BTO October 2023 BTO Launch Review: Ultimate Guide To Choosing The Best Unit
-
Sean
- October 4, 2023
- 33 min read
33 min read
For those who’ve been used to the timely launches, it might seem a little strange (or surprising) to see an October BTO launch.
This time, HDB has launched 6,800 BTO flats across four key areas: Choa Chu Kang, Kallang/Whampoa, Queenstown, and Tengah. The best part? About 75% of these homes are expected to be ready in 4 years or less.
And also, for the projects in Choa Chu Kang and Tengah, which are non-mature estates, at least 95% of 4-room and larger flats will be set aside for first-timer families.
So if you are thinking of applying for a BTO flat this time, there are two important policy changes that will take effect from this launch:
If you’ve been finding it challenging to get your hands on a BTO flat recently, there’s some light at the end of the tunnel. Introducing the First-Timer (Parents & Married Couples) category, or FT(PMC) for short. Qualify for this, and you’re looking at:
– An extra ballot chance, giving you three in total.
– Priority access under the Family and Parenthood Priority Scheme (FPPS).
– And if you’re keen on 4-room or smaller BTO flats in non-mature estates, you’ll be at the front of the queue.
Now, the not-so-good news. There will also be tighter regulations around non-selection of flats. This is to ensure that those with urgent needs can move into their dream homes faster. Key takeaways:
– First-timer families with one non-selection will be viewed as second-timers for a year.
– Second-timers, seniors, and first-time singles with one non-selection will need to wait a year before reapplying.
There is also two [Prime Location Public Housing](https://staging-oct23.stackedhomes.com/editorial/plh-model-hdb-flats-vs-other-prime-resale-flats/) (PLH) sites, one at Kallang/Whampoa and the other at Queenstown.
To refresh your memory, here’s what you need to know about buying a PLH BTO flat:
1. An extended Minimum Occupation Period (MOP) of 10 years instead of the usual five.
2. No renting out the entire flat is allowed during this period.
3. The application of a Subsidy Recovery on top of the existing resale levy.
4. More stringent eligibility requirements for applicants.
5. A reduced number of flats set aside for the Married Child Priority Scheme (MCPS).
And now with all the usual caveats out of the way, let’s get into our review of the October 2023 BTO launch!
October 2023 BTO Prices
| Town | Project | Flat Type | Selling Price (Excluding Grants) | Selling Price (Including Grants) |
| Non-Mature Towns | ||||
| Choa Chu Kang | Rail Green I & II @ CCK | 2-room Flexi | From $106,000 | From $26,000 |
| 3-room | From $216,000 | From $141,000 | ||
| 4-room | From $319,000 | From $259,000 | ||
| 5-room | From $463,000 | From $418,000 | ||
| 3Gen | From $471,000 | From $426,000 | ||
| Tengah | Plantation Edge I & II | 2-room Flexi | From $114,000 | From $34,000 |
| 3-room | From $232,000 | From $157,000 | ||
| 4-room | From $353,000 | From $293,000 | ||
| 5-room | From $460,000 | From $415,000 | ||
| Mature Town | ||||
| Kallang/Whampoa | Rajah Residences/Tenteram Vantage | 2-room Flexi | From $176,000 | From $96,000 |
| 3-room | From $339,000 | From $279,000 | ||
| 4-room | From $480,000 | From $435,000 | ||
| Prime Location Public Housing Model | ||||
| Kallang/Whampoa | Verandah @ Kallang | 2-room Flexi | From $193,000 | From $113,000 |
| 3-room | From $368,000 | From $308,000 | ||
| 4-room | From $535,000 | From $490,000 | ||
| Queenstown | Tanglin Halt Cascadia | 3-room | From $364,000 | From $304,000 |
| 4-room | From $537,000 | From $492,000 | ||
Jump To BTO Projects
Prime Location Public Housing
[convertful id="199445"]
Mature Estate
Non-Mature Estate
Prime Location Public Housing
Tanglin Halt Cascadia (Queenstown)
Project Overview
Tanglin Halt Cascadia is bounded by Commonwealth Drive and the Rail Corridor, a 24km long recreational corridor that connects the north and south of Singapore. The project is offered under the Prime Location Public Housing (PLH) model, and comprises 4 residential blocks. The 2 taller blocks range from 34 to 47 storeys, while the other 2 blocks are between 10 to 25 storeys. The staggered height of the blocks, and the project’s location gave inspiration to its name. Residents can choose from 973 units of 3- and 4-room flats.
