Most Profitable BTOs In 2023: These “Ulu” BTOs In The North Made Almost 3x For Its Owners

When is a resale flat at its peak? To most buyers, this is the five-year mark: a flat that’s sold as soon as it reaches the Minimum Occupancy Period (MOP). These flats are the newest possible HDB resale flats you can possibly get, and renovations are still new; so prices may be at a premium.

Here’s a look at where the most profitable five-year old flats have appeared this year, as well as some of the top neighbourhoods:

Do note that these profits were derived from the selling price less the average between the minimum and maximum price of the BTO offered as we do not have the exact purchase price of each BTO.

Five-year old resale flats to date:

3-Room Flats

BTO	Estate	Avearge $ Profit	Average % Profit
EastCrown @ Canberra	SEMBAWANG	$284,756	179%
EastBrook @ Canberra	SEMBAWANG	$277,184	179%
Woodlands Pasture II	WOODLANDS	$264,045	175%
EastLace @ Canberra	SEMBAWANG	$277,725	175%
Sun Natura	SEMBAWANG	$287,500	172%
Sun Breeze	SEMBAWANG	$282,500	172%
Woodlands Glen	WOODLANDS	$273,268	171%
Anchorvale Fields	SENGKANG	$314,000	169%
Fernvale Riverwalk	SENGKANG	$280,799	166%
Fern Grove @ Yishun	YISHUN	$271,077	161%
Marsiling Greenview	WOODLANDS	$271,250	159%
Keat Hong Crest	CHOA CHU KANG	$248,090	159%
Admiralty Grove	WOODLANDS	$263,783	156%
Keat Hong Colours	CHOA CHU KANG	$241,358	154%
Tampines GreenEdge	TAMPINES	$282,233	154%
West Valley @ Bukit Batok	BUKIT BATOK	$273,796	150%
Buangkok Square	HOUGANG	$277,000	147%
Waterway Sunray	PUNGGOL	$276,749	146%
West Terra @ Bukit Batok	BUKIT BATOK	$272,750	144%
Yung Ho Spring I	JURONG WEST	$261,833	140%
Boon Lay View	JURONG WEST	$242,500	135%
Vine Grove @ Yishun	YISHUN	$237,431	132%
Matilda Court	PUNGGOL	$249,000	132%
Spring Haven @ Jurong	JURONG WEST	$236,745	131%
Saraca Breeze @ Yishun	YISHUN	$242,643	131%
Yung Ho Spring II	JURONG WEST	$243,500	131%
Hougang Crimson	HOUGANG	$244,363	130%
Matilda Edge	PUNGGOL	$249,675	128%
Angsana Breeze @ Yishun	YISHUN	$227,338	126%
West Ridges @ Bukit Batok	BUKIT BATOK	$237,000	126%
Punggol Vue	PUNGGOL	$247,722	125%
Waterway View	PUNGGOL	$252,250	125%
Hougang Meadow	HOUGANG	$258,500	123%
Palm Breeze @ Yishun	YISHUN	$227,566	123%
Khatib Court	YISHUN	$257,796	121%
Hougang ParkEdge	HOUGANG	$223,946	120%
Punggol BayView	PUNGGOL	$250,424	120%
Oleander Breeze @ Yishun	YISHUN	$216,607	118%
SkyPeak @ Bukit Batok	BUKIT BATOK	$263,600	114%
Tampines GreenForest	TAMPINES	$236,883	112%
Telok Blangah Parcview	BUKIT MERAH	$358,288	107%
Compassvale Cape	SENGKANG	$218,548	105%
Bukit Gombak Vista	BUKIT BATOK	$250,172	102%

