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

Homeowners rejoice - the November 2022 BTO launch has just been announced. It’s clear from the news that HDB is trying to address the concerns of Singaporeans who are in need of a home. From news pieces like 2,000 new BTO flats in Tengah to have shorter waiting times of just over 3 years, to more new flats to be set aside for first-time homebuyers, there has been an effort made to fix the supply of new homes coming up.

We’ve recently also written about whether BTO supply has been keeping up with application rates (spoiler, it hasn’t), and so new homeowners will be very happy to hear that the November 2022 BTO launch is set to be the biggest yet since the inception of the BTO system. With 9,655 Build-To-Order flats for sale, this is nearly double the number in the August 2022 BTO launch. This will be across 10 housing projects in 5 estates (Bukit Batok, Tengah, Yishun, Kallang/Whampoa, and Queenstown). 3 of these (2 in Queenstown and 1 in Kallang/Whampoa) will fall under the Prime Location Public Housing (PLH) model.

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

• 10-year MOP instead of five years
• No renting out the whole flat
• Subsidy Recovery, on top of the existing resale levy
• Tighter eligibility requirements
• Reduced number of flats set aside for MCPS

Those applying for PLH sites should be aware that Subsidy Recovery (SR) is applicable at 6% regardless of when flats are sold in the future.

There are also another 1,071 flats on offer in the Sale of Balance Flats (SBF) scheme, and HDB has also extended the application to nine days to allow buyers more time to select their units.

The dateline will be open until 1 December 2022, Thursday 11:59 pm.

As always, our review is broken down by the 10 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 very popular, so here’s our comprehensive review of the November 2022 BTO launch!

November 2022 BTO Prices

Mature Estate

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Queenstown	Queensway Canopy	CCA* (30-year Lease)	From $82,000	From $5,000+
		3-room	From $392,000	From $332,000
		4-room	From $551,000	From $506,000

Prime Location Public Housing (PLH)

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Kallang/Whampoa	Kallang Horizon	3-Room	From $335,000	From $275,000
		4-room	From $509,000	From $464,000
Queenstown	Ghim Moh Natura Ulu Pandan Banks	2-Room Flexi	From $206,000	From $126,000
		3-room	From $362,000	From $302,000
		4-room	From $516,000	From $471,000

Non-Mature Estate

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Bukit Batok	West Glades @ Bukit Batok ~	2-Room Flexi	From $105,000	From $25,000
		3-room	From $206,000	From $131,000
		4-room	From $309,000	From $249,000
		5-room	From $405,000	From $360,000
Tengah	Garden Waterfront I & II @ Tengah ~	2-Room Flexi	From $111,000	From $31,000
		3-room	From $214,000	From $139,000
		4-room	From $307,000	From $247,000
		5-room	From $428,000	From $383,000
Yishun	Aranda Breeze @ Yishun ~ Miltonia Breeze @ Yishun Vanda Breeze @ Yishun ~	2-Room Flexi	From $84,000	From $5,000+
		3-room	From $175,000	From $100,000
		4-room	From $248,000	From $188,000
		5-room	From $366,000	From $321,000

Jump To BTO Projects

Prime Location Public Housing

• Ghim Moh Natura (Queenstown)
• Kallang Horizon (Kallang/Whampoa)
• Ulu Pandan Banks (Queenstown)

Mature Estate

• Queensway Canopy (Queenstown)

Non-Mature Estate

• West Glades @ Bukit Batok (Bukit Batok)
• Garden Waterfront I & II (Tengah)
• Miltonia Breeze @ Yishun (Yishun)
• Vanda Breeze @ Yishun (Yishun)
• Aranda Breeze @ Yishun (Yishun)

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Ghim Moh Natura

Project Overview

Ghim Moh Natura  is bounded by Ghim Moh Road, Ghim Moh Close, Commonwealth Avenue West, and the Rail Corridor. The development is located near Buona Vista MRT station and comprises 4 residential blocks ranging from 15 to 40 storeys tall. You can choose from 991 units of 2-room Flexi, 3-, and 4-room flats. Ghim Moh Natura is offered under the Prime Location Public Housing (PLH) model.

Residents at Ghim Moh Natura will get to be close to nature, as the development is located right next to a park and the Rail Corridor. Roof gardens at 2 of the residential blocks will provide panoramic views of the scenic surrounds. As part of the Health District @ Queenstown, Ghim Moh Natura is designed with a variety of recreational and communal facilities to enhance residents’ physical, social, and mental well-being. These include precinct pavilions, playgrounds, fitness corners, shelters, and a communal roof garden on top of the Multi-storey Carpark. There will also be a childcare centre located within the development.

Details	Info
Town	Queenstown
Est. Completion Date	1Q2028
Est. Waiting Time	53 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-Room Flexi (Type 1)	14
2-Room Flexi (Type 2)	28
3-Room	229
4-Room	720
Total	991

Eco-Friendly Features

To encourage green and sustainable living, Ghim Moh Natura 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 Natura will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Buona Vista MRT station is just across the road and is connected by an underground walkway	PLH rule applies
Just opposite Star Vista which has a Cold Storage and a variety of eateries	For families looking for bigger space, there is a lack of 5-room units
Flanked by Ghim Moh Market & Food Centre and Holland Drive Market & Food Centre for basic necessities	Certain blocks are facing the main road and MRT line which may get some traffic and above-ground MRT noise
Proximity to the Rail Corridor and also the Ulu Pandan Park Connector which leads to the Dover Forest and Pandan Reservoir, a plus for nature lovers	High overall quantum
Within 1km of two popular primary schools, Henry Park and Fairfield Methodist

Schools

• Henry Park Primary School
• Fairfield Methodist School (Primary)

Thoughts on the site plan

• Certain stacks face the MSCP directly
• Some stacks face the MRT track and Commonwealth Avenue West which can get busy during peak hours
• Inward facing stacks are a good distance from one another with playgrounds and fitness stations separating them
• 7 - 10 units sharing 5 - 6 lifts is very healthy, with the exception of block 50A which has 8 units sharing 3 lifts but 3 of these stacks are 2-room units
• Sheltered linkways connect all the blocks and the MSCP
• Each block has their own drop-off porch
• There is a sheltered walkway to the bus stop

Sun Direction

Most stacks are either north of south facing. However, stacks 201 - 205 and 217 - 219 may face more afternoon sun during the end of the year. Stack 215 will face the morning sun almost all year round.