Located within the Health District @ Queenstown, Tanglin Halt Cascadia boasts a variety of recreational and communal facilities that enhance residents’ physical, social, and mental well-being. These include playgrounds for children, as well as fitness stations for adults and the elderly. The sky terraces and roof gardens at the residential blocks and atop the Multi-Storey Car Park (MSCP) are ideal spots for residents to mingle and interact with one another, or simply to unwind and relax. Residents can also exercise along the adjacent Rail Corridor. A preschool will be located within Tanglin Halt Cascadia, bringing convenience to families with young children.
| Details | Info |
| Town | Queenstown |
| Est. Waiting Time | 54 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 3-Room | 155 |
| 4-Room | 818 |
| Total | 973 |
Eco-Friendly Features
To encourage green and sustainable living, Tanglin Halt Cascadia 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
Tanglin Halt Cascadia will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:
- Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
- Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal
Overall Pros vs. Cons
| Pros | Cons |
| 5-minute walk to Commonwealth MRT station | PLH rule applies |
| There are some eateries and a supermarket next to the MRT station and the Commonwealth Crescent Market & Food Centre is a 16-minute walk away | For families looking for bigger space, there is a lack of 5-room units |
| Right next to the entrance of the Rail Corridor | Could be noisy and dusty while area undergoes redevelopment |
| Serene environment next to the Wessex Estate | Only one primary school within 1km of the cluster – increased competition |
| Whole Tanglin Halt estate will be redeveloped |
Schools
- New Town Primary School
Thoughts on the site plan
- Certain stacks face the MSCP directly
- Some stacks will be affected by the afternoon sun
- Inward-facing stacks are a good distance from one another with a hardcourt, playground and fitness areas separating them
- 8 – 9 units sharing 3 – 7 lifts is very healthy
- Sheltered linkways connect all the blocks and the MSCP
- Has 2 drop-off points with 2 blocks sharing 1
- There will be a preschool and other amenities within the development which is an added convenience for the residents
Sun Direction
Layout Analysis
3-Room
| 3-Room Flat | Details |
| Price | $364,000 – $509,000 |
| Resale Comparables | $540,000 – $655,288 |
| Total Area | 66 sqm |
| Internal Floor Area | 63 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 – $3,190 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $2,770 | – 2 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The main door opens up straight to the living and dining area (which lacks privacy) |
| No structural columns in between bedrooms so walls can be hacked fully | Living and dining area might be slightly cramped |
| Household shelter is tucked in a corner |
4-Room
| 4-Room Flat | Details |
| Price | $537,000 – $702,000 |
| Resale Comparables | $745,000 – $938,000 |
| 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 – $4,740 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Open concept kitchen can make the house feel more spacious. Also able to do up a separate dry and wet kitchen area. | |
| Household shelter is tucked in a corner |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 3-Room | 74B | 517, 519 | Preferably surpass tree line | Faces a site that is reserved for a future park, will get an unblocked view |
| 4-Room | 74B | 521, 523 | Preferably surpass tree line | Faces the Rail Corridor. Units on a higher floor will overlook One-North and the Wessex Estate (for now). |
| 4-Room | 74B | 529, 531 | Preferably surpass tree line | Faces a site that is reserved for a future park, will get an unblocked view |
| 4-Room | 75B | 555, 557 | Preferably surpass tree line | Faces the Rail Corridor. Units on a higher floor will overlook One-North and the Wessex Estate (for now). |
Verandah @ Kallang (Kallang/Whampoa)
Project Overview
Verandah @ Kallang is bounded by Geylang Road, Sims Way, Kallang Airport Way, and Kallang Airport Drive. The project comprises 5 residential blocks ranging from 27 to 29 storeys. Residents can choose from 1,143 units of 2-room Flexi, 3-, and 4-room flats. Verandah @ Kallang is offered under the Prime Location Public Housing (PLH) model.
