We Rank The Most Profitable BTO Flats Of All Time In Singapore: Here’s How Much They Made

While it’s common knowledge among Singaporeans that BTO flats can be profitable, the burning question often is: just how much?

While some standout properties like the Pinnacle @ Duxton boast exceptional returns, how do the majority really fare?

In this piece, we take a look at the middle number between the minimum and maximum price offered for a flat type of a BTO. Then we checked the difference between this and the price at MOP – 2 years within the date the HDB was built.

Let’s have a closer look to see which BTO projects have been the most profitable since they entered the resale market:

Most profitable 3-room flats:

1. Fernvale Grove & Fernvale Court

These two projects are just across from each other (about three minutes apart), and share the same locational advantages. 

Although Sengkang is regarded as non-mature, Fernvale Road is very well developed. This area is lined with eclectic eateries, from the UK-esque Fins and Feathers, to the nearby Hawker Centre and Market. These are just across the road from Fernvale Grove, and at most a few more minutes from Fernvale Court.

Seletar Mall is also across the road, and there’s an NTUC FairPrice here, along with a good selection of shops. Next to it is Seletar LRT, which connects to Sengkang MRT (NEL). 

The high gains are due to Fernvale being developed at a rather rapid pace; such that residents here never really feel the effects of being in a non-mature town (e.g., the LRT station was up and running in 2005, even before either project was completed). The construction of Seletar Mall in 2014 simply cemented this place as a key hub. 

That said, we did hear one complaint from a reader, who has lived in Fernvale Grove since the beginning:

“Before they built Seletar Mall there used to be Fernvale Point, but they tore it down. I think this is not good, because Fernvale Point had a 24-hour food court, and the stores and food were at everyday prices. Seletar Mall is very expensive, with a lot of expensive restaurants and boutiques; it’s unaffordable to heartlanders. I think it’s a downgrade.”

2. Punggol Spectra

Like many properties in this town, Punggol Spectra has benefitted from the development of Waterway Point. It’s quite easy to get there from here: just take services like 136, from the bus stop outside Punggol Secondary School.

From Waterway Point, you have access to the MRT station on the NEL and the upcoming CRL. Waterway Point is the major mall for the town, and with a Don Don Donki, NTUC FairPrice, and enough retail and food to rival some central malls, this place is packed most days of the week.

(Alternatively, you can walk around 10 minutes to Oasis LRT, which also connects to Punggol MRT; but the bus stop is closer.)

The area surrounding Punggol Spectra is also quite well built up. The neighbouring block 622D, for example, has a food court; and if you cross Punggol Central Road, there are coffee shops, hair salons, and other heartland amenities galore.

We do feel the address (it’s along Punggol Central Road) might be a bit misleading though. We’d say the real “central” part of Punggol isn’t right here, but about two or three bus/LRT stops down. Still, the distance isn’t that huge.

3. Fernvale Vista I & II

This location is close to Fernvale Grove/Court (see above), but it’s closer to Seletar Mall and Sengkang West Avenue Road. Much of what we said about Fernvale Grove/Court also applies here: while Sengkang is a non-mature neighbourhood, this is a spot where you just don’t feel it.

Seletar Mall is just across the road from a number of blocks; and Fernvale LRT is located there as well. Otherwise, the advantages are broadly comparable to Fernvale Grove/Court; the only difference is that some buyers may feel there’s a bit more traffic, as this is close to where Fernvale Road intersects Sengkang Avenue West.

Most profitable 4-room flats:

1. The Sundial

The Sundial is just a 2-3 minute walk from Riviera LRT. This provides an easy connection to Punggol MRT (NEL and future CRL), Waterway Point is next to Punggol MRT; and as we’ve mentioned above, this is one of the best heartland malls to date.

This project is also close to Punggol Promenade and the Riverside Walk. If you’re an avid cyclist or walker, you may appreciate access to the greenery and riverfront. Note that this stretch links all the way up to Punggol East and Punggol Point (so you can take the train to Waterway Point and then slowly cycle or walk back if you like.) 

The Riverside Walk also has a good number of restaurants, and family-friendly bars and bistros (although we have to say, many are rather pricey for a heartland area.) 

Alternatively, walk in the opposite direction along Punggol Field Road, and you’ll end up at Punggol Plaza. This is one of the oldest parts of Punggol, and Punggol Plaza is possibly the first-ever mall in the neighborhood; so there’s a sharp contrast with newer areas like Waterway Point. But there’s still an NTUC FairPrice and a food court here; and while the shops are less “atas” than Waterway, it’s still a very lively and convenient spot. 

Pick this area if you don’t want to bother traveling out to Waterway Point, or if you have children (the riverside stretch is good for family recreation.) 

2. Atrina

Atrina’s main advantage is proximity to Buangkok MRT (NEL), which is just below Block 272D. This also means access to Sengkang Grand Mall, which is near the train station. 