Layout Analysis

2-Room Flexi (Type 1)

2-Room Flat (Type 1)	Details
Price	$206,000 - $244,000
Resale Comparables	NIL
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

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

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

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $2,460	- 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 windows are aligned	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
	Only one entrance to the bathroom - unable to access from the bedroom

2-Room Flexi (Type 2)

2-Room Flat (Type 2)	Details
Price	$261,000 - $314,000
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 - $2,930	- 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
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
Household shelter tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$364,000 - $487,000
Resale Comparables	$610,000 - $730,000
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

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

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

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

Pros	Cons
All rooms can fit in a queen bed minimally	The main door opens up straight to the living and dining area (which lacks privacy)
No structural columns in between bedrooms so walls can be hacked fully
2-sided kitchen cabinets can be built
Dry kitchen can be done up for the open concept kitchen

4-Room

4-Room Flat	Details
Price	$516,000 - $696,000
Resale Comparables	$710,000 - $975,000
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

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

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

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

Pros	Cons
Living and dining are segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked fully	
Spacious kitchen, 2-sided cabinets can be built	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 2)	50A	114	Surpass tree level preferably	Faces the Rail Corridor. Units on a higher floor will get a view of the city.
3-Room	50A	112	Surpass tree level preferably	Faces the Rail Corridor. Units on a higher floor will get a view of the city.
3-Room	51A	142	Mid floor and above preferably	Overlooks the playground and fitness corner and faces the Rail Corridor. Units on a higher floor will get a view of the city.
4-Room	50A	100, 102	Surpass tree level preferably	Faces the Rail Corridor. Units on a higher floor will get a view of the city.
4-Room	51A	130, 132	Must surpass the MSCP and preferably MRT track	Overlooks the roof garden of the MSCP. Units on a higher floor will get a nice unblocked view towards Pasir Panjang.
4-Room	52A	154, 156, 158, 160	Surpass tree level preferably	Faces the Rail Corridor/ the site reserved for a park. Units on a higher floor will get a view of the city.
4-Room	52A	144, 146	Must surpass the MSCP and preferably MRT track	Overlooks the roof garden of the MSCP. Units on a higher floor will get a nice unblocked view towards Pasir Panjang.

Kallang Horizon

Project Overview

Located along the Kallang River, Kallang Horizon is bounded by Lorong 1 Geylang and the Kallang MRT station. This development comprises 3 residential blocks ranging from 26 to 30 storeys with a choice of 477 units consisting of 3- and 4-room flats. Kallang Horizon is offered under the Prime Location Public Housing (PLH) model. 

There is a bus interchange within the development, sited next to the Kallang MRT station. The roof of the bus interchange will be home to an extensive landscaped deck that comes with a variety of recreational and communal activities for residents to enjoy. These include children’s playgrounds, fitness stations, shelters, and trellises. The precinct pavilion in the development will have an exercise deck located on its roof and is orientated to face the Kallang River to provide great views and welcome residents home. Roof gardens located on 2 of the residential blocks provide residents with more spaces to enjoy the scenic river views. A childcare centre and a residents’ network centre will also be provided within the development. 

Residents at Kallang Horizon will be served by the existing Multi-Storey Car Park at Block 8.

Details	Info
Town	Kallang/Whampoa
Est. Completion Date	1Q2028
Est. Waiting Time	53 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
3-Room	72
4-Room	405
Total	477

Eco-Friendly Features

To encourage green and sustainable living, Kallang Horizon 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

Kallang Horizon will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment: 

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
Kallang MRT Station and new bus interchange is right at your doorstep	PLH rule applies
A short walk to Upper Boon Keng Market & Food Centre for basic necessities	For families looking for bigger space, there is a lack of 5-room units
16 minute walk to Kallang Wave Mall which has a Fairprice Xtra and a range for food and retail options	High overall quantum
Right next to the Kallang Park Connector which leads to Bishan - Ang Mo Kio Park and a stone throw away from Kallang Riverside Park, a plus for nature lovers	No primary schools within 1km

Thoughts on the site plan

• Some stacks face the MRT track and Sims Avenue which can get busy during peak hours
• Certain stacks face the MSCP directly
• 6 units sharing 3 lifts is very healthy
• Link bridges connect all 3 blocks to the bus interchange
• Sheltered walkways connect the MSCP and all the blocks 
• No stacks face each other directly

Sun Direction

Most stacks here are either north or south facing which would not have much afternoon sun.

Layout Analysis

3-Room

3-Room Flat	Details
Price	$335,000 - $447,000
Resale Comparables	$550,000 - $700,000 (83 - 94 years remaing lease)
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 and Bedrooms  - $3,340	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining
Internal Doors and Sanitary Fittings - $2,770	2 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Good-sized living and dining area	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.	Household shelter in the middle of the house
No structural columns in between bedrooms so walls can be hacked fully
2-sided cabinets can be built in the kitchen

4-Room

4-Room Flat	Details
Price	$509,000 - $690,000
Resale Comparables	$638,000 - $933,000
Total Area	93 - 96 sqm
Internal Floor Area	90 - 93 sqm

Non-Optional Finishes

Some 4-room flats will come with a balcony. 

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 / $5,120 (with balcony)	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining Glazed porcelain tiles in the balcony
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
Good-sized living and dining area	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.	Household shelter in the middle of the house
No structural columns in between bedrooms so walls can be hacked fully
Spacious kitchen, 2-sided cabinets can be built
Some units come with a balcony	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	7A	100	Must surpass bus interchange and preferably MRT track	Faces the Kallang River and overlooks the roof garden of the bus interchange. Units on a higher floor will get a nice unblocked view towards Marina Bay.
3-Room	7B	122	Must surpass bus interchange and preferably MRT track	Overlooks the roof garden of the bus interchange. Units on a higher floor will get a nice unblocked view towards East Coast Park.
4-Room	7C	124, 126	Surpass tree level preferably	Faces the Kallang River. Units on a higher floor will get a nice unblocked view towards Marina Bay.

Ulu Pandan Banks

Project Overview

Bounded by Commonwealth Avenue West, Ghim Moh Link and the Ulu Pandan Park Connector, Ulu Pandan Banks  is located near Dover MRT station. Its name references the Ulu Pandan Canal, which is located next to the site. In developing the plans, HDB has considered the findings from the Environmental Baseline Study and Ecological Profiling Exercise, feedback from Nature Groups and the community, as well as site context. The site will be developed sensitively, with green and blue elements weaved into the plans to support the local biodiversity, while enhancing residents’ well-being. The development comprises 7 residential blocks. 3 blocks have heights staggering from 33 to 44 storeys high, 2 blocks have varying heights from 10 to 12 storeys, while another 2 blocks range from 6 to 8 storeys in height. You can choose from 1,330 units of 3- and 4-room flats. Ulu Pandan Banks is offered under the Prime Location Public Housing (PLH) model. 

Ulu Pandan Banks is located within the Health District @ Queenstown and will be designed with a variety of wellness choices for residents to experience a healthy and conducive living environment. For example, the development comes with a fitness trail at the skybridges linking 3 residential blocks at the 34th storey. It also features 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 sky terraces and roof gardens within all the residential blocks, and roof gardens atop the Multi-Storey Car Park make for ideal spots to exercise or rest while enjoying scenic views. Retained trees, pockets of bio-swales, and rain gardens on the grounds of the development provides a tranquil and green environment, while landscaped paths designed as restorative trails lead to the adjacent park and Ulu Pandan Park Connector where residents can be closer to nature. 