Residents will enjoy conveniences right at their doorstep with the project’s 2-storey commercial block, which would provide amenities such as an eating house, shops, a minimart, a residents’ network centre, and a preschool. The name ‘Verandah @ Kallang’ describes the covered walkway along the 2-storey commercial block which reflects the streetscape of the shophouses along Geylang Road. The covered walkway further extends into the project’s void decks, providing connectivity to all the nodes and amenities for the residents.
Recreational facilities at Verandah @ Kallang include fitness corners for adults and the elderly, children’s playgrounds, a hardcourt, and roof gardens above the commercial block and Multi-Storey Car Park (MSCP). Drawing inspiration from the amusement park which used to occupy the site, the playground’s design will reflect elements of circus and magic show performances.
| Details | Info |
| Town | Kallang/Whampoa |
| Est. Waiting Time | 42 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-room Flexi (Type 1) | 28 |
| 2-room Flexi (Type 2) | 112 |
| 3-room | 110 |
| 4-room | 893 |
| Total | 1,143 |
Eco-Friendly Features
To encourage green and sustainable living, Verandah @ Kallang 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
Verandah @ Kallang will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:
- Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Overall Pros vs. Cons
| Pros | Cons |
| 5-minute walk to Kallang MRT station | PLH rule applies |
| Lots of food options in the vicinity and a 10-minute walk to Upper Boon Keng Market & Food Centre | For families looking for bigger space, there is a lack of 5-room units |
| For retail options, Kallang Wave Mall is a 16-minute walk away | There is no primary school located within 1km of the cluster |
| Short walk to the Kallang Riverside Park |
Schools
- Nil
Thoughts on the site plan
- Certain stacks face the 2-storey commercial and community facilities directly
- Some inward-facing stacks are pretty close to one another
- Some stacks are facing Geylang Road which can get busy during peak hours
- 8 – 9 units sharing 4 lifts is healthy
- Sheltered linkways connect all the blocks and the MSCP
- Has 3 drop-off points, each serving 1-2 blocks
- There will be a preschool and other amenities within the development which is an added convenience for the residents
Sun Direction
Layout Analysis
2-Room Flexi (Type 1)
| 2-Room Flexi (Type 1) Flat | Details |
| Price | $193,000 – $237,000 |
| Resale Comparables | – |
| Total Area | 39 sqm |
| Internal Floor Area | 36 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,490 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $6,120 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom |
| Pros | Cons |
| Room can fit in a queen bed minimally | The dining area may be a bit cramped |
| Living and bedroom windows are aligned | Small space to put the TV |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
2-Room Flexi (Type 2)
| 2-Room Flexi (Type 2) Flat | Details |
| Price | $240,000 – $303,000 |
| Resale Comparables | – |
| Total Area | 49 sqm |
| Internal Floor Area | 46 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,490 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $6,120 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom |
| Pros | Cons |
| Feels like 1+Study | Small dining space |
| Room can fit in a queen bed minimally | The main door opens up to the toilet door on one side |
| The extra corner can be turned into another bedroom/study nook | A short kitchen wall restricts TV console placement |
| The extra corner comes with a small window for ventilation | |
| Household shelter is tucked in a corner | |
| Open concept kitchen can make the house feel more spacious |
3-Room
| 3-Room Flat | Details |
| Price | $368,000 – $475,000 |
| Resale Comparables | $675,000 – $833,000 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathrooms
- Kitchen/ utility
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,340 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining and dry kitchen |
| Internal Doors and Sanitary Fittings – $2,770 | – 2 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The main door opens up straight to the living and dining area (which lacks privacy) |
| No structural columns in between bedrooms so walls can be hacked fully | The bedroom protrudes out of the living room which restricts the TV wall length |
| Open concept kitchen allows for a dry kitchen to be done up. Possible to also use the allocated dry kitchen space as a dining area so the living room will be more spacious. | Living and dining area might be slightly cramped |
| Household shelter tucked in a corner |
4-Room
| 4-Room Flat | Details |
| Price | $535,000 – $675,000 |
| Resale Comparables | $928,000 – $1,100,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $4,970 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is tucked in a corner or in the walkway towards to bedrooms |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 117A | 246 | Preferably on a high floor | Currently faces an open space. Units on a higher floor can get a view of the Kallang River. Do note that the open space has been reserved for future high-rise white site development. |
| 3-Room | 116A | 204, 206 | Preferably on a high floor | Overlooks shophouses and towards the Mountbatten area |
| 4-Room | 116A | 208, 210, 212 | Preferably on a high floor | Overlooks some low rise buildings. Units on a higher floor can get a view of the National Stadium and Kallang River Basin. Do note that the site with low rise buildings has been reserved for future high-rise white site development. |
| 4-Room | 116B | 218, 220, 228, 230, 232 | Preferably on a high floor | Overlooks some low rise buildings. Units on a higher floor can get a view of the National Stadium and Kallang River Basin. Do note that the site with low rise buildings has been reserved for future high-rise white site development. |
Mature Estates
Tenteram Vantage (Kallang/Whampoa)
Project Overview
Located at Jalan Tenteram and along the Kallang River, Tenteram Vantage comprises 4 residential blocks ranging from 30 to 32 storeys, where 1,040 units of 3- and 4-room flats are offered. The name references these prominent and tall residential blocks.
