November 2026 BTO Launch Review: Ultimate Guide To Choosing The Best Unit

After a month-long delay, the final Build-To-Order (BTO) sales exercise starts today, November 4, and runs for a week, ending on November 11. The last offering of new BTO flats this year comprises seven projects in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun.

In total, there are 7,964 flats that aspiring BTO homeowners can apply for, with a mix of two-room Community Care Apartments (CCA), two-room flexi units, as well as three- to five-room flats.

In this article, we'll examine each of the available BTO projects to give you an overview of the development, including an independent view of its strengths and weaknesses, as well as some of the stacks we'd shortlist if we were applying for ourselves.

There are three Standard BTO projects in Yishun, Tengah and Sembawang; three Plus developments in Bedok and Geylang; and the only Prime project is in Toa Payoh.

For those who need a quick refresher on choosing between a Prime or Plus flat, here’s what you need to know:

1. Both Prime and Plus flats feature an extended Minimum Occupation Period (MOP) of 10 years instead of the usual five.
2. You are not allowed to rent out the entire flat during this period.
3. A Subsidy Recovery will be imposed when you eventually sell the flat on the resale market, on top of the existing resale levy.
4. There are more stringent eligibility requirements for applicants vying for a Prime or Plus flat

This will be the first BTO sales exercise since the monthly minimum household income ceiling was raised to $16,000 for families and $8,000 for singles. This was announced during this year's National Day Rally by Prime Minister Lawrence Wong on August 23.

In fact, this BTO sales exercise had been scheduled for the month before, but the government pushed it back in order to give BTO applicants more time to absorb the latest income ceiling changes.

Prices of the November 2026 BTO flats on offer

Town	Project	Flat Type	Selling Price (Excluding Grants)	Selling Price (Including Grants)
Standard Projects
Yishun	Chencharu Acres	2-room Flexi	From $151,000	From $31,000
		3-room	From $297,000	From $192,000
		4-room	From $353,000	From $273,000
		5-room	From $484,000	From $429,000
Tengah	Plantation Dew	2-room Flexi	From $131,000	From $11,000
		3-room	From $266,000	From $161,000
		4-room	From $339,000	From $259,000
		5-room	From $494,000	From $439,000
		3Gen	From $551,000	From $496,000
Sembawang	Sembawang Anchor – Standard~	2-room Flexi	From $156,000	From $36,000
		3-room	From $274,000	From $169,000
		4-room	From $312,000	From $232,000
		5-room	From $479,000	From $424,000
Plus Projects
Bedok	Bayshore Oasis – Plus Bayshore Sails	2-room Flexi	From $208,000	From $88,000
		3-room	From $409,000	From $319,000
		4-room	From $559,000	From $504,000
Geylang	Merpati Meadow – Plus	2-room Flexi	From $253,000	From $133,000
		4-room	From $545,000	From $490,000
Prime Projects
Toa Payoh	Toa Payoh Hillside	CCA+ (40-year lease)	From $151,000	From $31,000
		2-room Flexi	From $243,000	From $123,000
		4-room	From $558,000	From $503,000

Notes

• Selling prices are rounded up to the nearest thousand dollars
• ~ Prices include the costs of floor finishes, internal doors, and sanitary fittings, which are provided in the flats + CCA prices include costs of pre-installed senior-friendly fittings and features, and do not include the costs of the mandatory Basic Service Package and optional services.
• + CCA prices include costs of pre-installed senior-friendly fittings and features, and do not include the costs of the mandatory Basic Service Package and optional services.

We think that the highlights of this sales exercise will be Toa Payoh Hillside and the two Bayshore projects in Bedok - the 855-unit Bayshore Oasis, and the 1,637-unit Bayshore Sails. On the other hand, Plantation Dew in Tengah is the only project offering 3Gen flats, and Toa Payoh Hillside includes Community Care Apartments.

The 1,432-unit Toa Payoh Hillside is right next to Caldecott MRT Interchange on the Circle Line (CCL) and Thomson-East Coast Line (TEL), and the flats are within 1km of Marymount Convent School and CHIJ Primary School (Toa Payoh).

Meanwhile, Bayshore Sails and Bayshore Oasis are next to Bayshore MRT station on the TEL. Both BTO projects are the latest additions to the new Bayshore precinct, which is shaping into the newest private and public residential estate in East Coast.

The precinct benefits from its proximity to East Coast Park, with more green spaces and parks planned within the new car-lite designed neighbourhood. Residents will also live close to the existing retail and commercial amenities in this area, as well as a new integrated development and transport hub above the nearby Bedok South MRT station.

In addition to the higher household income ceilings for families and singles, this tranche of BTO projects will also feature 1,310 flats with shorter waiting times. According to HDB, it is calculated from the month of this BTO sales exercise to the projected completion month of the blocks within the project.

For example, Sembawang Anchor has an estimated waiting time of 34 months. This refers to the estimated length of time successful applicants have to wait for the delivery of their BTO project.

Some of the BTO developments with relatively shorter waiting times include Plantation Dew (38 months) in Tengah, Bayshore Oasis (38 months) in Bayshore, and Merpati Meadow (39 months) in Geylang.

HDB has made it a priority to offer new BTO projects with relatively shorter waiting times like this in recent years. Demand for new BTO flats has not abated, and previous BTO sales exercises continue to be oversubscribed. With resale price growth in the HDB market finally moderating, the government will be keen to prevent spillover demand from unsuccessful BTO applicants from pushing up prices in the resale market again.

Jump To BTO Projects

Prime

• Toa Payoh Hillside – Prime (Toa Payoh)

Plus

• Bayshore Oasis – Plus (Bedok)
• Bayshore Sails – Plus (Bedok)
• Merpati Meadow – Plus (Geylang)

Standard

• Chencharu Acres – Standard (Yishun)
• Plantation Dew – Standard (Tengah)
• Sembawang Anchor – Standard (Sembawang)

Toa Payoh Hillside – Prime (Toa Payoh)

Toa Payoh Hillside BTO Project Overview

Toa Payoh Hillside is bounded by Toa Payoh Rise and Toa Payoh Link, and its name is inspired by the hilly topography of Toa Payoh West. It is also the only BTO project in this sales exercise that is in the Prime category, so applicants should keep in mind the strict ownership conditions and subsidy clawback that accompany the flats there.

The project comprises five residential blocks, ranging from 31 to 43 storeys. This includes a rental block of 232 rental flats, and four residential blocks consisting of 1,432 units of Community Care Apartments (CCAs), 2-room Flexi, and 4-room flats.

Located in Block 410C, the CCAs integrate senior-friendly housing with care services that can be scaled according to care needs and social activities to support seniors to age independently within the community. A residents’ network centre and active ageing centre within Toa Payoh Hillside will offer opportunities for residents, including seniors, to interact and stay connected.

Together with elderly fitness stations within the precinct, HDB says that these facilities contribute to a holistic senior living environment.

Toa Payoh Hillside will also feature recreational and communal spaces such as children’s playgrounds, fitness facilities, a hardcourt, and green spaces for residents of all ages. This includes fitness stations, a playground, and a community garden within the roof garden atop the Multi-Storey Car Park (MSCP).

The MSCP will be connected to a two-storey building comprising commercial facilities on the ground level, such as a food court, supermarket, fast food restaurant, and shops, as well as a roof garden and social communal facilities on the second storey.

Separately, a three-storey preschool will feature another roof garden with a children’s playground. Sky terraces on the 20th and 34th storeys in two of the residential blocks will provide additional viewing points. They are ideal spots for residents to mingle and interact with one another, or simply to unwind.