Additionally, there will be a terraced rain garden designed with resting decks and a combination of steps and ramps catering to users of various fitness levels. This provides a holistic environment to encourage active living across all ages. A childcare centre and residents’ network centre will also be located within Ulu Pandan Banks.

HDB’s first car-lite precinct

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

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

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

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

Details	Info
Town	Queenstown
Est. Completion Date	3Q2029
Est. Waiting Time	71 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
3-Room	270
4-Room	1,060
Total	1,330

Eco-Friendly Features

To encourage green and sustainable living, Ulu Pandan Banks 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

Ulu Pandan Banks will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment: 

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
Just across the road from Dover MRT Station	PLH rule applies
Within walking distance to Ghim Moh Market & Food Centre for basic necessities	For families looking for bigger space, there is a lack of 5-room units
Within 1km of renowned Henry Park Primary School	High overall quantum
	Nearest shopping malls for retail options are one MRT station away at Clementi Mall or Star Vista

Schools

• Henry Park Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Some stacks will be affected by the west sun
• Certain stacks face the MSCP directly
• Some stacks face the MRT track and Commonwealth Avenue West which can get busy during peak hours
• Blocks 57A, 57D and 58C are 33 - 44 storeys high which puts residents above most of the buildings in the vicinity
• Blocks that are 33 - 44 storeys high have 9 - 10 units sharing 7 lifts, while blocks that are 6 - 12 storeys high have 8 units sharing 2 lifts which is very healthy
• Link bridges from the MSCP directly connect to blocks 57A and 57D
• Sheltered walkways connect all the blocks
• Sheltered link bridge to the bus stop

Sun Direction

Most stacks here are either north or south facing which would not have much afternoon sun.

Layout Analysis

3-Room

3-Room Flat	Details
Price	$362,000 - $504,000
Resale Comparables	$610,000 - $730,000
Total Area	66 sqm
Internal Floor Area	63 sqm

Non-Optional Finishes

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

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

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

Pros	Cons
Good-sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully
2 sided cabinets can be built in the kitchen

4-Room

4-Room Flat	Details
Price	$546,000 - $725,000
Resale Comparables	$710,000 - $975,000
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes

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

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

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

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully	
Spacious kitchen, 2-sided cabinets can be built	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
3-Room	57A	213, 215	Must surpass opposite blocks	Faces the Holland landed enclave. Units on a higher floor will have a nice unblocked view towards the Central Catchment Nature Reserve.
3-Room	57C	249, 251	Surpass tree level preferably	Faces the park and Holland landed enclave
3-Room	58C	317, 319	Must surpass MSCP and preferably MRT track	South facing. Overlooks the roof garden of the MSCP and Singapore Polytechnic. Units on a higher floor will get an unblocked view towards Pasir Panjang.
4-Room	57A	201, 203	Must surpass MSCP and preferably MRT track	South facing. Overlooks the roof garden of the MSCP and Singapore Polytechnic. Units on a higher floor will get an unblocked view towards Pasir Panjang.
4-Room	57A	206, 207	Must surpass opposite blocks	North facing. Faces the Holland landed enclave. Units on a higher floor will have a nice unblocked view towards the Central Catchment Nature Reserve.
4-Room	57B	225, 227	Surpass tree level preferably	North facing. Faces the park and Holland landed enclave.
4-Room	57C	237, 239	Surpass tree level preferably	North facing. Faces the park and Holland landed enclave.
4-Room	57D	253, 255	Must surpass MSCP and preferably MRT track	Overlooks the roof garden of the MSCP and Singapore Polytechnic. Units on a higher floor will get an unblocked view towards Pasir Panjang.
4-Room	58C	313, 315	Must surpass opposite blocks	North facing. Faces the Holland landed enclave. Units on a higher floor will have a nice unblocked view towards the Central Catchment Nature Reserve.

Mature Estate

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Queensway Canopy

Project Overview

Bounded by Queensway, Queen’s Crescent, and the Rail Corridor, Queensway Canopy  is designed to take advantage of the scenic surroundings and its proximity to the Rail Corridor. The 5 residential blocks will have staggered heights, from 6 to 40 storeys, and are orientated to maximise the views from their units. You can choose from 996 units of Community Care Apartments, 3-, and 4-room flats. The Community Care Apartments will feature assisted living provisions, which integrates senior-friendly design features with care services and social programmes to let you live your golden years with peace of mind. This assisted living concept is designed for seniors to live an active lifestyle, enjoy independence, and connect with friends. The Community Care Apartments are offered to seniors (aged 65 and above) on short leases between 15 and 35 years (in 5-year increments), where the lease chosen must be able to cover the applicant and spouse (if any) until at least the age of 95 years. The residential block with the Community Care Apartments is expected to complete in 3Q2028.

Within the block housing Community Care Apartments, there will be furnished communal spaces on each floor for residents to mingle and build social networks. You can use these furnished spaces to catch up with neighbours and share meals at the communal spaces, or participate in group activities. 

Queensway Canopy is located within the Health District @ Queenstown. Residents will be able to access a range of initiatives that will be implemented to enhance their physical, social, and mental well-being. For example, Queensway Canopy will feature a range of recreational facilities to foster family and inter-generational bonding. These include children’s playgrounds, adult and elderly fitness stations, and a hardcourt. A childcare centre, an Active Ageing Centre (Care), and an ActiveSG Gym in collaboration with SportSG will also be located within the development. The roof gardens above some residential blocks and atop the Multi-Storey Car Parks (MSCP) make for ideal spots for residents to interact with one another or exercise. The side of the development facing the Rail Corridor will boast a stretch of inter-connecting roof gardens, acting as an extension of the canopy provided by the trees at ground level. The development derives its name from these roof gardens.

For more information on the Community Care Apartments, check out this website. 