Tenteram Vantage features lush greenery and open spaces with facilities such as children’s playgrounds and fitness stations for adults and elderly. Residents can unwind by taking a relaxing stroll along the nearby Kallang River and Park Connectors. The roof garden above the Multi-Storey Car Park (MSCP) offers opportunities for neighbourly interaction, while a preschool and resident’s network centre are conveniently located within the project.
| Details | Info |
| Town | Kallang/Whampoa |
| Est. Waiting Time | 45 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 3-Room | 88 |
| 4-Room | 952 |
| Total | 1,040 |
Eco-Friendly Features
To encourage green and sustainable living, Tenteram Vantage 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
Tenteram Vantage will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:
- Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Overall Pros vs. Cons
| Pros | Cons |
| Located along the Kallang River – may get nice views | For families looking for bigger space, there is a lack of 5-room units |
| Within 1km of the popular St Andrew’s Junior School | Located right at the intersection of the PIE and CTE – could be noisy and dusty |
| Not within walking distance to any MRT stations | |
| Limited food options and amenities within walking distance |
Schools
- St Andrew’s Junior School
- Hong Wen School
- Bendemeer Primary School
Thoughts on the site plan
- Certain stacks face the PIE (not directly), but the common green and canal provides some buffer
- Inward-facing stacks are a good distance from one another with playgrounds and fitness areas separating them
- 7 – 13 units sharing 4 – 6 lifts is very healthy
- Sheltered linkways connect all the blocks and the MSCP
- Has 2 drop-off points
- There will be a preschool within the development which is an added convenience for the residents
- Has a 3-on-3 basketball court which also doubles as a multi-purpose court
Sun Direction
Layout Analysis
3-Room
| 3-Room Flat | Details |
| Price | $339,000 – $420,000 |
| Resale Comparables | $528,888 – $568,000 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathrooms
- Kitchen/ utility
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,340 | – Vinyl strip flooring |
| Internal Doors and Sanitary Fittings – $2,770 | – 2 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The main door opens up straight to the living and dining area (which lacks privacy) |
| No structural columns in between bedrooms so walls can be hacked fully | The bedroom protrudes out of the living room which restricts the TV wall length |
| Open concept kitchen allows for a dry kitchen to be done up. Possible to also use the allocated dry kitchen space as a dining area so the living room will be more spacious. | Living and dining area might be slightly cramped |
| Household shelter is tucked in a corner |
4-Room
| 4-Room Flat | Details |
| Price | $488,000 – $628,000 |
| Resale Comparables | $690,000 – $850,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $4,970 | – Vinyl strip flooring |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is tucked in a corner or in the walkway towards to bedrooms |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 3-Room | 131B | 635 | Preferably above #22 | Overlooks existing HDB blocks, towards the city |
| 4-Room | 131A | 623, 625 | Preferably above #22 | Overlooks existing HDB blocks, towards the city |
| 4-Room | 132A | 655 | Preferably on a high floor | Overlooks the Kallang River and PIE, towards Potong Pasir |
Rajah Residences (Kallang/Whampoa)
Project Overview
Bounded by Jalan Rajah and Kim Keat Road, Rajah Residences comprises 2 residential blocks ranging from 32 to 40 storeys, where 739 units of 2-room Flexi and 4-room flats are offered. Nestled amongst a residential neighbourhood, the name ‘Rajah Residences’ reflects its location and exudes a warm sense of home.