Details	Info
Town	Toa Payoh
Est. Waiting Time	45 months
Remaining Lease	99 years

Flat Type	Number of Flats
Community Care Apartment	256
2-room Flexi (Type 1)	156
2-room Flexi (Type 2)	436
4-room	584
Total	1,432

Eco-Friendly Features

To encourage green and sustainable living, Toa Payoh Hillside will have several eco-friendly features such as:

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

Smart Solutions

Toa Payoh Hillside 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Toa Payoh Hillside residents will be served by bus services along Toa Payoh Rise and Toa Payoh Link, as well as Caldecott MRT Station on the Thomson East Coast Line and Circle Line, providing easy access to nearby towns. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Toa Payoh Hillside BTO Overall Pros vs. Cons

Pros	Cons
Short walk to Caldecott MRT Interchange on the Circle and Thomson-East Coast lines, with a sheltered linkway to Exit 3 and 4.	Prime category rules apply
Short walk to Toa Payoh West Market and Food Centre. There will also be a food court, supermarket and shops within the cluster.	Lack of 3- and 5-room units
Sits next to the new park along Toa Payoh Link, and about 1km from MacRitchie Reservoir Park	The large land plot to the south is reserved for future high-rise residential development, so expect construction noise and dust after moving in
Within 1km of three primary schools, including the renowned CHIJ Primary (Toa Payoh)

Toa Payoh Hillside BTO Schools Within 1km

• Marymount Convent School
• CHIJ Primary (Toa Payoh)
• Kheng Cheng School

Toa Payoh Hillside BTO Site Plan Analysis

• Five tall blocks of 31 to 43 storeys, including a block of rental flats (409A) and a block of Community Care Apartments (410C)
• Has two drop-off porches within the cluster, plus a future pick-up/drop-off point along Toa Payoh Rise
• Most stacks in 410A and 410B face either north or south, with the playgrounds, hardcourt and preschool putting some distance between the inward-facing stacks and the MSCP
• West-facing stacks in 408A and 410C may be affected by the afternoon sun
• Some stacks face the MSCP, with the playground, drop-off porch and internal road acting as a buffer
• All 2-Room Flexi (Type 2) stacks in 410A and 410B face the nearby land plot reserved for a future high-rise residential development

• Sheltered linkways connect the blocks to the MSCP, Caldecott MRT station and the bus stops along Toa Payoh Rise
• There will be a food court, supermarket, fast food restaurant, shops, a 3-storey preschool, an active ageing centre and a residents' network centre in the cluster, an added convenience for the residents

Toa Payoh Hillside BTO Sun Direction

Toa Payoh Hillside BTO Layout Analysis

Toa Payoh Hillside BTO Community Care Apartment Floor Plan

Community Care Apartment	Details
Price	$88,000 - $201,000
Resale Comparables	None
Total Area	39 sqm
Internal Floor Area	36 sqm

Lease Period	Indicative Price Range
15 Years:	$88,000 - $112,000
20 Years:	$106,000 - $135,000
25 Years:	$120,000 - $153,000
30 Years:	$132,000 - $168,000
35 Years:	$142,000 - $181,000
40 Years:	$151,000 - $192,000
45 Years:	$158,000 - $201,000

Non-Optional Finishes and Fittings

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

• Vinyl strip flooring in the living/dining and bedroom
• Floor tiles in the kitchen, bathroom, and household shelter
• Wall tiles in the kitchen and bathroom
• Water closet suite in the bathroom

Pros	Cons
The bedroom can fit a queen bed, or two single beds as shown in the second suggested layout	The living and dining area is long and narrow, so it may be a bit cramped once a sofa and dining table are put in
The bedroom is separated from the living area by what appears to be a sliding partition, so it can be opened up for a more spacious feel	Small space to put the TV, as the plan only shows a small dining table and no TV wall
The bathroom appears to have two entrances, one from the bedroom and one from the living area	Only one bedroom, so it suits one or two occupants only
The kitchen sits in its own space off the living area
The main door opens into a short entrance passage rather than straight into the living and dining area

Toa Payoh Hillside BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$81,000 - $322,000
Resale Comparables	None
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$81,000 - $108,000
20 Years:	$98,000 - $129,000
25 Years:	$111,000 - $147,000
30 Years:	$122,000 - $161,000
35 Years:	$131,000 - $174,000
40 Years:	$139,000 - $184,000
45 Years:	$146,000 - $193,000
99 Years:	$243,000 - $322,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,610	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,510	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
Room can fit in a queen bed minimally	Only one entrance to the bathroom - unable to access from the bedroom
Main door opens into a short corridor by the kitchen rather than straight into the living area - more privacy	The dining area may be a bit cramped
Kitchen is tucked away near the entrance and can be enclosed if preferred	Long, narrow layout with a corridor that takes up some of the floor area
Bedroom and living area both get windows along the same facade

Toa Payoh Hillside BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$101,000 - $400,000
Resale Comparables	None
Total Area	49 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$101,000 - $134,000
20 Years:	$121,000 - $160,000
25 Years:	$137,000 - $182,000
30 Years:	$151,000 - $200,000
35 Years:	$162,000 - $215,000
40 Years:	$172,000 - $228,000
45 Years:	$180,000 - $239,000
99 Years:	$301,000 - $400,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,440	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Small space to put the TV
Room can fit in a queen bed minimally	Only one entrance to the bathroom – unable to access from the bedroom
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook, with an optional door for short lease buyers
Wall separating the two rooms can likely be hacked to create a larger bedroom if desired
Kitchen is tucked in a corner by the entrance and can be enclosed if preferred
The main door opens into a short entrance passage rather than straight into the living area

Toa Payoh Hillside BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$558,000 - $832,000
Resale Comparables	$820,000 - $1,200,000
Total Area	90 - 93 sqm
Internal Floor Area	86 - 89 sqm

Flat Type	Price Range
4-room	$558,000 - $796,000
4-room (with balcony)	$619,000 - $832,000

Non-Optional Finishes and Fittings

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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining, balcony, and bedrooms: $4,980 / $5,150	- Vinyl strip flooring in the living/ dining and bedrooms - Glazed porcelain tiles in the balcony (where applicable)
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed.	The main door opens up straight to the dining area (which lacks privacy)
Living and dining areas are nicely segregated
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
The kitchen comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.
Comes with a balcony off the living area (for some units)

Toa Payoh Hillside BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	410A	141	Preferably above #07 - to clear the 7-storey MSCP in the neighbouring HDB cluster (block 130)	End of the block - more privacy. Overlooks the green between the cluster and the neighbouring HDB blocks
2-Room Flexi (Type 2)	408A	101, 117, 119	Preferably on a high floor - must surpass electrical sub-station	Corner units - more privacy. Overlooks the sub-station and green between the cluster and the neighbouring HDB blocks
4-Room	408A	105	Preferably on a high floor	Overlooks Toa Payoh Rise and Lighthouse School, towards Caldecott - higher floors may get a view towards MacRitchie Reservoir. However, they may be affected by the west sun.
4-Room	410B	173, 175	Must surpass MSCP	North-south orientation. Overlooks the playground and the MSCP roof garden, towards Toa Payoh Rise - the facilities put a good distance between the block and the MSCP
Community Care Apartment	410C	177, 179, 189, 191	Must surpass MSCP	Overlooks the playground and the MSCP roof garden, towards Toa Payoh Rise - the facilities put a good distance between the block and the MSCP

Overall, most market watchers expect Toa Payoh Hillside to be one of the most over-subscribed BTO projects in this sales exercise. It also doesn't help that the higher income ceilings will boost participation rates.

As Eugene Lim, Key Executive Officer of ERA, explains, the increase in the monthly household income ceiling boosts participation from households that were earning above the previous limit. He adds that aspiring BTO owners can expect tighter competition and higher application rates for popular projects in choicer locations, such as Toa Payoh Hillside.

In addition, this is the first time that new CCA flats are being offered after the minimum age limit was lowered to 55 years old. "While supply is limited, the availability of these CCA flats remains a compelling option for older right-sizers in Toa Payoh. This will allow them to remain in a familiar neighbourhood while accessing structured care," says Lim.

Bayshore Oasis – Plus (Bedok)

Bayshore Oasis BTO Project Overview

Located in the Bayshore estate in East Coast, Bayshore Oasis is bounded by Bayshore Drive and Bayshore Walk. This development has been categorised as a Plus project.

The project comprises four residential blocks ranging from 7 to 30 storeys, with a mix of 855 units which consist of 2-room Flexi and 4-room flats. In addition, one of the blocks will house 30 rental flats.

Complementing its proximity to East Coast Park and its location adjacent to a proposed park, Bayshore Oasis is designed with an open central green space that flows seamlessly through the precinct, creating a refreshing and restorative living environment for residents, which inspired the project's name.

The project details also suggest that some of the 4-room flats at Bayshore Oasis will be provided with full-height windows.

Bayshore Oasis will offer a good mix of commercial, recreational, and communal facilities. These include a minimart, shops, children's playgrounds, fitness corners, shelters, and precinct pavilions. A preschool is planned to be located at the ground level of the Multi-Storey Car Park (MSCP), adding convenience for young families.

The roof garden atop the MSCP will feature an adult fitness station, a community gardening area, and a shelter overlooking the surrounding greenery. Additional roof gardens on three of the residential blocks provide residents with spaces to relax and enjoy the scenic surroundings.