Details	Info
Town	Queenstown
Est. Completion Date	4Q2028
Est. Waiting Time	59 months (Community Care Apartment)/ 63 months (3- and 4-room)
Remaining Lease	Community Care Apartment: 15 to 35 years / 3- and 4-room: 99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
Community Care Apartment	245
3-Room	88
4-Room	663
Total	996

Eco-Friendly Features

To encourage green and sustainable living, Queensway Canopy 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

Queensway Canopy will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
15 minute walk to Queenstown MRT Station	For families looking for bigger space, there is a lack of 5-room units
Walking distance to Anchorpoint which has a Cold Storage and a handful of eateries	High overall quantum
Within walking distance to Mei Ling Road Market & Food Centre and Alexandra Village Food Centre for basic necessities
Proximity to the Rail Corridor and also the Alexandra Queensway Park Connector which leads to Hort Park, Telok Blangah Hill Park and Labrador Nature Reserve, a plus for nature lovers
Within 1km of two primary schools New Town and Queenstown Primary School

Schools

• New Town Primary School
• Queenstown Primary School

Thoughts on the site plan

• There are 2 MSCPs
• Some stacks will be affected by the west sun
• Certain stacks in the Community Care Apartment will face the MSCP directly
• Blocks with 6 - 40 storeys have 10 units sharing 6 lifts, while blocks with 6 - 22 storeys have 4 - 7 units sharing 2 lifts which is healthy
• Community Care Apartment block has 17 units sharing 3 lifts so there might be await during peak hours
• Link bridges and walkways connect all the blocks and MSCP

Sun Direction

Most stacks here are either north or south facing which would not have much afternoon sun.

Layout Analysis

Community Care Apartment

Community Care Apartments	Details
Price	$82,000 - $111,000
Resale comparables	NIL
Total Area	35 sqm
Internal Floor Area	32 sqm

Non-Optional Finishes

The Community Care Apartments are designed to support seniors to live independently while preparing for their future care needs. 

Each Community Care Apartment will have an open layout and come with the following finishes: 

• Floor tiles in the living, dining, kitchen, and bathroom
• Vinyl strip flooring in the bedroom
• Wall tiles in the kitchen and bathroom

Fittings and senior-friendly design features will also be pre-installed in each unit, including:

• Digital lock at the main door to allow convenient access 
• Wide wheelchair-friendly main door, with a built-in bench beside the entrance
• Large wheelchair-accessible bathroom with slip-resistant flooring, grab bars, water heater, shower set with bath/ shower mixer, washbasin with tap mixer, and mirror 
• Built-in wardrobe and cabinets for storage
• Furnished kitchen for meal preparation, including 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
• Easy-to-slide partitions that can separate the living and bedroom spaces for more privacy
• Window grilles

There is no household shelter within each Community Care Apartment. There is a storey shelter on each floor, which forms part of the furnished communal spaces where residents can mingle and build social networks.

Pros	Cons
Compact but functional living/ dining/ kitchen area	The main door opens up straight to the living and dining area (which lacks privacy)
Squarish layout provides ease of furniture placement	Can only place TV console in the bedroom
Bedroom can fit either a double bed or two single beds

3-Room

3-Room Flat	Details
Price	$392,000 - $488,000
Resale Comparables	$450,000 - $605,000
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
Good-sized living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully
Dry kitchen can be done up for the open concept kitchen
Household shelter is tucked in a corner

4-Room

4-Room Flat	Details
Price	$551,000 - $695,000
Resale Comparables	$790,000 - $900,000
Total Area	93 sqm - 97 sqm
Internal Floor Area	90 sqm - 94 sqm

Non-Optional Finishes

Some 4-room flats will come with a balcony. 

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 / $5,180 (with balcony)	Vinyl strip flooring in the bedrooms Polished porcelain floor tiles in the living/ dining Glazed porcelain tiles in the balcony (where applicable)
Internal Doors and Sanitary Fittings - $3,180	3 laminated UPVC bedroom doors 2 laminated UPVC folding bathroom doors Wash basin with tap mixer Shower set with bath/ shower mixer

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The short wall along the bedroom makes it tight when putting up a TV console
No structural columns in between bedrooms so walls can be hacked fully	
Spacious open concept kitchen	
A household shelter tucked in a corner	
Some units come with a balcony

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
Community Care Apartment	203A	126, 128, 130, 132	Must surpass the MSCP and hospital	Overlooks roof garden of MSCP. Units on a higher floor will get a nice unblocked view towards Labrador Nature Reserve and Sentosa.
3-Room	204A	142	Must surpass block 203A	Units on a higher floor will get a nice unblocked view towards Labrador Nature Reserve and Sentosa
4-Room	204A	144	Must surpass block 203A	South facing. Units on a higher floor will get a nice unblocked view towards Labrador Nature Reserve and Sentosa
4-Room	204B	156, 158	Preferably surpass HDBs across the road	Units on a higher floor will have a nice unblocked view of the city.
4-Room	205B	182, 184	Must surpass the MSCP	Overlooks roof garden of MSCP. Units on a higher floor will get a nice unblocked view of the Wessex Estate.

Non-Mature Estate

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West Glades @ Bukit Batok

Project Overview

Bounded by Bukit Batok West Ave 2 and 5, West Glades @ Bukit Batok comprises 5 residential blocks between 14 and 24 storeys in height. You can choose from 790 units of 2-room Flexi, 3-, 4-, and 5-room flats. 

The development name is inspired by the layout of the residential blocks, which flank the spacious central green space resembling trees surrounding a tranquil clearing. Apart from lush landscaping within the development, the roof garden located above the Multi-Storey Car Park will serve as an additional spot to relax amid greenery. For the active, the children’s playgrounds and adult and elderly fitness stations are ideal spots for daily activity and exercise. A childcare centre will be conveniently located in this development. 

Details	Info
Town	Bukit Batok
Est. Completion Date	1Q2028
Est. Waiting Time	53 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-room Flexi (Type 1)	92
2-room Flexi (Type 2)	239
3-Room	84
4-Room	207
5-Room	168
Total	790

Eco-Friendly Features

To encourage green and sustainable living, West Glades @ Bukit Batok 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

West Glades @ Bukit Batok will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage

Overall Pros vs. Cons

Pros	Cons
8 minute walk to Bukit Gombak MRT Station	Nearest shopping mall is one or two MRT stations away at West Mall in Bukit Batok or Jem, Westgate, IMM in Jurong East
A short walk to Bukit Gombak Neighbourhood Centre which houses 2 supermarkets, a wet market and various eateries
Also within walking distance to Le Quest which has a Fairprice Finest and a handful of food options
Good unit mix
Proximity to Bukit Batok Park Connector which leads to the Bukit Batok Town Park and Bukit Batok Nature Park, a plus for nature lovers	
Within 1km of three primary schools Dazhong, Lianhua and St Anthony's Primary School

Schools

• Dazhong Primary School
• Lianhua Primary School
• St Anthony's Primary School

Thoughts on the site plan

• The childcare centre, playgrounds and fitness stations create a good distance between some of the inward facing stacks
• Some stacks face each other directly
• Blocks with 8 - 11 units sharing 3 lifts may have a longer waiting time
• Link bridges and sheltered walkways connect all the blocks and MSCP
• Each block has their own drop-off porch
• Sheltered linkway to the bus stop

Sun Direction

South-west facing stacks here will receive direct afternoon sun towards the end/beginning of the year.