Residents can enjoy the lush greenery at the landscaped spaces within the project, and make use of facilities such as the children’s playgrounds and fitness stations for adults and the elderly. The nearby Sungei Whampoa and Park Connector offer recreation spaces for a jog or relaxing stroll. A roof garden is located above the Multi-Storey Car Park (MSCP) where neighbours can mingle and interact with each other. Amenities for daily needs such as a supermarket, eating house, and preschool, are located within the project.
| Details | Info |
| Town | Kallang/Whampoa |
| Est. Waiting Time | 52 months |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-room Flexi (Type 1) | 31 |
| 2-room Flexi (Type 2) | 101 |
| 4-Room | 607 |
| Total | 739 |
Eco-Friendly Features
To encourage green and sustainable living, Rajah Residences 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
Rajah Residences will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:
- Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
Overall Pros vs. Cons
| Pros | Cons |
| Lots of amenities within walking distance – Balestier and Shaw Plaza, Whampoa Market & Food Centre, Zhongshan Mall and a wide variety of food options along Balestier Road | Lack of both 3 and 5-room units |
| Just across the street from the Whampoa Park Connector that leads to the Kallang Riverside Park | Only one primary school within 1km of the cluster – increased competition for families with kids |
| Not within walking distance to any MRT stations |
Schools
- Hong Wen School
Thoughts on the site plan
- Certain stacks face the MSCP directly
- 8 – 13 units sharing 6 lifts is healthy
- Sheltered linkways connect both the blocks and the MSCP
- There are sheltered walkways to an existing bus stop
- Has 1 main drop-off point which serves both blocks
- There will be a preschool, supermarket and eating house within the development which is an added convenience for the residents
Sun Direction
Layout Analysis
2-Room Flexi (Type 1)
| 2-Room Flexi (Type 1) Flat | Details |
| Price | $176,000 – $216,000 |
| Resale Comparables | – |
| Total Area | 38 sqm |
| Internal Floor Area | 36 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $6,120 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom |
| Pros | Cons |
| Room can fit in a queen bed minimally | The dining area may be a bit cramped |
| Living and bedroom windows are aligned | Small space to put the TV |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
2-Room Flexi (Type 2)
| 2-Room Flexi (Type 2) Flat | Details |
| Price | $214,000 – $294,000 |
| Resale Comparables | – |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $7,380 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom – Laminated UPVC folding door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Small dining space |
| Room can fit in a queen bed minimally | The main door opens up to the toilet door on one side |
| The extra corner can be turned into another bedroom/study nook | A short kitchen wall restricts TV console placement |
| The extra corner comes with a small window for ventilation | |
| Household shelter is tucked in a corner | |
| Open concept kitchen can make the house feel more spacious |
4-Room
| 4-Room Flat | Details |
| Price | $480,000 – $675,000 |
| Resale Comparables | $690,000 – $850,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $4,970 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is located in the walkway towards the bedrooms |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 2) | 128A | 178, 180 | Preferably on a high floor | Gets an unblocked view towards the city |
| 4-Room | 127A | 152, 154, 156, 158, 160 | Preferably surpass #13 | Overlooks existing HDB blocks, towards Toa Payoh |
| 4-Room | 128A | 174, 176, 182, 184, 186 | Preferably on a high floor | Gets an unblocked view towards the city |
| 4-Room | 128A | 188 | Preferably surpass #13 | Overlooks roof garden of MSCP and existing HDB blocks, towards Toa Payoh |
Non-Mature Estate
Rail Green I & II @ CCK (Choa Chu Kang)
Project Overview
Rail Green I & II @ CCK are bounded by Woodlands Road and Sungei Pang Sua, comprising 12 residential blocks ranging from 13 to 31 storeys. There will be 1,895 units of 2-room Flexi, 3-, 4-, 5-room, and 3Gen flats.