Details	Info
Town	Bedok
Est. Waiting Time	38 months
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	87
2-room Flexi (Type 2)	260
4-room	508
Total	855

Eco-Friendly Features

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

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

Smart Solutions

Bayshore Oasis 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Bayshore Oasis residents will be served by bus services, Bayshore MRT Station, and the upcoming Bedok South MRT Station. The project is located along a Transit Priority Corridor, which is a pedestrian-friendly bus-only street, lined with social and commercial offerings. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Bayshore Oasis BTO Overall Pros vs. Cons

Pros	Cons
Close to Bayshore MRT station, which is one stop away from the upcoming Bedok South MRT station, which will be connected to a future integrated development.	Plus category rules apply
Minimart and shops within the cluster, with more shops, eateries and supermarkets planned along Bayshore Drive and at the future integrated development at Bedok South MRT station	Lack of 3- and 5-room units
Walking distance to East Coast Park, with planned cycling paths linking to the Round Island Route and the upcoming green corridor to Changi Beach	The surrounding Bayshore estate is still under construction, so expect dust and noise for some years

Bayshore Oasis BTO Schools Within 1km

• Temasek Primary School

Bayshore Oasis BTO Site Plan Analysis

• Four blocks of 7 to 30 storeys, including 30 rental flats in Block 910A
• Blocks are arranged around a large central green, which puts a good distance between the inward-facing stacks
• Some stacks face the 6-storey MSCP directly. The MSCP has a roof garden and a preschool on the ground floor
• Stacks along Bayshore Drive face the bus-only road corridor and the site reserved for public housing, which will likely block their sea-facing views
• South-facing stacks look over Bayshore Walk towards the East Coast Parkway, so expect some traffic noise
• Has two drop-off points serving the four blocks. As a car-lite precinct, season parking is reduced and limited to residents
• Sheltered linkways connect the blocks to the MSCP, both drop-off points and the future bus stops on Bayshore Drive
• There will be a minimart, shops and a preschool in the cluster, an added convenience for the residents

Bayshore Oasis BTO Sun Direction

Bayshore Oasis BTO Layout Analysis

Bayshore Oasis BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$77,000 - $298,000
Resale Comparables	None
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$77,000 - $100,000
20 Years:	$92,000 - $120,000
25 Years:	$105,000 - $136,000
30 Years:	$115,000 - $149,000
35 Years:	$124,000 - $161,000
40 Years:	$131,000 - $171,000
45 Years:	$138,000 - $179,000
99 Years:	$230,000 - $298,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,590	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. - Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,510	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
Room can fit in a queen bed minimally	The dining area may be a bit cramped
Main door opens onto a short corridor rather than straight into the living area, so there is more privacy	Only one entrance to the bathroom - unable to access from the bedroom
Kitchen is near the main door, away from the living area, and can be enclosed if preferred	The corridor from the main door to the living area takes up some of the floor area
Bedroom has a sliding door, which saves space
Living area has a long wall for the TV, opposite the sofa

Bayshore Oasis BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$87,000 - $378,000
Resale Comparables	None
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$87,000 - $126,000
20 Years:	$105,000 - $151,000
25 Years:	$119,000 - $172,000
30 Years:	$131,000 - $189,000
35 Years:	$141,000 - $204,000
40 Years:	$149,000 - $216,000
45 Years:	$156,000 - $226,000
99 Years:	$261,000 - $378,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,440	Buyers will be provided with a 1-panel sliding partition separating the living room and bedroom, regardless of their Package 1 option. - Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Only one entrance to the bathroom – unable to access from the bedroom
The room can fit a queen bed minimally	Small space to put the TV
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
Wall separating the two rooms can likely be hacked to create a larger bedroom if desired
The kitchen is tucked in a corner by the entrance and can be enclosed if preferred
The main door opens into a short corridor rather than straight into the living area

Bayshore Oasis BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$559,000 - $786,000
Resale Comparables	$905,000 - $985,000
Total Area	90 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $4,980	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The main door opens up straight to the dining area (which lacks privacy)
Living and dining areas are nicely segregated	Length of the TV wall in the living area may be restricted, as it is bounded by the window and the corridor to the bedrooms
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
Kitchen comes with a separate service yard
Open concept kitchen faces the dining area, which can make the house feel more spacious. Possible to do up a dry kitchen/pantry area if preferred.

Bayshore Oasis BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	910B	377	Preferably on a higher floor	Corner unit - more privacy. Overlooks the central green and precinct pavilion which puts some distance between it and Block 908A
2-Room Flexi (Type 2)	908A	317, 319	Preferably on a high floor	Faces south over Bayshore Walk towards the ECP and East Coast Park - higher floors may get a sea view, though there will be some traffic noise
4-Room	908A, 909A	313, 315, 321, 323, 329, 331	Preferably on a high floor	Faces south over Bayshore Walk towards the ECP and East Coast Park - higher floors may get a sea view, though there will be some traffic noise
4-Room	910A	347, 349	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP towards the ECP and East Coast Park - higher floors may get a sea view, though there will be some traffic noise

Bayshore Sails – Plus (Bedok)

Bayshore Sails BTO Project Overview

Bounded by Bayshore Road and Bayshore Drive, Bayshore Sails consists of seven residential blocks ranging from 7 to 34 storeys. This is also a Plus category BTO project. The 1,637-unit development has a mix of 2-room Flexi, 3-room, and 4-room flats. One block will also house 58 rental flats.

In general, the architecture of Bayshore Sails takes its inspiration from its location near the water and the historic sailboat races in Bedok. Thus, Bayshore Sails features a nautical-inspired design.

The roof crowns of the residential blocks reference the curved form of mainsails and the sloping form of headsails, while wave-inspired elements and horizontal bands across the façades further evoke the movement of the water.

The project also details that a number of the 4-room flats will also feature full-height windows for residents to enjoy views towards East Coast Park.

Bayshore Sails will come with shops and an eating house, as well as community facilities including preschools, residents’ network centre, Active Ageing Centre (Care), and kidney dialysis centre. Recreational facilities such as children’s playgrounds, fitness stations, and a hardcourt will also be provided.

Residents can enjoy more green and recreational spaces at the roof gardens atop the Multi-Storey Car Park (MSCP) and preschool block, as well as at the ninth storey of residential blocks fronting Bayshore Drive.

Details	Info
Town	Bedok
Est. Waiting Time	44 months
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	322
2-room Flexi (Type 2)	568
3-room	90
4-room	657
Total	1,637

Eco-Friendly Features

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

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

Smart Solutions

Bayshore Sails 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Residents at Bayshore Sails will be served by the adjacent Bayshore MRT Station, upcoming Bedok South MRT Station, and bus services. The project is located along a Transit Priority Corridor, which is a pedestrian-friendly bus-only street, lined with social and commercial offerings. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Bayshore Sails BTO Overall Pros vs. Cons

Pros	Cons
Situated next to Bayshore MRT station on the Thomson-East Coast Line, with Bedok South MRT station (and its planned integrated development and bus interchange) one stop away	Plus category rules apply
Walking distance to East Coast Park, with planned cycling paths linking to the Round Island Route and the upcoming green corridor to Changi Beach	Lack of 5-room flats
An eating house, shops, preschools and an Active Ageing Centre within the cluster, with more shops and eateries planned along Bayshore Drive	The surrounding Bayshore estate is still under construction, so expect dust and noise for some years

Bayshore Sails BTO Schools Within 1km

• Temasek Primary School

Bayshore Sails BTO Site Plan Analysis

• Large cluster of seven blocks in a car-lite precinct (season parking is reduced and for residents only), with the five-storey MSCP in the middle
• Blocks are lined up in rows on a long, narrow plot, so most stacks either face outwards (north over the private housing, or south towards Bayshore Drive) or face another block across a courtyard
• Playgrounds, precinct pavilions, the two-storey preschool block and drop-off porches put some distance between the inward-facing stacks
• Some stacks in 906A face the MSCP directly, with the Residents' Network Centre in between
• Blocks sit slightly off an east-west orientation, so most stacks face north-west or south-east and should not be directly affected by the west sun
• Sheltered linkways connect the blocks to the MSCP, two Bayshore MRT station exits, the future bus stops along Bayshore Drive and the bus bay on Bayshore Road
• South-facing stacks front Bayshore Drive, a bus-only Transit Priority Corridor, with a future bus stop outside 906A and 905B and land still to be developed across the road
• There will be an eating house, shops, preschool, Residents' Network Centre, Active Ageing Centre and kidney dialysis centre in the cluster, an added convenience for the residents

Bayshore Sails BTO Sun Direction

Bayshore Sails BTO Layout Analysis

Bayshore Sails BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$70,000 - $292,000
Resale Comparables	None
Total Area	38 - 40 sqm
Internal Floor Area	36 - 38 sqm