4-Room Flats

BTO	Estate	Average $ Profit	Average % Profit
Marsiling Greenview	WOODLANDS	$352,000	130%
Tampines GreenEdge	TAMPINES	$362,259	129%
EastLawn @ Canberra	SEMBAWANG	$323,952	125%
EastLace @ Canberra	SEMBAWANG	$321,567	123%
EastCrown @ Canberra	SEMBAWANG	$316,424	121%
EastWave @ Canberra	SEMBAWANG	$311,815	118%
Woodlands Glen	WOODLANDS	$299,159	117%
EastBrook @ Canberra	SEMBAWANG	$306,347	116%
Sun Natura	SEMBAWANG	$305,197	114%
Sun Breeze	SEMBAWANG	$299,048	111%
Fernvale Riverwalk	SENGKANG	$320,013	111%
Punggol BayView	PUNGGOL	$358,946	109%
Yung Ho Spring I	JURONG WEST	$313,597	109%
Woodlands Pasture I	WOODLANDS	$275,565	108%
Admiralty Grove	WOODLANDS	$287,126	107%
West Valley @ Bukit Batok	BUKIT BATOK	$321,816	107%
Woodlands Pasture II	WOODLANDS	$270,284	106%
Kebun Baru Court	ANG MO KIO	$437,651	106%
Admiralty Flora	WOODLANDS	$281,966	104%
West Terra @ Bukit Batok	BUKIT BATOK	$312,094	102%
Fern Grove @ Yishun	YISHUN	$281,498	102%
West Crest @ Bukit Batok	BUKIT BATOK	$305,200	101%
Hougang Meadow	HOUGANG	$336,818	101%
Anchorvale Fields	SENGKANG	$299,989	100%
SkyPeak @ Bukit Batok	BUKIT BATOK	$348,389	99%
Keat Hong Colours	CHOA CHU KANG	$246,730	95%
West Ridges @ Bukit Batok	BUKIT BATOK	$292,670	95%
Park Grove @ Yishun	YISHUN	$272,263	94%
Buangkok Square	HOUGANG	$277,250	93%
Compassvale Helm	SENGKANG	$303,056	92%
Spring Haven @ Jurong	JURONG WEST	$262,292	91%
Hougang Crimson	HOUGANG	$271,141	90%
Buangkok Edgeview	HOUGANG	$265,175	89%
Keat Hong Crest	CHOA CHU KANG	$235,638	89%
Waterway Sunray	PUNGGOL	$274,111	89%
Whampoa Dew	KALLANG/WHAMPOA	$382,549	88%
Yung Kuang Court	JURONG WEST	$255,319	87%
Vine Grove @ Yishun	YISHUN	$243,245	85%
Boon Lay View	JURONG WEST	$248,724	85%
Waterway View	PUNGGOL	$280,023	84%
Saraca Breeze @ Yishun	YISHUN	$243,110	84%
Angsana Breeze @ Yishun	YISHUN	$237,851	83%
Tampines GreenForest	TAMPINES	$267,649	82%
Anchorvale Parkview	SENGKANG	$245,597	82%
Matilda Edge	PUNGGOL	$255,553	82%
Matilda Court	PUNGGOL	$251,986	81%
Palm Breeze @ Yishun	YISHUN	$233,567	81%
Hougang ParkEdge	HOUGANG	$244,132	80%
Telok Blangah Parcview	BUKIT MERAH	$392,272	78%
Compassvale Cape	SENGKANG	$232,036	72%
Oleander Breeze @ Yishun	YISHUN	$208,726	72%
The Verandah @ Matilda	PUNGGOL	$228,946	69%
Matilda Portico	PUNGGOL	$199,663	62%

5-Room Flats

BTO	Estate	Average $ Profit	Average % Profit
EastLawn @ Canberra	SEMBAWANG	$368,476	107%
EastCrown @ Canberra	SEMBAWANG	$353,913	103%
Punggol BayView	PUNGGOL	$440,986	102%
Tampines GreenEdge	TAMPINES	$387,763	101%
Woodlands Pasture I	WOODLANDS	$314,974	100%
EastWave @ Canberra	SEMBAWANG	$344,245	99%
Woodlands Pasture II	WOODLANDS	$307,960	98%
Admiralty Grove	WOODLANDS	$325,207	96%
Fern Grove @ Yishun	YISHUN	$336,887	96%
Yung Kuang Court	JURONG WEST	$349,600	96%
Kebun Baru Court	ANG MO KIO	$500,361	95%
Buangkok Edgeview	HOUGANG	$348,990	93%
Waterway Sunray	PUNGGOL	$349,050	91%
Saraca Breeze @ Yishun	YISHUN	$327,100	91%
Admiralty Flora	WOODLANDS	$319,430	91%
West Terra @ Bukit Batok	BUKIT BATOK	$370,210	91%
Park Grove @ Yishun	YISHUN	$323,336	86%
West Crest @ Bukit Batok	BUKIT BATOK	$349,089	86%
Matilda Court	PUNGGOL	$323,068	85%
Boon Lay View	JURONG WEST	$306,755	84%
Anchorvale Parkview	SENGKANG	$328,242	84%
Palm Breeze @ Yishun	YISHUN	$300,662	84%
West Ridges @ Bukit Batok	BUKIT BATOK	$343,672	83%
SkyPeak @ Bukit Batok	BUKIT BATOK	$387,628	82%
Waterway View	PUNGGOL	$338,850	81%
Keat Hong Colours	CHOA CHU KANG	$271,667	81%
Angsana Breeze @ Yishun	YISHUN	$292,417	81%
Compassvale Helm	SENGKANG	$323,920	80%
Hougang ParkEdge	HOUGANG	$299,871	79%
Keat Hong Crest	CHOA CHU KANG	$264,434	78%
Oleander Breeze @ Yishun	YISHUN	$263,222	73%
Compassvale Cape	SENGKANG	$279,886	68%
The Verandah @ Matilda	PUNGGOL	$273,376	65%
Matilda Portico	PUNGGOL	$235,740	60%

1. Eastcrown, Eastbrook, and Eastlace @ Canberra

As the names suggest, these three projects are in the same general area. 