Layout Analysis

2-Room Flexi (Type 1)

2-Room Flat (Type 1)	Details
Price	$105,000 - $130,000
Resale Comparables	NIL
Total Area	40 sqm
Internal Floor Area	38 sqm

Non-Optional Finishes

To boost construction productivity, West Glades @ Bukit Batok 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 - $6,200	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 windows are aligned	The dining area may be a bit cramped
Squarish layout provides ease of furniture placement	Small space to put the TV
2-sided cabinets can be built in the kitchen	Only one entrance into the bathroom - unable to access from the bedroom

2-Room Flexi (Type 2)

2-Room Flat (Type 2)	Details
Price	$126,000 - $169,000
Resale Comparables	NIL
Total Area	50 sqm
Internal Floor Area	48 sqm

Non-Optional Finishes

To boost construction productivity, West Glades @ Bukit Batok 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  - $7,460	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
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
Household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	206,000 - $269,000
Resale Comparables	NIL
Total Area	71 sqm
Internal Floor Area	68 sqm

Non-Optional Finishes

To boost construction productivity, West Glades @ Bukit Batok 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 3-room flats will come with the following finishes and fittings: 

• Vinyl strip flooring in the:
  • Bedrooms
  • Living/ dining, dry kitchen
• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility
• 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
Good-sized living and dining area	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.
No structural columns in between bedrooms so walls can be hacked full
Open concept kitchen allows for a dry kitchen area to be done up
Household shelter is tucked in a corner

4-Room

4-Room Flat	Details
Price	$309,000 - $392,000
Resale Comparables	$460,000 - $585,000
Total Area	95 sqm
Internal Floor Area	92 sqm

Non-Optional Finishes

To boost construction productivity, West Glades @ Bukit Batok 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:
  • Bedrooms
  • Living/ dining 
• 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

Pros	Cons
Living and dining area are nicely segregated	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked full	
2-sided cabinets can be built in the kitchen	
Household shelter is tucked in a corner

5-Room

5-Room Flat	Details
Price	$405,000 - $522,000
Resale Comparables	$645,000 - $665,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

To boost construction productivity, West Glades @ Bukit Batok 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:
  • Bedrooms
  • Living/ dining 
• 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

Pros	Cons
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked full	
Spacious kitchen, 2-sided cabinets can be built	
Household shelter tucked in a corner

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 2)	475A	757, 759, 761, 763, 765	Surpass tree level preferably	Faces Bukit Batok Hillside Park
3-Room	474A	705, 707	Mid floor and above preferably	Faces a site reserved for nature park
4-Room	476A	775, 777, 779, 781	Surpass tree level preferably	Faces Bukit Batok Hillside Park
5-Room	474A	703	Must surpass MSCP	Overlooks roof garden of MSCP and faces Bukit Batok Hillside Park

Garden Waterfront I & II @ Tengah

Project Overview

Located in the Garden District of Tengah town and right next to the Promenade Park lining the Tengah Pond, Garden Waterfront I & II @ Tengah  are located along Tengah Garden Avenue. The 2 developments comprise 18 residential blocks, ranging from 9 to 16 storeys in height. 2 of the blocks in Garden Waterfront I @ Tengah will house some rental flats. You can choose a home from 2,077 units of 2-room Flexi, 3-, 4-, and 5-room flats. 

Garden Waterfront I & II @ Tengah are located next to an upcoming MRT station on the Jurong Region Line, and will be near upcoming amenities such as a Neighbourhood Centre and a Community Club. The developments will also be served by bus services leading to the city centre and nearby towns. With an extensive network of walking and cycling paths, residents will be able to walk and cycle everywhere in Tengah. 

Daily conveniences are within easy reach as Garden Waterfront I @ Tengah will come with shops, a supermarket, restaurants, an eating house, and a residents’ network centre. Childcare centres, playgrounds, and fitness stations are found in both Garden Waterfront I @ Tengah and Garden Waterfront II @ Tengah to provide added convenience. Roof gardens are located on some of the residential blocks and on both Multi-Storey Car Parks (MSCPs). In Garden Waterfront II @ Tengah, the roof garden on the MSCP is linked to nearby residential blocks via sky terraces. 

About Garden District

The Garden District is framed by Tengah Pond and Central Park. This picturesque setting will be complemented by the garden-themed farmway, which encourages healthy and active living. The Garden Farmway is a key feature of the Garden District, helping to foster a new lifestyle centred on community gardening and hobby farming. Residents may be able to enjoy farm-to-table dining as they grow their own produce and share the fruits of their harvest. These activities will offer residents the opportunity to experience a different lifestyle, connect with one another, and ignite the kampung spirit. 

Thematic playgrounds inspired by nature motifs such as flowers and garden creatures, strengthen the visual identity of Garden District and encourage imaginative play among children. Green markers at key entry points along the Garden District, such as botanical arbours framed with flowering creepers, provide shade and visual respite amidst the urban environment. 

An array of amenities such as eateries, schools, and retail shops, will be available in Garden District to meet the daily needs of residents. 

Details	Info
Town	Tengah
Est. Completion Date	1Q2027
Est. Waiting Time	40 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-room Flexi (Type 1)	178
2-room Flexi (Type 2)	400
3-Room	89
4-Room	740
5-Room	670
Total	2,077

Eco-Friendly Features

To encourage green and sustainable living, Garden Waterfront I and II @ Tengah 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

Garden Waterfront I and II @ Tengah will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Centralised Cooling System

Residents can choose to subscribe to have air conditioning provided from a centralised cooling system. This system for public housing is the first of its kind in Singapore. 

Cooling to each household unit will come from highly energy efficient chillers, and residents need not install nor maintain outdoor condensing units on their air-conditioner ledge. They will get to enjoy cost savings while contributing to a sustainable lifestyle in this eco-friendly district. Residents may decide to subscribe to the centralised cooling system after signing the Agreement for Lease. More information will be provided during the flat selection exercise. 

Overall Pros vs. Cons

Pros	Cons
Walking distance to future Hong Kah and Tengah Plantation MRT stations which are expected to complete in 2027 and 2028 respectively	There may be a lot of construction going on as this is a new estate
Good unit mix
Walking distance to the Jurong Park Connector which leads to the Jurong Lake Park and Garden Promenade
Within 1KM of Jurong Primary School. There is also a site for a proposed primary school just a short walk away.

Schools

• Jurong Primary School

Thoughts on the site plan

• Some stacks will face the MRT track
• Certain stacks face the MSCP directly
• Some stacks also face each other directly
• 7 - 15 units sharing 2 - 3 lifts could result in a longer waiting time
• Link bridges and sheltered walkways connect all the blocks and MSCP
• Has commercial amenities within the cluster

Sun Direction

South-west facing stacks 779, 781, 753 and 755 would get direct afternoon sun towards the end of the year.