Lease Period	Indicative Price Range
15 Years:	$70,000 - $98,000
20 Years:	$84,000 - $117,000
25 Years:	$95,000 - $133,000
30 Years:	$104,000 - $146,000
35 Years:	$112,000 - $157,000
40 Years:	$119,000 - $167,000
45 Years:	$125,000 - $175,000
99 Years:	$208,000 - $292,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,550 (36sqm) / $2,650 (38sqm)	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,420 (36sqm) / $6,510 (38sqm)	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
The room can fit a queen bed minimally	The living/dining area in the 38 sqm unit is long and narrow, so it may feel a bit cramped
The main door opens onto a short entrance corridor rather than straight into the living area, so there is more privacy	Only one entrance to the bathroom - unable to access from the bedroom
For the 40 sqm unit, the kitchen is tucked in a corner by the entrance and can be enclosed if preferred	Small space to put the TV (38 sqm unit)

Bayshore Sails BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$91,000 - $360,000
Resale Comparables	None
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$91,000 - $120,000
20 Years:	$109,000 - $144,000
25 Years:	$124,000 - $164,000
30 Years:	$136,000 - $180,000
35 Years:	$147,000 - $194,000
40 Years:	$155,000 - $206,000
45 Years:	$163,000 - $216,000
99 Years:	$272,000 - $360,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $3,050	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Small space to put the TV
Room can fit in a queen bed minimally	Only one entrance to the bathroom - unable to access from the bedroom
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
Kitchen is tucked in a corner by the entrance and can be enclosed if preferred
The main door opens into a short corridor rather than straight into the living area

Bayshore Sails BTO Three-Room Floor Plan

Three-Room Flat	Details
Price	$409,000 - $526,000
Resale Comparables	$662,000 - $705,000
Total Area	67 sqm
Internal Floor Area	64 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining, dry kitchen, and bedrooms: $3,410	- Vinyl strip flooring
Internal doors and sanitary fittings: $2,810	- 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, as shown in the suggested furniture layout	Living and dining areas might be slightly cramped. Small space to put the TV.
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room	The kitchen may feel rather compact, particularly if the utility area is segregated
Open concept kitchen can make the house feel more spacious. The plan marks where partitions can be added to separate the dry kitchen, kitchen and utility area if preferred.

Bayshore Sails BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$580,000 - $758,000
Resale Comparables	$905,000 - $985,000
Total Area	90 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $4,980	- Vinyl strip flooring
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed.	The main door opens up straight to the dining area (which lacks privacy)
Living and dining areas are nicely segregated	Length of the TV wall in the living area may be restricted, as it is the short wall of the first bedroom
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
Kitchen comes with a separate service yard
Open concept kitchen faces the dining area, which can make the house feel more spacious. Possible to do up a dry kitchen/pantry area if preferred.

Bayshore Sails BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	903B	469, 471, 473, 475, 477, 479	Preferably on a higher floor	Overlooks the park and the low-rise private housing along Upper East Coast Road
2-Room Flexi (Type 2)	903A	449, 451, 453, 455	Preferably on a higher floor	Overlooks the park and the low-rise private housing along Upper East Coast Road
2-Room Flexi (Type 2)	905A	481, 483, 485, 487	Preferably on a higher floor	Overlooks the park and the low-rise private housing along Upper East Coast Road
3-Room	906A	551	Preferably on a high floor - must surpass MSCP	Overlooks the MSCP, park, and the low-rise private housing along Upper East Coast Road
4-Room	903A	445, 447	Preferably on a higher floor	Overlooks the park and the low-rise private housing along Upper East Coast Road
4-Room	905A	489, 491	Preferably on a higher floor	Overlooks the park and the low-rise private housing along Upper East Coast Road
4-Room	905B	529	Preferably on a higher floor	Overlooks the facilities, park, and the low-rise private housing along Upper East Coast Road
4-Room	906A	543, 545, 553	Preferably on a high floor - must surpass MSCP	Overlooks the MSCP, park, and the low-rise private housing along Upper East Coast Road

Bayshore Oasis and Bayshore Sails are the second batch of new BTO flats released in the Bayshore precinct, and most market watchers expect these two developments to be among the most competitive BTO projects in this sales exercise.

The first batch of BTO developments here - Bayshore Palms and Bayshore Vista - saw strong interest, with four-room flats about 2.5 times oversubscribed among first-timer family applicants, the second-highest among the BTO projects launched in that exercise.

Christine Sun, Chief Researcher & Strategist of Realion (OrangeTee & ETC) Group, predicts that of the two projects, demand is expected to be even higher for Bayshore Oasis as that project offers better sea views and has a shorter waiting time.

She adds that both projects will likely attract many young couples who desire a home close to East Coast Park where they can enjoy sports and beach activities, as well as the chance that their unit may enjoy sea views.

Merpati Meadow – Plus (Geylang)

Merpati Meadow BTO Project Overview

Located along Merpati Road, the 438-unit Merpati Meadow comprises three residential blocks of 18 storeys, with a mix of 2-room Flexi and 4-room flats. This is one of the three Plus category flats in this exercise.

The project is named ‘Merpati Meadow’ in recognition of its green surroundings, with Aljunied Park sitting adjacent to the site, and a common green opposite Jalan Anggerek. The name also complements nearby road names inspired by flowers, such as Jalan Anggerek (orchid) and Jalan Melati (jasmine).

Reflecting this botanical theme, the building facades draw inspiration from flowers in bloom, with a gradient palette of yellow, orange, and red to create a vibrant yet harmonious visual identity for the precinct.

Merpati Meadow will offer a range of facilities including children's playgrounds, fitness stations, a precinct pavilion, and a preschool at the ground level of the Multi-Storey Car Park (MSCP). Atop the MSCP, a roof garden provides residents with lush landscaping and sheltered seating. Additional playgrounds, fitness stations, and a multi-purpose court will also be available at the common green.

Details	Info
Town	Geylang
Est. Waiting Time	39 months
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	33
2-room Flexi (Type 2)	134
4-room	271
Total	438

Eco-Friendly Features

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

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

Smart Solutions

Merpati Meadow 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Merpati Meadow residents will be served by bus services and Mattar MRT Station on the Downtown Line, providing easy access to nearby towns. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Merpati Meadow BTO Overall Pros vs. Cons

Pros	Cons
Under a 5-minute walk to Mattar MRT station on the Downtown Line	Plus category rules apply
Walking distance to the Circuit Road hawker centres, with FairPrice supermarkets nearby	Lack of 3- and 5-room units
Aljunied Park sits right next to the site, and the project's own common green across Jalan Anggerek has playgrounds, fitness stations and a multi-purpose court	Expect construction and dust for some years - Merpati Road and Jalan Anggerek are under construction, with a site reserved for future high-rise residential development to the east

Merpati Meadow BTO Schools Within 1km

• Canossa Catholic Primary School
• Cedar Primary School*

*Some blocks may not fall within the 1km distance based on the Home School Distance guidelines.

Merpati Meadow BTO Site Plan Analysis

• A small residential cluster with just three 18-storey blocks wrapped around a central courtyard
• There is a mix of inward- and outward-facing stacks - the playgrounds and precinct pavilion in the courtyard put some distance between the inward-facing blocks
• Some stacks face the MSCP with a driveway in between
• Has one main drop-off porch in the middle of the cluster serving all three blocks
• Sheltered linkways connect the blocks to the MSCP and the existing bus stop along Merpati Road
• West and south-west facing stacks in Blocks 137B and 138A may be affected by the afternoon sun

• There will be a preschool on the ground floor of the MSCP, an added convenience for the residents

Merpati Meadow BTO Sun Direction

Merpati Meadow BTO Layout Analysis

Merpati Meadow BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$85,000 - $300,000
Resale Comparables	None
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$85,000 - $100,000
20 Years:	$102,000 - $120,000
25 Years:	$116,000 - $137,000
30 Years:	$127,000 - $150,000
35 Years:	$137,000 - $162,000
40 Years:	$145,000 - $172,000
45 Years:	$152,000 - $180,000
99 Years:	$253,000 - $300,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,580	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. - Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,510	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
The room can fit a queen bed minimally	The dining area may be a bit cramped
The main door opens into a short entrance corridor rather than straight into the living area	Only one entrance to the bathroom - unable to access from the bedroom
Kitchen is tucked in a corner by the entrance and can be enclosed if preferred

Merpati Meadow BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$102,000 - $378,000
Resale Comparables	None
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$102,000 - $126,000
20 Years:	$123,000 - $151,000
25 Years:	$140,000 - $172,000
30 Years:	$153,000 - $189,000
35 Years:	$165,000 - $204,000
40 Years:	$175,000 - $216,000
45 Years:	$183,000 - $226,000
99 Years:	$306,000 - $378,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,440	Buyers will be provided with a 1-panel sliding partition separating the living room and bedroom, regardless of their Package 1 option. - Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Only one entrance to the bathroom – unable to access from the bedroom
Room can fit in a queen bed minimally	Small space to put the TV
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
Kitchen is tucked in a corner by the entrance and can be enclosed if preferred
The main door opens into a short entrance passage rather than straight into the living area

Merpati Meadow BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$545,000 - $726,000
Resale Comparables	$920,000 - $1,100,000
Total Area	89 sqm
Internal Floor Area	86 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $4,980	- Vinyl strip flooring
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed.	The main door opens up to the dining area (which lacks privacy)
Living and dining areas are nicely segregated
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
The kitchen comes with a separate service yard
Open concept kitchen faces the dining area, which can make the house feel more spacious. Possible to do up a dry kitchen/pantry area if preferred.