The mall is actually an integrated development, and apart from the retail and food, it includes the neighbourhood’s community club and hawker centre, as well as childcare services (there’s an NTUC FairPrice too, and the usual mix of familiar food and retail options.) Even directly under the blocks of Aspella, you will find a Kopitiam and other food outlets like a Subway – so fast access to food here is very easy.

In fact, if you’re considering the apartments at Sengkang Grand Mall, but cheaper resale flats aren’t out of the question, Atrina may be worth a look. You’ll be within walking distance, but also a bit further from the traffic.

As an alternative, you can also walk to Ranggung LRT in about seven minutes. This will connect you to Sengkang MRT (NEL), which is next to Compass One Mall. This is a larger heartland for more heavy-duty retail.

Another draw for Atrina is the large number of schools within enrolment distance. Nan Chiau High is within 560 metres, while Palm View and North Vista are just 350 metres away. Sengkang Primary and Secondary, as well as North Vista Secondary, are also within one kilometre.

Most profitable 5-room flats:

1. Pinnacle @ Duxton

Pinnacle has appeared on so many top-performing lists, that it’s practically a cliche by now. You can check out the in-depth review here; but in summary, Pinnacle can’t really be considered a typical HDB flat. This is a one-of-a-kind project: the tallest HDB development in Singapore, and famed for lavish sky parks and elevated facilities you won’t find elsewhere.

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Pinnacle is also one of the best-connected HDB projects ever. It’s within a 10-minute walk of both Outram Park MRT (NEL, EWL, TEL) and Maxwell MRT (TEL). You can also walk to Tanjong Pagar MRT (EW) just as easily, and living here means you’re minutes from the commercial heart of Singapore.

Eateries and shops are just about everywhere, with the nearest stretch being right across Cantonment Road (other than the food options directly below). And since you’re so close to town, it shouldn’t be hard to access the largest malls like Raffles Place, Bugis Junction, etc., as these are just a few train stops away.

We would expect demand here to still be strong in the near to mid-term, due to the new Prime and Plus classification systems. Pinnacle can meet or beat any existing Prime flat with its location and facilities, but has zero special restrictions (no 10-year MOP, no income ceiling, and so forth.) 

2. EastLawn @ Canberra

ECs have stolen the limelight in Canberra for some time, with projects like Parc Canberra and The Brownstone (the ECs in Canberra tend to be closer to the MRT, compared to many other HDB towns.)

But with the prominent Parc Canberra still within its MOP, and prices being high the last two years, it’s not surprising that buyers might consider larger resale flats instead. Transport is not the best but convenient enough: just take 117M from Block 108A, which goes to Canberra Station (NSL). 

(You can also walk there, but it’s around 10 minutes.) 

Next to the train station is Canberra Plaza: this is a New Generation neighbourhood centre. Rather than the typical hawker centre and market, there’s a more upscale food court; and unlike many HDB-run malls, you’ll find a wider range of fancier chains and brand names (there’s an A&W here for instance.) There’s also an NTUC FairPrice here.

Closer to the project, you can walk over to Canberra Street in about six minutes. You’ll find some restaurants and a Sheng Siong in the neighbouring HDB enclave, along with the usual heartland amenities.

Another nice touch to living here is being next to the neighbourhood park and basketball court, which is handy for families with children. Just be wary of the lack of nearby schools though: Wellington Primary and Sembawang Primary are the nearest located, but these are not within the coveted 1KM radius, which doesn’t make this a great option for families with young kids.

3. Treelodge@Punggol

Treelodge@Punggol is not a typical HDB enclave. This is a pilot attempt at an “eco-precinct,” and the project was built to ensure sustainability and lower energy usage. The cost to build Treelodge was actually higher than normal HDB flats, due to the use of the new tech; but HDB absorbed the cost so there was no financial impact on buyers. 

One notable difference is the use of a podium car park. The roof of the car park doubles as a landscaped communal space, and its positioning enhances ventilation between blocks (which are also spaced further apart at Treelodge.) 

You can read more about the Treelodge experiment here.

Treelodge also has good access to Punggol MRT (NEL, CPL), via bus 50 or 64, at stops close to the project. Alternatively, you can walk to Damai LRT and use the light rail to connect to Punggol. From the MRT station, you can easily get to the neighbouring Waterway Point Mall.

You can also walk to Punggol MRT station in about 8-minutes (depending on your block), which is an easy route of cutting through the currently empty plot of land next to it. This is earmarked to be a commercial/residential plot in the future, so the walk may be easier/harder depending on the development.

Treelodge also has good access to multiple neighbourhood schools. Punggol View Primary is just down the road, and less than a five-minute walk. Besides that, Oasis Primary, Edgefield Primary, Horizon Primary, Punggol Green Primary, Punggol Cove Primary, and Valour Primary School are all in the enrolment range. 

For more looks at notable HDB projects, or new and resale condos, follow us on Stacked. You’ll also get to check out more in-depth reviews of these projects, as we add to the site.