link bridge directly connects closest blocks
• Most stacks are north-south facing
• Some blocks have only 2 lifts sharing up to 11 units
• There are no 3-room options here

Sun Direction

Most stacks are north-south facing, however, be wary of stacks 146 and 148 which have the afternoon sun all year round.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$123,000 - $144,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

To boost construction productivity, Yishun Beacon will be built using the Prefabricated Prefinished Volumetric Construction (PPVC) method. The flats will come with full floor finishes, internal doors, and sanitary fittings.

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 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 - $6,120	Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom

Pros	Cons
Living and bedroom window walls are aligned.	The bedroom, living, and dining areas are pretty tight.
Placement for washer/dryer is ideal	Long walkway entrance
Not a lot of countertop space	Cabinets can only be built on one side of the kitchen

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$144,000 - $184,000
Resale Comparables	Nil
Total Area	48 sqm
Internal Floor Area	46 sqm

Non-Optional Finishes

To boost construction productivity, Yishun Beacon will be built using the Prefabricated Prefinished Volumetric Construction (PPVC) method. The flats will come with full floor finishes, internal doors, and sanitary fittings.

The 2-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 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 - $7,380	Lighting Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe Water heater Mirror and toilet roll holder in bathroom Laminated UPVC folding door for the flexible space

Pros	Cons
Feels like 1+Study	Narrow living/dining area.
An extra corner can be turned into another bedroom/ study nook.	The main door opens up to the toilet door on one side.
The bedroom can fit in a queen bed.
Living, Bedroom & Kitchen has the same facing.
The extra corner comes with a small window for ventilation.
The placement of the washer/dryer is pretty ideal.
Great that 2 options are given to turn the extra area into another bedroom.

4-Room

4-Room Flat	Details
Price	$328,000 - $418,000
Resale Comparables	$490,000 - $550,000 (4 years old)
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes

To boost construction productivity, Yishun Beacon will be built using the Prefabricated Prefinished Volumetric Construction (PPVC) method. The flats will come with full floor finishes, internal doors, and sanitary fittings.

The 4-room flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedrooms
• Floor tiles in the:
  • 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

There are no Optional Component Schemes for this unit.

Pros	Cons
No structural columns in between bedrooms although PPVC method is used, so hacking may not be possible. Consult with HDB to find out more.	Kitchen cabinets can only be installed on one side
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Long bedroom hallway
Separate living/dining area	Smaller place for TV console as the living/bedroom wall is not aligned
Good service yard layout allows for washer/dryer to be placed on both sides
Good countertop space beside dining

5-Room

5-Room Flat	Details
Price	$485,000 - $595,000
Resale Comparables	$570,000 - $710,000 (4 years old)
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

To boost construction productivity, Yishun Beacon will be built using the Prefabricated Prefinished Volumetric Construction (PPVC) method. The flats will come with full floor finishes, internal doors, and sanitary fittings.

The 5-room flats will come with the following finishes and fittings:

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedrooms
• Floor tiles in the:
  • 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

There are no Optional Component Schemes for this unit.

Pros	Cons
No structural columns in between bedrooms allow for an open layout throughout the flat	Kitchen cabinets can only be installed on one side
All rooms can fit in a queen bed minimally. The Master bedroom can fit in a King bed.	Difficulty in installing the AC in the common bedroom (right side) due to dumbbell layout.
Very spacious master bedroom
Lots of countertop space next to the dining. Can easily double up as a breakfast counter.
Lots of privacy since the door opens up to the bomb shelter wall.
The dumbbell layout makes the space more efficient.
Separate living/dining area

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	936A	110	Doesn't Matter	Faces the Yishun Town Garden (Greenery view). Perfect north-facing.
2-Room (Type 1)	936B	134	Doesn't Matter	Has views of the Yishun Town Garden (Greenery view), however, it does face the HDB block opposite. Perfect north-facing.
2-Room (Type 2)	936A	108	Doesn't Matter	Faces the Yishun Town Garden (Greenery view). Perfect north-facing.
2-Room (Type 2)	936A	112	Doesn't Matter	Faces the Yishun Town Garden (Greenery view).
4-Room	936E	184	Doesn't Matter	While it's near the road junction, it has a good distance to the opposite block and faces an open green area (reserve site).
4-Room	936E	192, 194	Surpass carpark	Good distance to the opposite block. Not right next to the main road. North-facing.
4-Room	936A	100, 102	Surpass carpark	Good distance to the opposite block. North-facing.
5-Room	936A	104, 106	Doesn't matter	Faces the Yishun Town Garden (Greenery view).
5-Room	936E	188, 190	Surpass carpark	Good distance to the opposite block. North-facing.
5-Room	936E	186	Doesn't matter	While it's near the road junction, it has a good distance to the opposite block and faces an open green area (reserve site). Do note that it does face the main road/MRT.
5-Room	936E	196, 198	Mid to High Floor	Faces the entryway into the development, but is tilted away from the MRT and has a further setback from the main road.

This concludes our review of the May BTO 2022 sites. We hope that our review has given you a better understanding of the sites on offer as well as our take on it.

Understandably, you might have questions left unanswered or perhaps have a general question about BTOs unrelated to this exercise. In any case, feel free to reach out to us directly and we'll be happy to answer any questions that you may have!