Merpati Meadow BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	138A	140	Preferably on a higher floor	Inward-facing stack overlooking the playgrounds - the courtyard puts some distance between it and block 137B
2-Room Flexi (Type 2)	137A, 137B	104, 106, 108, 126, 128	Preferably on a higher floor	Faces the neighbouring HDB cluster, with Merpati Road between them
4-Room	137B	118, 120	Preferably on a higher floor	Overlooks Aljunied Park - may be affected by the west sun
4-Room	138A	144, 146	Preferably on a higher floor	Overlooks the landed estate, with Aljunied Park to the west
4-Room	138A	148, 150	Preferably on a higher floor - must surpass MSCP	Overlooks the roof garden of the MSCP towards the landed estate

Merpati Meadow is the smallest BTO project offered in this sales exercise in terms of its total number of units. But some market analysts believe that its central location means that it might see an unexpectedly strong application rate.

Lee Sze Teck, Senior Director of Data Analytics at Huttons Asia, points out that the BTO flats at Merpati Meadow offer convenient access to a wide range of daily necessities, and families with (soon-to-be) school-going children will be drawn to its proximity to Canossa Catholic Primary School just across the road.

Likewise, Sun of Realion Group agrees that the good location and amenities offered at Merpati Meadows will resonate among many local homeowners. She points out that the development is within walking distance of Mattar MRT station and close to amenities like Circuit Road Hawker Centre, Macpherson Community Centre, and the future Maris Stella High School.

"However, supply is tightly constrained due to the limited number of units available at this project. Thus, competition will likely be intense, pushing first-timer application rates for 4-room flats to between 2 and 3 times," says Lee.

Sun points out that it has been a while since new BTO flats were offered in Geylang, with relatively few flats launched during the previous two BTO exercises. "Therefore, pent-up demand is expected to be high. The last project launch was Merpati Alcove in October 2024, where 433 flats were offered".

Chencharu Acres – Standard (Yishun)

Chencharu Acres BTO Project Overview

Chencharu Acres is bounded by Yishun Street 82, Yishun Walk, and Yishun Avenue 2. This is one of the three Standard BTO projects offered in this exercise.

The project comprises 12 residential blocks of 15 storeys each, including a block dedicated to rental flats. The 1,582 units range from 2-room Flexi, 3-room, 4-room, and 5-room flats. Within the 11 residential blocks, three include 28 rental flats each, while another block will include 14 rental flats.

Inspired by the town’s agricultural past, the name ‘Chencharu Acres’ evokes the charm of former villages in Yishun, where plantations and farms once thrived. This connection is carried through the project’s landscape design, with a central green at its heart featuring children’s playgrounds, fitness stations, and communal spaces for residents to gather.

Chencharu Acres will also feature a hard court and two Multi-Storey Car Parks (MSCP), each with a preschool on the first storey and a roof garden with fitness facilities set amid landscaped spaces.

Details	Info
Town	Yishun
Est. Waiting Time	39 months (Blocks 996A, 996B, 996C, 997A, 997B & 997C)/ 41 months (Blocks 992A, 992B, 992C, 995A, 995B & 995C)
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	84
2-room Flexi (Type 2)	308
3-room	84
4-room	462
5-room	644
Total	1,582

Eco-Friendly Features

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

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

Smart Solutions

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

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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Chencharu Acres residents will be served by bus services and Khatib MRT Station on the North-South Line that connect to nearby towns. A future bus interchange within the new Integrated Development is conveniently located across the road. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Chencharu Acres BTO Overall Pros vs. Cons

Pros	Cons
About a 10-minute walk to Khatib MRT station, which has eateries and a supermarket	The surrounding plots are still being developed, so expect construction and dust for some years
The future mixed-use development across Yishun Walk will have a bus interchange, hawker centre and shops	The MRT track and Yishun Avenue 2 run along the eastern edge of the cluster
The Khatib Bongsu Park Connector runs along the eastern edge, and Lower Seletar Reservoir Park is within walking distance
Good mix of unit types

Chencharu Acres BTO Schools Within 1km

• Peiying Primary School
• Naval Base Primary School*

*Some flats may sit beyond the 1km distance based on the Home School Distance guidelines.

Chencharu Acres BTO Site Plan Analysis

• The project is a large cluster of 12 blocks, including one rental block (996B) and four blocks with some rental flats
• Blocks are positioned parallel to one another, so most stacks face another block - the central green, hard court and landscaping put some distance between them
• Two MSCPs, each with a preschool on the first storey and a roof garden, sit at the north-west and south-east corners - some stacks face the MSCPs directly
• Stacks facing south-west may get some afternoon sun
• The MRT track and Yishun Avenue 2 run along the eastern edge, so some stacks may be affected by track noises
• Some stacks face sites that are reserved for future high-rise residential developments
• Drop-off porches are spread around the cluster, and sheltered linkways connect the blocks to both MSCPs, the possible future bus stops on Yishun Walk and the overhead bridge on Yishun Avenue 2
• There may be some amenities within the development, although it is unclear what exactly will be built. However, the future integrated development across Yishun Walk will have a hawker centre and shops

Chencharu Acres BTO Sun Direction

Chencharu Acres BTO Layout Analysis

Chencharu Acres BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$51,000 - $191,000
Resale Comparables	None
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$51,000 - $64,000
20 Years:	$61,000 - $77,000
25 Years:	$69,000 - $87,000
30 Years:	$76,000 - $96,000
35 Years:	$82,000 - $103,000
40 Years:	$86,000 - $109,000
45 Years:	$91,000 - $114,000
99 Years:	$151,000 - $191,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,710	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,510	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
Room can fit in a queen bed minimally	Only one entrance to the bathroom, unable to access from the bedroom
Main door opens onto a short corridor rather than straight into the living area, so there is some privacy	Dining area may be a bit cramped
Kitchen is tucked in a corner by the entrance and can be enclosed if preferred	The corridor from the main door takes up some floor area

Chencharu Acres BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$59,000 - $224,000
Resale Comparables	None
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$59,000 - $75,000
20 Years:	$71,000 - $90,000
25 Years:	$81,000 - $102,000
30 Years:	$89,000 - $112,000
35 Years:	$95,000 - $121,000
40 Years:	$101,000 - $128,000
45 Years:	$106,000 - $134,000
99 Years:	$177,000 - $224,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,440	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Only one entrance to the bathroom – unable to access from the bedroom
The room can fit a queen bed minimally	Small space to put the TV
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
Main door opens onto a short corridor rather than straight into the living area, so there is some privacy
The kitchen is tucked in a corner by the entrance and can be enclosed if preferred

Chencharu Acres BTO Three-Room Floor Plan

Three-Room Flat	Details
Price	$297,000 - $355,000
Resale Comparables	$470,000 - $530,000
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $3,510	- Polished porcelain floor tiles in the living/ dining and dry kitchen - Vinyl strip flooring in the bedrooms
Internal doors and sanitary fittings: $2,810	- 2 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Both bedrooms can fit a queen bed minimally. The main bedroom looks able to fit a king bed.	Living and dining areas share one space and might be slightly cramped
Open concept kitchen faces the dining area, which can make the house feel more spacious. Possible to do up a dry kitchen/pantry area if preferred.	Small space to put the TV, as the TV wall beside the bedroom is short
The main door opens beside the kitchen rather than straight into the living area, so there is a little more privacy	No separate service yard. The kitchen and utility share one space, which may feel compact if partitioned.