Layout Analysis

2-Room Flexi (Type 1)

2-Room Flat (Type 1)	Details
Price	$111,000 - $139,000
Resale Comparables	NIL
Total Area	39 sqm
Internal Floor Area	37 sqm

Non-Optional Finishes

To boost construction productivity, Garden Waterfront I & II @ Tengah 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  - $6,160	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 windows are aligned	The dining area may be a bit cramped
Squarish layout provides ease of furniture placement	Small space to put the TV
	Household shelter in the middle of the house
	Only one entrance for the bathroom - unable to access from the bedroom

2-Room Flexi (Type 2)

2-Room Flat (Type 2)	Details
Price	$144,000 - $174,000
Resale Comparables	NIL
Total Area	49 sqm
Internal Floor Area	48 sqm

Non-Optional Finishes

To boost construction productivity, Garden Waterfront I & II @ Tengah 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  - $7,460	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
The extra corner can be turned into another bedroom/ study nook	Household shelter is in the middle of the house
The extra corner comes with a small window for ventilation
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$214,000 - $262,000
Resale Comparables	NIL
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes

To boost construction productivity, Garden Waterfront I & II @ Tengah 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 3-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/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility
• 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
Decently sized living and dining area	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.	Long entryway into the unit eats into liveable space
No structural columns in between bedrooms so walls can be hacked fully
The kitchen is compact but functional. 2-sided cabinets can be built.

4-Room

4-Room Flat	Details
Price	$307,000 - $397,000
Resale Comparables	$460,000 - $585,000
Total Area	94 sqm
Internal Floor Area	91 sqm

Non-Optional Finishes

To boost construction productivity, Garden Waterfront I & II @ Tengah 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
  • Dry Kitchen
  • Bedrooms
• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility
• 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
Good-sized living and dining area	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 common bedrooms
Open concept kitchen allows for a dry kitchen area to be built

5-Room

4-Room Flat	Details
Price	$428,000 - $536,000
Resale Comparables	$645,000 - $665,000
Total Area	114 sqm
Internal Floor Area	111 sqm

Non-Optional Finishes

To boost construction productivity, Garden Waterfront I & II @ Tengah 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/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility
• 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
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining are nicely segregated	Structural column between common bedrooms
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
2-sided cabinets can be built in the kitchen

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	210B	535, 537	Must surpass MSCP	North facing. Overlooks roof garden of MSCP. MSCP also puts a good distance between the block and the opposite land plot which is reserved for high rise commercial and residential development.
3-Room	209A	507	Surpass tree level and MRT track preferably	North facing. Faces site reserved for school. Units on a higher floor should get an unblocked view overlooking the school.
4-Room	210B	553, 555	Must surpass MSCP	North facing. Overlooks roof garden of MSCP. MSCP also puts a good distance between the block and the opposite land plot which is reserved for high rise commercial and residential development.
4-Room	217A	469	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.
4-Room	217B	483, 485	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.
5-Room	211B	571, 573, 581, 583	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.
5-Room	212C	629, 631	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.
5-Room	212D	643, 645, 653, 655	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.
5-Room	217A	465, 467	Surpass tree level preferably	Faces the park and waterbody. Units on a higher floor will have an unblocked view towards Jurong Lake.

Miltonia Breeze @ Yishun

Bounded by Miltonia Close, Yishun Avenue 1 and Yishun Avenue 10, Miltonia Breeze @ Yishun  comprises 9 residential blocks ranging from 12 to 14 storeys in height. You can choose from 1,334 units of 2-room Flexi, 4-, and 5-room flats.

Like the nearby Aranda Breeze @ Yishun and Vanda Breeze @ Yishun, the name 'Miltonia Breeze @ Yishun' references orchids. You will find floral motifs livening up the common areas around the development.

You can rest at the roof gardens above the Multi-Storey Car Parks or head to the green spaces within the development which will come with children’s playgrounds, and adult and elderly fitness stations for daily exercise. Miltonia Breeze @ Yishun will house a childcare centre, resident’s network centre, shops, and an eating house for added convenience.

Project Overview

Details	Info
Town	Yishun
Est. Completion Date	2Q2029
Est. Waiting Time	66 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-room Flexi (Type 1)	146
2-room Flexi (Type 2)	435
4-Room	400
5-Room	353
Total	1,334

Eco-Friendly Features

To encourage green and sustainable living, Miltonia Breeze @ Yishun 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

Miltonia Breeze @ Yishun will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
Located in a serene environment away for the hustle and bustle	Will have to take a bus out to Yishun/Khatib MRT station and retail options at Northpoint
Basic amenities are a short walk away at Yishun Park Hawker Centre and also Yishun Mall which is a cluster of HDB shophouses that consist of two supermarkets, a wet market and various food options	There is a proposed Health and Medical Care facility just beside the cluster which some individuals may have superstitions about
Nature lovers will love its proximity to Yishun Park	No 3-room flats for families or couples who prefer a smaller unit type
Within 1km of four primary schools Huamin, Naval Base, North View and Northland Primary School	

Schools

• Huamin Primary School
• Naval Base Primary School
• North View Primary School
• Northland Primary School

Thoughts on the site plan

• Most stacks are north-south facing
• Certain stacks face the MSCP directly
• Certain blocks have up to 11 4/5-room flats sharing just 2 lifts, so wait times could be quite long
• Link bridges and sheltered walkways connect all the blocks and MSCP
• Most stacks face each other directly
• 2 accessible rooftop garden
• Main bin centre is located away from residential blocks
• Unconfirmed sheltered linkway to the bus stop

Sun Direction

Afternoon sun is not a main problem here as most stacks face either north or south. However, stacks 101 - 109 and 275 - 285 will face the afternoon sun for about the the year, while stacks 241, 243, 321 and 323 will bear the full brunt of the afternoon sun for most of the year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$84,000 - $109,000
Resale Comparables	$290,000 - $305,000
Total Area	38 sqm
Internal Floor Area	36 sqm

Non-Optional Finishes

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

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

Optional Component Scheme (OCS)	Description
Package 1: Flooring for Living/ Dining and Bedroom - $2,490	- 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	The dining area may be a bit cramped
A squarish layout provides ease of furniture placement	Small space to put the TV
2 sided cabinets can be built in the kitchen	A long walkway from the main door to the living area eats into the liveable space

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$102,000 - $140,000
Resale Comparables	$290,000 - $305,000
Total Area	49 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
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

4-Room

4-Room Flat	Details
Price	$248,000 - $312,000
Resale Comparables	$450,000 - $525,000
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

Pros	Cons
Separate living and dining area	The main door opens up straight to the living and dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The open kitchen concept may not be for everyone
Good service yard layout allows for a washer and dryer on both ends
No structural columns in between bedrooms so walls can be hacked fully
Depending on layout, good placement of household shelter in the corner makes for a more configurable space