Running along and through Rail Green I & II @ CCK is the Rail Corridor, which will be transformed into a vibrant landscaped community spine within the projects with numerous amenities and communal spaces, including shops, an eating house, a supermarket, and fitness corners. To celebrate the area’s distinctive railway heritage, Rail Green I & II @ CCK will feature a train-themed playground, a precinct pavilion that is inspired by the design of old train platforms, and walkways with floor designs that resemble railway tracks. A preschool and a residents’ network centre are also provided in Rail Green I & II @ CCK. Residents can also access the roof gardens on both projects’ Multi-Storey Car Parks (MSCP).
| Details | Info |
| Town | Choa Chu Kang |
| Est. Waiting Time | 39 months (Rail Green I @ CCK)/ 48 months (Rail Green II @ CCK) |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-Room Flexi (Type 1) | 114 |
| 2-Room Flexi (Type 2) | 283 |
| 3-Room | 152 |
| 4-Room | 802 |
| 5-Room | 518 |
| 3Gen | 26 |
| Total | 1,895 |
Eco-Friendly Features
To encourage green and sustainable living, Rail Green I & II @ CCK 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
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 covered linkways and barrier free accessibility to facilities
- Wayfinding and signages for orientation and navigation
Rail Green I & II @ CCK are located near Bukit Panjang MRT Station, Bukit Panjang Integrated Transport Hub, as well as Bukit Panjang and Phoenix LRT Stations. Residents can also cycle, trek, or jog along the Rail Corridor, a 24km long recreational corridor that connects the north and south of Singapore. Learn more about transport connectivity in this town using MyTransport.sg app.
Overall Pros vs. Cons
| Pros | Cons |
| 6-minute walk to Bukit Panjang MRT station | Located along Woodlands Road which could get noisy during peak hours as many heavy vehicles take this route |
| Within walking distance to 3 shopping malls (Bukit Panjang Plaza, Hillion Mall, Junction 10) and the Senja Hawker Centre | |
| Short walk to the Rail Corridor | |
| Across the street from the Pang Sua Park Connector that leads to Zhenghua Park and Chestnut Nature Park | |
| Good mix of units |
Schools
- Teck Whye Primary School
- West View Primary School
Thoughts on the site plan
- Most stacks are inward facing and pretty close to one another
- Some stacks are facing Woodlands Road which can get busy during peak hours
- 7 – 8 units sharing 2 – 5 lifts is healthy
- Has 2 MSCPs which will adequately serve the cluster
- Sheltered linkways connect all the blocks to the MSCPs
- Has 7 drop-off points, each serving 1 -2 blocks
- There will be a preschool, supermarket, shops and an eating house within the development which is an added convenience for the residents
Sun Direction
Layout Analysis
2-Room (Type 1)
| 2-Room Flat (Type 1) | Details |
| Price | $106,000 – $132,000 |
| Resale Comparables | $295,000 – $320,000 |
| Total Area | 38 sqm |
| Internal Floor Area | 36 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,450 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $6,120 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom |
| Pros | Cons |
| Room can fit in a queen bed minimally | The main door opens up straight to the living and dining area (which lacks privacy) and also opens up to the toilet door on one side |
| Good-sized living and dining area | A short kitchen wall restricts TV console placement |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
| Household shelter is tucked in a corner |
2-Room (Type 2)
| 2-Room Flat (Type 2) | Details |
| Price | $134,000 – $168,000 |
| Resale Comparables | $295,000 – $320,000 |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,920 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $7,380 | – Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom – Laminated UPVC folding door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Small dining space |
| Room can fit in a queen bed minimally | The main door opens up to the toilet door on one side |
| The extra corner can be turned into another bedroom/study nook | A short kitchen wall restricts TV console placement |
| The extra corner comes with a small window for ventilation | |
| Household shelter is tucked in a corner | |
| Open concept kitchen can make the house feel more spacious |
3-Room
| 3-Room Flat | Details |
| Price | $216,000 – $272,000 |
| Resale Comparables | $410,000 – $420,000 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathrooms
- Kitchen/ utility