Chencharu Acres BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$353,000 - $428,000
Resale Comparables	$548,000 - $660,000
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $5,210	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC 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 dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed.
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
The kitchen comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Chencharu Acres BTO Five-Room Floor Plan

Five-Room Flat	Details
Price	$484,000 - $604,000
Resale Comparables	$660,000 - $775,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $6,360	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Internal doors and sanitary fittings: $3,240	- 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Living and dining are segregated and well-sized	The main door opens up straight to the living area (which lacks privacy)
Possible to do up a study room (which can also be a small bedroom) in the living area if preferred. The suggested study corner has its own window.
All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed.
The wall between the master bedroom and the bedroom next to it shows no structural column, so it can likely be hacked to form a larger room
Huge kitchen that comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred.

Chencharu Acres BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	992B	139	Preferably on a higher floor	Overlooks HomeTeamNS Khatib across Yishun Walk, towards the neighbourhood park
2-Room Flexi (Type 2)	995A	171	Preferably on a higher floor	Overlooks the Yishun Sports Centre towards Seletar Reservoir
2-Room Flexi (Type 2)	995B, 995C	203, 227	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP and Yishun Sports Centre, towards Seletar Reservoir
2-Room Flexi (Type 2)	997C	367	Preferably on a higher floor - must surpass MSCP	Overlooks bin centre and MSCP towards future integrated development
3-Room	992B	137	Preferably on a higher floor	Overlooks HomeTeamNS Khatib across Yishun Walk, towards the neighbourhood park
4-Room	995A	169	Preferably on a higher floor	Overlooks the Yishun Sports Centre towards Seletar Reservoir
4-Room	997C	365	Preferably on a higher floor - must surpass MSCP	Overlooks bin centre and MSCP towards future integrated development
5-Room	992A, 992B	103, 121, 123	Preferably on a higher floor	Overlooks HomeTeamNS Khatib across Yishun Walk, towards the neighbourhood park
5-Room	995A	173, 175	Preferably on a higher floor - must surpass MSCP	Overlooks MSCP towards site reserved for future high-rise development
5-Room	997C	369	Preferably on a higher floor - must surpass MSCP	Overlooks bin centre and MSCP towards future integrated development

This may be another unexpectedly popular BTO project that could see high application rates. Sun of Realion Group says that residents will appreciate the nearby greenery and water activities, and it is close to Khatib MRT station, HomeTeamNS Khatib and Khatib-Bongsu Park Connector.

Depending on the unit, some high-floor flats may enjoy views overlooking Lower Seletar Reservoir.

"Looking ahead, residents can also enjoy easy access to amenities within the rapidly developing Chencharu precinct. The last project launch was Yishun Glade in October 2025," says Sun.

Chencharu Acres is the fifth BTO project launched in Chencharu, which has been identified as a new estate in Yishun. Lee of Huttons points out that the latest BTO project stands out by offering the largest supply of 5-room flats in this exercise—making it an ideal choice for families seeking larger living spaces.

"Everyday liveability will be further enhanced upon the completion of a nearby integrated mixed-use development featuring a retail mall, a new bus interchange and hawker centre," he says, adding that the first-timer application rate is projected to range between 1 and 2 times.

Plantation Dew – Standard (Tengah)

Plantation Dew BTO Project Overview

Bounded by Tengah Garden Avenue and Plantation Walk, Plantation Dew consists of five residential blocks of 15 storeys, offering 710 units of 2-room Flexi, 3-room, 4-room, 5-room, and 3Gen flats. They are offered as Standard flats. There will also be a total of 102 rental flats across different blocks.

The name ‘Plantation Dew’ draws inspiration from the site’s proximity to a future waterbody, with ‘Dew’ evoking the freshness of the surrounding landscape.

Plantation Dew will come with shops, an eating house, a minimart at the ground level, as well as a two-storey preschool, and a kidney dialysis centre on the second storey of the Multi-Storey Car Park (MSCP).

In addition to a hardcourt, children’s playgrounds and fitness stations, residents can enjoy more green and recreational spaces at the roof garden atop the MSCP, which features additional fitness facilities and a community gardening area, while offering expansive views overlooking the future park and waterbody.

Details	Info
Town	Tengah
Est. Waiting Time	38 months
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	42
2-room Flexi (Type 2)	136
3-room	84
4-room	168
5-room	252
3Gen	28
Total	710

Eco-Friendly Features

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

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

Smart Solutions

Plantation Dew 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Residents at Plantation Dew will be served by bus services and the upcoming JE2 Station on the Jurong Region Line that connect to nearby towns. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Plantation Dew BTO Overall Pros vs. Cons

Pros	Cons
It could be a 10-minute walk to the upcoming Tengah Park and Tengah Plantation MRT stations on the Jurong Region Line	Fairly close to the PIE - the waterbody site and MSCP put some distance between it and the blocks
Eating house, minimart and shops within the cluster. Plantation Plaza is also within walking distance.	Tengah is still being built up - expect construction and dust from the surrounding land plots for some years
Next to the land reserved for the future park and waterbody in southern Tengah	Car-lite precinct - season parking is limited, and second cars pay a higher rate
Good mix of unit types - including 3Gen flats

Plantation Dew BTO Schools Within 1km

• Pioneer Primary School
• Jurong Primary School
• Princess Elizabeth Primary School*

*Some flats in this BTO project may not be within the 1km distance based on the Home School Distance guidelines.

Plantation Dew BTO Site Plan Analysis

• Five 15-storey blocks are arranged around a central green, and the 102 rental flats are spread across all five blocks.
• There is a mix of inward- and outward-facing stacks. The central green and playgrounds put distance between most inward-facing ones.
• Some stacks face the MSCP
• The MSCP and the land reserved for the waterbody put some distance between the blocks and the noise-generating PIE
• The blocks are angled, so most stacks face north-east or south-west. Only the long arms of 141C and 140B get a north-south orientation. South-west facing stacks may be affected by the afternoon sun but not directly
• Has three drop-off points serving five blocks
• Sheltered linkways connect the blocks to the MSCP and the existing bus bay on Tengah Garden Avenue
• There will be an eating house, a minimart, shops, a 2-storey preschool and a kidney dialysis centre at the MSCP, an added convenience for the residents

Plantation Dew BTO Sun Direction

Plantation Dew BTO Layout Analysis

Plantation Dew BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$44,000 - $166,000
Resale Comparables	$322,500 - $388,000
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$44,000 - $56,000
20 Years:	$53,000 - $67,000
25 Years:	$60,000 - $76,000
30 Years:	$66,000 - $83,000
35 Years:	$71,000 - $89,000
40 Years:	$75,000 - $95,000
45 Years:	$78,000 - $99,000
99 Years:	$131,000 - $166,000

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,600	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $6,510	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
Room can fit in a queen bed minimally	The living/dining area may be a bit cramped
Kitchen runs along one side of the flat and has a window at the end for ventilation - can be enclosed if preferred	Only one entrance to the bathroom - unable to access from the bedroom
	Small space to put the TV
	Main door opens up to the living/dining - lacks privacy

Plantation Dew BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$53,000 - $207,000
Resale Comparables	$322,500 - $388,000
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$53,000 - $69,000
20 Years:	$64,000 - $83,000
25 Years:	$72,000 - $94,000
30 Years:	$79,000 - $104,000
35 Years:	$85,000 - $111,000
40 Years:	$91,000 - $118,000
45 Years:	$95,000 - $124,000
99 Years:	$158,000 - $207,000

Non-Optional Finishes and Fittings

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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Water closet suite in the bathroom
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
Package 1 - Flooring for living/ dining and bedroom: $2,910	- Vinyl strip flooring
Package 2 - Sanitary fittings: $630	- Wash basin with tap mixer - Shower set with bath/ shower mixer
Package 3 for short-lease 2-room Flexi flats: $7,720	Buyers who opt for Package 3 must opt for Package 1. - Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Only one entrance to the bathroom, so it cannot be accessed from the bedroom
Room can fit in a queen bed minimally	Main door opens up to the living/dining - lacks privacy
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
Kitchen runs along one side of the flat and has a window at the end for ventilation - can be enclosed if preferred
Household shelter is situated in the kitchen

Plantation Dew BTO Three-Room Floor Plan

Three-Room Flat	Details
Price	$266,000 - $317,000
Resale Comparables	$475,000 - $532,000
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
White flat option: $6,000 price reduction	Contiguous living and bedroom space without partition walls, with fewer power points. Bedroom doors and bedroom flooring are not offered.
Default (with bedroom walls) - OCS opt-in - Flooring for living/ dining, and bedrooms: $3,510	- Polished porcelain floor tiles in the living/ dining and dry kitchen - Vinyl strip flooring in the bedrooms
Default (with bedroom walls) - OCS opt-in – Bedroom/bathroom doors and sanitary fittings: $2,810	For buyers who opt for a White flat, flooring for the living/ dining area and bedrooms is not offered. This will offer greater flexibility for flat owners to plan and design their living spaces. Bedroom doors will also not be offered, as there are no internal bedroom partition walls in a White flat. - 2 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Has a white flat option - with no partition walls provided between the living area and bedrooms	Living and dining areas share one space and might be slightly cramped
All rooms can fit a queen bed minimally	No separate service yard. The kitchen and utility share one space, which may feel compact if partitioned.
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred.