5-Room

5-Room Flat	Details
Price	$375,000 - $450,000
Resale Comparables	$560,000 - $628,000
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
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated	The open kitchen concept may not be for everyone
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.
No structural columns in between bedrooms so walls can be hacked full	
Good placement of household shelter in the corner makes for a more configurable space

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	519B	313, 315	High	Reservoir-facing
2-Room (Type 1)	516A	115, 117	Doesn't matter	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
2-Room (Type 2)	516A	111, 113	Doesn't matter	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
2-Room (Type 2)	519B	299 - 311	Mid to high (must surpass potential medical centre opposite)	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
4-Room	516A, 516B	119, 121, 131 - 137	Mid to high (must surpass potential medical centre opposite)	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
4-Room	519A	283 - 285	Mid to high (must surpass childcare centre with green roof)	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
4-Room	519B	317 - 319	High (must surpass potential high rise development opposite)	Reservoir-facing
5-Room	516B	139, 141	Must surpass MSCP	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change. There are just 2 stacks of 5-room flats here that faces the greenery so this would be very valuable in the development.
5-Room	518A	245 - 247	High (must surpass potential high rise development opposite)	Reservoir-facing. There are just 2 stacks of 5-room flats here that faces the reservoir so this would be very valuable in the development.

Vanda Breeze @ Yishun

Bounded by Yishun Avenue 1, Yishun Street 53, and Yishun Avenue 10, Vanda Breeze @ Yishun  comprises 10 residential blocks that are 14 storeys in height. 2 of these blocks will house some rental flats. You can choose from 961 units of 2-room Flexi, 3-, 4-, and 5-room flats.

Residents can look forward to relaxing amid lush landscaping within the development. The façade and precinct facilities are also designed with a green leafy theme and orchid motifs, as a reference to Singapore’s national flower, the orchid Vanda Miss Joaquim. Nearby developments Aranda Breeze @ Yishun and Miltonia Breeze @ Yishun are also named after species of orchids.

Vanda Breeze @ Yishun comes with an eating house, supermarket, shops, childcare centre, and residents’ network centre. Those looking for a dose of fun and fitness can enjoy various recreational facilities within the development, such as children’s playgrounds and fitness stations. The roof garden located above the Multi-Storey Car Park and adjacent park will serve as additional spots to relax amid greenery.

Project Overview

Details	Info
Town	Yishun
Est. Completion Date	2Q2029
Est. Waiting Time	67 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-room Flexi (Type 1)	78
2-room Flexi (Type 2)	260
3-Room	91
4-Room	285
5-Room	247
Total	961

Eco-Friendly Features

To encourage green and sustainable living, Vanda Breeze @ Yishun 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

Vanda Breeze @ Yishun will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
Located in a serene environment away for the hustle and bustle	Will have to take a bus out to Yishun/Khatib MRT station and retail options at Northpoint
Basic amenities are a short walk away at Yishun Park Hawker Centre and also Yishun Mall which is a cluster of HDB shophouses that consist of two supermarkets, a wet market and various food options	There is a proposed Health and Medical Care facility just beside the cluster which some individuals may have superstitions about
Nature lovers will love its proximity to Yishun Park
Good unit mix
Within 1km of three primary schools Huamin, North View and Northland Primary School	

Schools

• Huamin Primary School
• North View Primary School
• Northland Primary School

Thoughts on the site plan

• Only 1 stack faces the MSCP directly
• Only 1 MSCP could make quite a walk for those staying on the southeast end
• Good amount of space between certain stacks
• Certain blocks have up to 10 units mostly made up of 4 and 5-room flats just sharing 2 lifts
• Link bridges and sheltered walkways connect all the blocks and MSCP
• 1 accessible rooftop garden
• Bin centre located right opposite 2 2-room stacks
• Sheltered linkway to the bus stop along Yishun Avenue 1

Sun Direction

A handful of stacks are direct south-facing, however, several units have a southwest facing which would get direct afternoon sun for half of the year. Stacks 182, 184 (5-room), 150, 152 (2-room) and 114 (3-room) are the worst as it is almost direct west-facing.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$100,000 - $122,000
Resale Comparables	$290,000 - $305,000
Total Area	40 sqm
Internal Floor Area	38 sqm

Non-Optional Finishes

To boost construction productivity, Vanda Breeze @ Yishun 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 - $6,200	- 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 dining area may be a bit cramped
A squarish layout provides ease of furniture placement	A long walkway from the main door to the living area eats into the liveable space
2 sided cabinets can be built in the kitchen

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$121,000 - $148,000
Resale Comparables	$290,000 - $305,000
Total Area	49 sqm
Internal Floor Area	47 sqm

Non-Optional Finishes

To boost construction productivity, Vanda Breeze @ Yishun 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 - $7,420	- 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
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

3-Room

3-Room Flat	Details
Price	$175,000 - $229,000
Resale Comparables	$390,000 - $415,000
Total Area	70 - 71 sqm
Internal Floor Area	68 sqm

Non-Optional Finishes

To boost construction productivity, Vanda Breeze @ Yishun 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 3-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/ utility
• Wall tiles in the:
  • Bathrooms
  • Kitchen/ utility
• 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 is no Optional Component Scheme for this flat type.

Pros	Cons
The common bedroom 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 (which lacks privacy)
Good service yard layout allows for a washer and dryer on both ends	Dining area is quite a squeeze
No structural columns in between bedrooms so walls can be hacked fully

4-Room

4-Room Flat	Details
Price	$270,000 - $336,000
Resale Comparables	$450,000 - $525,000
Total Area	95 sqm
Internal Floor Area	92 sqm

Non-Optional Finishes

To boost construction productivity, Vanda Breeze @ Yishun 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 is no Optional Component Scheme for this flat type.

Pros	Cons
All rooms can fit 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 (which lacks privacy)
Good service yard layout allows for a washer and dryer on both ends	The open kitchen concept may not be for everyone
No structural columns in between bedrooms so walls can be hacked fully	TV placement is restricted due to the short bedroom wall
Good placement of household shelter in the corner makes for a more configurable space	Living/dining area could feel like a squeeze

5-Room

5-Room Flat	Details
Price	$391,000 - $463,000
Resale Comparables	$560,000 - $628,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

To boost construction productivity, Vanda Breeze @ Yishun 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 is no Optional Component Scheme for this flat type.