Two of these projects, Eastcrown and Eastlace, are within walking distance of Canberra MRT (NSL). There’s not much difference in the distance; Eastlace is certainly a bit closer (roughly six-minute walk), while Eastcrown is really not much further. The MRT is next to Canberra Plaza, which is one of the newer HDB-run malls. There’s an NTUC FairPrice, Guardian, and a Daiso, along with some enrichment schools and eateries. 

Eastbrook @ Canberra is further from the MRT, and we wouldn’t call it walking distance as it may be over 15 minutes. But you can take Bus 169 from the stop opposite Durban Road, and you'll probably get to Canberra MRT in about five minutes. In any case, there is a Sheng Siong just downstairs as well as multiple food options.

While Canberra is not the most developed area, residents in these projects are unlikely to feel the inconvenience. All three projects are close to the town’s hub, which mitigates the drawback of being in a non-mature town. Couple that with lower initial BTO prices for a non-mature town, and it’s easy to see they had a lot of room for appreciation. 

Bukit Canberra, a sports and community hub, is also up and running. This is one of the largest neighbourhood hubs built in recent decades - besides also having a hawker centre, a polyclinic, the town library, etc. it also has one of the best public pools (an eight-lane lap pool!) 

Unfortunately, it’s a bit far to walk to Bukit Canberra from any of these three projects; but if you cycle it’s a very comfortable distance. 

2. Woodlands Pasture II

This project is not as inaccessible as the maps suggest. While it’s too far to walk to Admiralty MRT (NSL) daily (it's about a 15-minute walk), you can just use the bus stop at Woodsvale Condo (it’s only 300 metres away). From there, services like 904 can take you to Admiralty MRT in less than 10 minutes. Admiralty Place, a mall near the MRT station, was just refurbished; there’s an NTUC FairPrice here, and there’s now a childcare facility as well. 

The main appeal we see here is Woodlands North Coast. This is a major project that will cement Woodlands as the regional hub of the north. This project will bring new retail options to the area, as well as commercial elements (read: jobs), and Republic Polytechnic. You can see the details here. 

While the project is still upcoming, we expect that bus services in the direction of Woodlands International will provide good access to residents here (e.g. perhaps service 858 from the bus stop opposite Seagate). Buyers willing to settle in for the long term will benefit from this. 

3. Sun Natura & Sun Breeze

Both these projects have a good bus connection to Sembawang MRT station (NSL). Services like 859A (Sun Breeze) and 858A (Sun Natura) can get you there in under five minutes. You can also walk, but some may find it a bit far (13+ minutes). 

Both projects are close to Sun Plaza, which has an NTUC FairPrice, a Koufu food court, and a Guardian (there's even a Decathlon). This is a small mall (actually Sun Plaza is a mixed-use project, with a condo above), but it’s well-run and suffices for most daily needs. 

There are also a lot of nearby amenities in the form of grocers, coffee shops, hair salons, etc in the immediate surroundings. While all HDB enclaves tend to have these, we notice an especially dense cluster all along Sembawang Crescent Road; this may be the reason why these two projects seem to lead the pack. Even though they’re only five years old and in a non-mature town, their built-up surroundings match those of much older flats. 

Residents may also like the fact that Sembawang Primary, Canberra Primary, and Sembawang Secondary are both nearby (for Sun Breeze, Sembawang Secondary is right across the road); this means there’s no need to move after Primary 6, if your child is going to the related secondary institution. 

4. Woodlands Glen

While Woodlands Glen is not the nearest to the MRT station, it has good bus connections. About two minutes from the project, there’s a bus stop with services like 901. This can take you to Woodlands South MRT (TEL). 

This is just one stop from Woodlands MRT (NSL, TEL), which is where you’ll find Causeway Point. This is the major mall for the neighbourhood, with a FairPrice, Guardian, and all the other usual amenities. 

Besides access to the mall, however, Woodlands Glen has a lot of nearby amenities. There is a Sheng Siong just behind the project, and the local coffee shop is just next door (Block 573). As with the other entries on this list, this project is in a non-mature area (we won't be using this phrase soon), but is in a well-developed part of its specific neighbourhood. 

There is one small drawback though: there’s a place of worship nearby, so some home buyers may face the possibility of noise. 

For more insights into various new or resale projects, be they HDB or private, follow us on Stacked. We’ll keep you updated with the latest news on the Singapore property market.