Plantation Dew BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$339,000 - $445,000
Resale Comparables	$570,888 - $705,888
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes and Fittings

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
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
White flat option: $8,600 price reduction	Contiguous living and bedroom space without partition walls, with fewer power points. Bedroom doors and bedroom flooring are not offered.
Default (with bedroom walls) - OCS opt-in - Flooring for living/ dining and bedrooms: $5,210	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Default (with bedroom walls) - OCS opt-in – Bedroom/bathroom doors and sanitary fittings: $3,240	For buyers who opt for a White flat, flooring for the living/ dining area and bedrooms is not offered. This will offer greater flexibility for flat owners to plan and design their living spaces. Bedroom doors will also not be offered, as there are no internal bedroom partition walls in a White flat. - 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Has a white flat option - with no partition walls provided between the living area and bedrooms	The main door opens up straight to the dining area (which lacks privacy)
All rooms can fit a queen bed minimally. The master can fit a king bed.
Living and dining areas are nicely segregated
The kitchen comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Plantation Dew BTO Five-Room Floor Plan

Five-Room Flat	Details
Price	$494,000 - $626,000
Resale Comparables	$729,888 - $858,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
White flat option: $9,000 price reduction	Contiguous living and bedroom space without partition walls, with fewer power points. Bedroom doors and bedroom flooring are not offered.
Default (with bedroom walls) - OCS opt-in - Flooring for living/ dining and bedrooms: $6,360	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Default (with bedroom walls) - OCS opt-in – Bedroom/bathroom doors and sanitary fittings: $3,240	For buyers who opt for a White flat, flooring for the living/ dining area and bedrooms is not offered. This will offer greater flexibility for flat owners to plan and design their living spaces. Bedroom doors will also not be offered, as there are no internal bedroom partition walls in a White flat. - 3 laminated UPVC bedroom doors - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer - 2 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Has a white flat option - with no partition walls provided between the living area and bedrooms	The main door opens up straight to the dining area (which lacks privacy)
All rooms can fit a queen bed minimally. The master can fit a king bed.
Living and dining areas are nicely segregated
Possible to do up a study room (which can also be a small bedroom) in the living area if preferred. The suggested study corner has its own window.
Huge kitchen that comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Plantation Dew BTO 3Gen Floor Plan

3Gen Flat	Details
Price	$551,000 - $637,000
Resale Comparables	None
Total Area	121 sqm
Internal Floor Area	115 sqm

Non-Optional Finishes and Fittings

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

• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Water closet suite in the bathrooms

Optional Component Scheme (OCS)	Description
Flooring for living/ dining and bedrooms: $6,650	- Polished porcelain floor tiles in the living/ dining - Vinyl strip flooring in the bedrooms
Internal doors and sanitary fittings: $4,620	- 4 laminated UPVC bedroom doors - 3 laminated UPVC bathroom doors - Wash basin with tap mixer - Shower set with bath/ shower mixer

Pros	Cons
Has two ensuite bedrooms, with a third bathroom for the common bedrooms and guests	The main door opens up straight to the dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. Main bedrooms 1 and 2 can fit a king bed.
Living and dining areas are nicely segregated
The kitchen comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Plantation Dew BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	141B	265	Preferably on a higher floor	Overlooks the site reserved for health and medical care
2-Room Flexi (Type 2)	140A, 141A	209, 211, 251, 253	Only #13 to #15 are for sale - lower floors are rental flats	Overlooks the site reserved for a school
2-Room Flexi (Type 2)	141B	263	Preferably on a higher floor	Overlooks the site reserved for health and medical care
2-Room Flexi (Type 2)	141B	259, 261	Only #12 to #15 are for sale - lower floors are rental flats	Overlooks the site reserved for health and medical care
3-Room	141B	271, 273	Preferably on a higher floor	Inward-facing - overlooks the widest part of the central green
4-Room	140A, 141A	205, 207, 247, 249	Preferably on a higher floor	Overlooks the site reserved for a school
4-Room	141B, 141C	265, 305	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP, waterbody and PIE
5-Room	141B	267, 269	Preferably on a higher floor	Overlooks the site reserved for a school
5-Room	141C	299, 301, 303	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP, waterbody and PIE
3Gen	140B	237	Preferably on a higher floor - must surpass the ESS, CCS and MSCP	Overlooks the ESS and CCS, may get partial view of the waterbody and PIE

For the first time, the option of White flats will be extended to five-room units, since the scheme debuted at Crawford Heights in October 2024. It was also offered to some flats at Mount Pleasant Crest.

These so-called 'White' flats are an open-concept layout that features a contiguous living and bedroom space, without beams or partition walls. The first to offer flats in this concept only included three- and four-room flats.

The idea behind this is that, depending on their needs and preferences, homeowners can create larger bedrooms, more spacious living and dining areas, or dedicated spaces for working from home and hobbies.

Sembawang Anchor – Standard (Sembawang)

Sembawang Anchor BTO Project Overview

Sembawang Anchor is bounded by Admiralty Lane and Sembawang Drive. The project comprises six residential blocks, 22 to 26 storeys high, offering 1,310 units of 2-room Flexi, 3-room, 4-room, and 5-room flats. One of the blocks will include 50 rental flats.

Offered as Standard flats, this development will have shorter waiting times of less than three years.

The name ‘Sembawang Anchor’ draws inspiration from the history of Sembawang as a naval base and home of the Royal Navy, reflecting the project as a focal point for community and connection. Its recreational facilities include playgrounds, fitness stations, and a hardcourt for residents to mingle and interact.

The project also features a Multi-Storey Car Park (MSCP) with an eating house, a supermarket, shops, and a preschool at the ground level and a rooftop garden with fitness facilities and a community garden.

Details	Info
Town	Sembawang
Est. Waiting Time	34 months
Remaining Lease	99 years

Flat Type	Number of Flats
2-room Flexi (Type 1)	92
2-room Flexi (Type 2)	241
3-room	96
4-room	464
5-room	417
Total	1,310

Eco-Friendly Features

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

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

Smart Solutions

Sembawang Anchor 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

Embracing Walk-Cycle-Ride

With an increased focus on active and healthy living, the housing precinct is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes to the surrounding amenities and public transport:

• Convenient access and walking distance to public transport
• Safe, pleasant, and welcoming streets for walking and cycling
• Sheltered linkways and barrier-free accessibility to facilities
• Wayfinding and signage for orientation and navigation

Residents will have access to bus services along Sembawang Drive and Admiralty Lane, and Sembawang MRT Station on the North-South Line, which provide convenient access to nearby towns. Learn more about transport connectivity in this precinct using MyTransport.sg app.

Sembawang Anchor BTO Overall Pros vs. Cons

Pros	Cons
About a 15-minute walk to Sembawang MRT station and Sun Plaza	Construction and dust for some time - public housing, a park, a nursing home and a commercial and residential site around the cluster are still under construction or yet to be built
Walking distance to Sembawang Mart (about 650m), which has a wet market, supermarket and various eateries.
A new park is being built across Admiralty Lane
Good mix of unit types

Sembawang Anchor BTO Schools Within 1km

• Northoaks Primary School
• Endeavour Primary School
• Canberra Primary School
• Wellington Primary School*

*Some of the flats may be outside of the 1km radius based on the Home School Distance guidelines.