Pros	Cons
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated	The open kitchen concept may not be for everyone
No structural columns in between bedrooms so walls can be hacked full	Partial structural wall along the first common bedroom prevents you from doing a full-open layout
The home opens up into an expansive living/dining and study area, making the place look big.	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	524C	214, 216	Doesn't matter	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
2-Room (Type 2)	522B	120, 122	Mid to high	Unblocked views of the development facility area. Mid floor onwards protects residents from being blocked by the future high-rise opposite.
3-Room	524B	194	Mid to high	Not directly facing any block but needs to surpass the low floor given the drop-off point facing
3-Room	522C, 523B	132, 168	Doesn't matter	Good distance to the next block
4-Room	524A, 524B	186, 188, 200, 202	Doesn't matter	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
4-Room	523A, 523B	170, 172, 178, 180	High (must surpass potential high rise development opposite)	Reservoir-facing.
5-Room	524B, 524C, 524D	196, 198 210, 212, 224, 226	Doesn't matter	Faces an area reserved for a park so the views are more or less guaranteed to be unblocked so long as the master plan doesn't change.
5-Room	524A	174, 176	High (must surpass potential high rise development opposite)	Reservoir-facing. There are just 2 stacks of 5-room flats here that faces the reservoir so this would be very valuable in the development.

Aranda Breeze @ Yishun

Aranda Breeze @ Yishun is bounded by Yishun Avenue 1 and Yishun Street 53. The development comprises 6 14-storey blocks. 2 of these blocks will house some rental flats. You can choose from 699 units of 2-room Flexi, 4-, and 5-room flats.

The name ‘Aranda Breeze @ Yishun’ describes the development’s location near the breezy Lower Seletar Reservoir as well as other nearby parks. Just like the nearby Miltonia Breeze @ Yishun and Vanda Breeze @ Yishun, Aranda Breeze @ Yishun is also named after an orchid. Nature motifs will be throughout Aranda Breeze @ Yishun, such as on the walls of communal spaces to aid wayfinding.

Set among lush greenery at the centre of the development will be fitness corners, children’s playgrounds, and resting shelters, which provide recreational and communal spaces for the residents. The Multi-Storey Car Park comes with a roof garden and a childcare centre at the ground level.

Project Overview

Details	Info
Town	Yishun
Est. Completion Date	2Q2028
Est. Waiting Time	55 months
Remaining Lease	99 years
Selection Period	Feb 2023 to Mar 2024

Flat Type	Number of Flats
2-room Flexi (Type 1)	52
2-room Flexi (Type 2)	220
4-Room	232
5-Room	195
Total	699

Eco-Friendly Features

To encourage green and sustainable living, Aranda Breeze @ Yishun 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

Aranda Breeze @ Yishun will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:

• Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
• Smart Lighting in common areas to reduce energy usage
• Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal

Overall Pros vs. Cons

Pros	Cons
Located in a serene environment away for the hustle and bustle	Will have to take a bus out to Yishun/Khatib MRT station and retail options at Northpoint
Basic amenities are within walking distance at Yishun Park Hawker Centre and also Yishun Mall which is a cluster of HDB shophouses that consist of two supermarkets, a wet market and various food options	No 3-room flats for families or couples who prefer a smaller unit type
Nature lovers will love its proximity to Yishun Park
Within 1km of two primary schools Huamin and North View Primary School	

Schools

• Huamin Primary School
• North View Primary School

Thoughts on the site plan

• Several stacks face the MSCP directly
• Only 1 MSCP could make quite a walk for those staying on the east side
• Certain blocks have up to 10 units mostly made up of 4 and 5-room flats just sharing 2 lifts
• Link bridges and sheltered walkways connect all the blocks and MSCP
• Most stacks face each other directly
• 1 accessible rooftop garden
• Bin centre is located close to 4 stacks
• Sheltered linkway to the bus stop along Yishun Avenue 1
• Good distribution of drop-offs around the development

Sun Direction

Many stacks are either northwest or southwest-facing, putting these units in direct afternoon sunlight for around half a year.

Layout Analysis

2-Room (Type 1)

2-Room Flat (Type 1)	Details
Price	$99,000 - $120,000
Resale Comparables	$290,000 - $305,000
Total Area	40 sqm
Internal Floor Area	38 sqm

Non-Optional Finishes

To boost construction productivity, Aranda Breeze @ Yishun 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 - $6,200	- 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 dining area may be a bit cramped
A squarish layout provides ease of furniture placement	A long walkway from the main door to the living area eats into the liveable space
2 sided cabinets can be built in the kitchen

2-Room (Type 2)

2-Room Flat (Type 2)	Details
Price	$117,000 - $146,000
Resale Comparables	$290,000 - $305,000
Total Area	49 sqm
Internal Floor Area	47 sqm

Non-Optional Finishes

To boost construction productivity, Aranda Breeze @ Yishun 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 - $7,420	- 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
The extra corner can be turned into another bedroom/ study nook	The main door opens up to the toilet door on one side
The extra corner comes with a small window for ventilation	A short kitchen wall restricts TV console placement
The household shelter is tucked in a corner
Placement of the washing machine is pretty ideal

4-Room

4-Room Flat	Details
Price	$276,000 - $326,000
Resale Comparables	$450,000 - $525,000
Total Area	95 sqm
Internal Floor Area	92 sqm

Non-Optional Finishes

To boost construction productivity, Aranda Breeze @ Yishun 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 is no Optional Component Scheme for this flat type.

Pros	Cons
All rooms can fit 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 (which lacks privacy)
Good service yard layout allows for a washer and dryer on both ends	The open kitchen concept may not be for everyone
No structural columns in between bedrooms so walls can be hacked fully	TV placement is restricted due to the short bedroom wall
Good placement of household shelter in the corner makes for a more configurable space	Living/dining area could feel like a squeeze

5-Room

5-Room Flat	Details
Price	$366,000 - $459,000
Resale Comparables	$560,000 - $628,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes

To boost construction productivity, Aranda Breeze @ Yishun 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 is no Optional Component Scheme for this flat type.

Pros	Cons
Huge living and dining area with the possibility to do up a study room	The main door opens up straight to the living and dining area (which lacks privacy)
Living and dining areas are nicely segregated	The open kitchen concept may not be for everyone
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	Partial structual wall along the first common bedroom prevents you from doing a full-open layout
Home opens up into an expansive living/dining and study area, making the place look big.	

Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room (Type 1)	529B	199, 201	High	Reservoir-facing but must surpass the site of worship opposite
2-Room (Type 2)	529B	203, 205	High	Reservoir-facing. Need to surpass potential high-rise residential site opposite.
4-Room	527A	153, 155	Doesn't matter	Good distance to the next block (potential high rise development opposite). Has partial views of the reservoir too.
4-Room	526B	131	High	Reservoir-facing. Needs to be high floor given the potential high rise block opposite. This is the only stack that has a direct reservoir view and would be the most soughtafter stack.
5-Room	526A	111, 113	High	Reservoir-facing. Needs to be high floor given the potential high rise block opposite. These are the only stacks that has a direct reservoir view and would be the most soughtafter stack.
5-Room	527B	157, 159	Mid to higher floor (must surpass potential high rise development opposite)	Has views of the reservoir, though not as wide as in stacks 174 and 176.

This concludes our review of the November BTO 2022 sites. We hope that it has gone some way to help you decide on which project, as well as the pros and cons that may come with 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!