Sembawang Anchor BTO Site Plan Analysis

• The six blocks are arranged around a 6/7-storey MSCP
• Blocks 432A, 432B and 432C are lined up one behind the other, so many of their stacks face one another - although the drop-off road and the preschool put some distance between them
• Has three drop-off points serving six blocks
• Sheltered linkways connect the blocks to the MSCP, two possible future bus bays on Admiralty Lane, the future bus shelters on Sembawang Drive and the existing estate to the south
• A site reserved for a high-rise nursing home (possibly up to the height of a 19-storey HDB block) sits across from 429A
• There will be an eating house, a supermarket, shops and a preschool in the cluster, offering added convenience for the residents

Sembawang Anchor BTO Sun Direction

Sembawang Anchor BTO Layout Analysis

Sembawang Anchor BTO 2-Room Flexi Type 1 Floor Plan

Two-Room Flexi Type 1 Flat	Details
Price	$54,000 - $203,000
Resale Comparables	$370,000 - $400,000
Total Area	40 sqm
Internal Floor Area	38 sqm

Lease Period	Indicative Price Range
15 Years:	$54,000 - $70,000
20 Years:	$65,000 - $83,000
25 Years:	$73,000 - $94,000
30 Years:	$80,000 - $103,000
35 Years:	$86,000 - $111,000
40 Years:	$91,000 - $117,000
45 Years:	$95,000 - $123,000
99 Years:	$156,000 - $203,000

Non-Optional Finishes and Fittings

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

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedroom
• Floor tiles in the:
  • Bathroom
  • Household shelter
  • Kitchen
• Wall tiles in the:
  • Bathroom
  • Kitchen
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
OCS package for short-lease 2-room Flexi flats: $6,510	- Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom

Pros	Cons
The room can fit a queen bed minimally	The dining area may be a bit cramped
The kitchen is tucked in a corner and can be enclosed if preferred	Only one entrance to the bathroom, from the corridor, so it cannot be accessed from the bedroom
The main door opens into a short corridor rather than straight into the living area, which gives some privacy	The corridor takes up some of the floor area

Sembawang Anchor BTO 2-Room Flexi Type 2 Floor Plan

Two-Room Flexi Type 2 Flat	Details
Price	$62,000 - $245,000
Resale Comparables	$370,000 - $400,000
Total Area	48 sqm
Internal Floor Area	46 sqm

Lease Period	Indicative Price Range
15 Years:	$62,000 - $84,000
20 Years:	$73,000 - $100,000
25 Years:	$83,000 - $113,000
30 Years:	$91,000 - $124,000
35 Years:	$97,000 - $133,000
40 Years:	$103,000 - $141,000
45 Years:	$108,000 - $148,000
99 Years:	$178,000 - $245,000

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, 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
• Sliding partition/ door for the bedroom (please refer to the floor plans under Layout Ideas)
• Bathroom door
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite
• Grab bars (for 2-room Flexi flats on short-leases)

Optional Component Scheme (OCS)	Description
OCS package for short-lease 2-room Flexi flats: $7,720	- Lighting - Window grilles - Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers may choose to have a lower kitchen countertop - Built-in wardrobe - Water heater - Mirror and toilet roll holder in bathroom - Laminated UPVC door for the flexible space

Pros	Cons
Feels like 1+Study	Small space to put the TV
Room can fit in a queen bed minimally	Only one entrance to the bathroom, unable to access from the bedroom
The extra corner comes with a small window for ventilation and can be turned into another bedroom/study nook - an optional door is offered for short-lease flats
The main door opens into a corridor rather than straight into the living area, so there is a little more privacy
The kitchen is tucked in a corner and can be enclosed if preferred

Sembawang Anchor BTO Three-Room Floor Plan

Three-Room Flat	Details
Price	$274,000 - $348,000
Resale Comparables	$500,000 - $528,888
Total Area	69 sqm
Internal Floor Area	66 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Bedroom and bathroom doors
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
Both bedrooms can fit in a queen bed minimally	Living and dining areas share one space and might be slightly cramped
Open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen if preferred.	The kitchen may feel rather compact, particularly if the utility area is segregated
	Small space to put the TV, as the wall is limited by the bedroom door

Sembawang Anchor BTO Four-Room Floor Plan

Four-Room Flat	Details
Price	$312,000 - $428,000
Resale Comparables	$588,888 - $635,000
Total Area	93 sqm
Internal Floor Area	90 sqm

Non-Optional Finishes and Fittings

More than just a well-designed and functional interior, the 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
• Bedroom and bathroom doors
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
Living and dining areas are nicely segregated	The main door opens up straight to the dining area (which lacks privacy)
All rooms can fit in a queen bed minimally. The master bedroom can fit a king bed.	Length of the TV wall in the living area may be restricted
The kitchen comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Sembawang Anchor BTO Five-Room Floor Plan

Five-Room Flat	Details
Price	$479,000 - $614,000
Resale Comparables	$760,000 - $823,000
Total Area	113 sqm
Internal Floor Area	110 sqm

Non-Optional Finishes and Fittings

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

• Vinyl strip flooring in the:
  • Living/ dining
  • Bedrooms
• Floor tiles in the:
  • Bathrooms
  • Household shelter
  • Kitchen and service yard
• Wall tiles in the:
  • Bathrooms
  • Kitchen
• Bedroom and bathroom doors
• Sanitary fittings, i.e. wash basin with tap mixer, shower set with bath/ shower mixer, and water closet suite

Pros	Cons
All rooms can fit a queen bed minimally. The main bedroom can fit a king bed.	The main door opens up straight to the living area (which lacks privacy)
Living and dining areas are nicely segregated
Possible to do up a study room (which can also be a small bedroom) in the living area if preferred. The suggested study corner has its own window.
Huge kitchen that comes with a separate service yard
An open concept kitchen can make the house feel more spacious. Possible to do up a dry kitchen/pantry in the dining area if preferred.

Sembawang Anchor BTO Best Stacks

Flat Type	Block	Stacks	Floor Level	Reasons
2-Room Flexi (Type 1)	429B	217, 219	Preferably on a higher floor	Inward-facing - overlooks common green, which puts some distance between it and Block 429A
2-Room Flexi (Type 2)	429A	205	Preferably on a higher floor	Faces the site reserved for high-rise nursing home and future park
2-Room Flexi (Type 2)	429B	239	Preferably on a higher floor	Overlooks internal road towards the future park
3-Room	432A	267	Preferably on a high floor	Facing neighbouring HDB clusters - Admiralty Lane puts some distance between them
4-Room	429A	207	Preferably on a higher floor	Faces the site reserved for a high-rise nursing home and future park
4-Room	429B, 430A, 432B	237, 249, 281	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP, towards Admiralty Lane
5-Room	429A	201, 203	Preferably on a higher floor	Faces the future park
5-Room	430A	253, 255	Preferably on a higher floor - must surpass MSCP	Overlooks the MSCP, towards Admiralty Lane
5-Room	432A	265	Preferably on a high floor	Facing neighbouring HDB clusters - Admiralty Lane puts some distance between them

As the fifth BTO project in Sembawang North - another new neighbourhood that HDB is gradually developing - the latest BTO project there benefits from its proximity to primary schools as well as access to community amenities at Bukit Canberra.

"Looking ahead, long-term growth will be driven by the transformation of the nearby Sembawang Shipyard into a vibrant mixed-use waterfront district, as well as the proposed Seletar MRT line expected in the 2040s to enhance regional connectivity," says Lee of Huttons.

He adds that a significant advantage of this project is its shorter waiting time, which offers buyers a faster path to homeownership. "However, its distance from the nearest existing MRT station remains a drawback".

Given that earlier launches in this precinct saw modest demand, he anticipates that the first-timer application rate is projected to stay below 1. This translates to significantly higher odds of securing a unit for interested applicants.

How positively will this BTO sales exercise be received among HDB homeowners?

Overall, the 7,964 BTO flats offered in this November 2026 BTO sales exercise is a 14.6% increase compared to the 6,952 flats launched during the June 2026 BTO sales exercise.

Combined with the 15,964 flats (including BTO and SBF flats) released during the February and June BTO sales exercises this year, there have been 23,928 BTO flats released for sale so far this year.

While this means that the government has delivered on its targeted number of BTO flats launched in 2026, it is far fewer than the 29,975 flats launched in 2025 but more than the 21,225 flats in 2024.

The impact of the higher income ceiling will have a profound impact on the application rate for this exercise.

According to calculations from Realion, with the income ceiling raised to $16,000, buyers can take a maximum loan of up to $909,372 and purchase a flat of up to $1.212 million, which covers almost all BTO flats on the market, including Prime and Plus flats.

"Middle-income families and higher-earning DINKS (dual-income couples with no kids) will benefit most from the income ceiling revision, as they can now qualify to buy subsidised BTO flats," says Sun of Realion.

She adds that recent policy changes have given certain groups of buyers, such as families with more children, more ballot chances. "With the pool of eligible buyers widened and application rates expected to rise, the success rate of securing a flat among buyers without priority balloting may be impacted," she says.

Moreover, the shorter waiting times for some BTO projects will add to the pool of eager buyers. For certain flats like Standard flats, with a relatively shorter minimum occupation period (MOP), buyers can potentially sell their flats significantly earlier than those who purchase Plus and Prime flats, by around 7 to 8 years.

Realion cites an example: For instance, buyers of Tengah BTO flats may be able to sell their units after around 7 to 8 years, whereas those who purchase flats in prime locations, which typically have a construction period of about 4 years, may only be able to sell their flats after around 14 years.

"The shorter holding period means that some buyers can upgrade to private housing or reinvest their money to other assets faster," says Sun.