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,340 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $2,770 | – 2 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The main door opens up straight to the living and dining area (which lacks privacy) |
| No structural columns in between bedrooms so walls can be hacked fully | Living and dining area might be slightly cramped |
| Household shelter is tucked in a corner |
4-Room
| 4-Room Flat | Details |
| Price | $319,000 – $437,000 |
| Resale Comparables | $515,000 – $615,000 |
| Total Area | 93 – 95 sqm |
| Internal Floor Area | 90 – 92 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $4,970/ $5,070 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is tucked in a corner |
5-Room
| 5-Room Flat | Details |
| Price | $463,000 – $595,000 |
| Resale Comparables | $642,000 – $728,000 |
| Total Area | 113 – 115 sqm |
| Internal Floor Area | 110 – 112 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $6,060/ $6,160 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Open concept kitchen allows for a dry kitchen to be done up if preferred and also makes the house feel more spacious | |
| Possible to do up an extra study in the living area | |
| Household shelter is tucked in a corner |
3Gen
| 3Gen Flat | Details |
| Price | $471,000 – $530,000 |
| Resale Comparables | – |
| Total Area | 120 sqm |
| Internal Floor Area | 115 sqm |
Non-Optional Finishes
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 – $6,340 | – Vinyl strip flooring in the bedrooms – Polished porcelain floor tiles in the living/ dining |
| Internal Doors and Sanitary Fittings – $4,550 | – 4 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Dumbbell layout – more efficient use of space | The main door opens up straight to the living and dining area (which lacks privacy) |
| Living and dining are segregated | |
| Spacious dining area | |
| All rooms can fit in a queen bed minimally. Both master and junior master bedrooms can fit in a king bed. | |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is tucked in a corner |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 30C | 311, 313 | Mid floor and above preferably | Faces future park and Rail Corridor. Will also get a view of the Pang Sua River. |
| 3-Room | 30C | 323, 325 | Mid floor and above preferably | Faces future park and Rail Corridor. Will also get a view of the Pang Sua River. |
| 4-Room | 28A | 205, 207 | Must surpass #16 | Overlooks The Tennery and Junction 10, towards Hillview |
| 5-Room | 28A | 209, 211 | Preferably surpass #22 | Overlooks future park, Rail Corridor and Pang Sua River. Units above #22 will also overlook the existing HDB blocks. |
| 5-Room | 28B | 225, 227 | Preferably surpass #22 | Overlooks future park, Rail Corridor and Pang Sua River. Units above #22 will also overlook the existing HDB blocks. |
| 5-Room | 28C | 241, 243 | Preferably surpass #22 | Overlooks future park, Rail Corridor and Pang Sua River. Units above #22 will also overlook the existing HDB blocks. |
| 3-Gen | 32C | 383 | Mid floor and above preferably | Currently faces an open space. Do note that this open space has been reserved for future high rise residential development. |
Plantation Edge I & II (Tengah)
Project Overview
Located at the edge of Tengah’s Plantation district, Plantation Edge I and II are bounded by Plantation Crescent and Plantation Close. Residents can choose from 1,010 units of 2-room Flexi, 3-, 4-, and 5-room flats, housed in 8 residential blocks ranging from 14 to 15 storeys. Within these blocks, 2 of them will also house some rental flats. There will be 1 other residential block of rental flats, making up a total of 9 residential blocks in these projects.
Plantation Edge I and II are designed as vibrant residential hubs that are well-connected to the adjacent JE2 MRT station, neighbouring housing precincts, and amenities within the projects, such as a 3-storey preschool, residents’ network centre, supermarket, eating house, and shops. The projects will feature various landscaped spaces and outdoor facilities such as playgrounds, fitness stations, and a hard court. Roof gardens atop both projects’ Multi-Storey Car Parks (MSCP) as well as the adjacent Forest Fringe, a 15- to 20-metre wide linear greenscape, will provide a tranquil and rustic environment for residents to enjoy flora and fauna. They will also serve as additional venues for relaxation and exercising.
| Details | Info |
| Town | Tengah |
| Est. Waiting Time | 36 months (Plantation Edge I)/ 40 months (Plantation Edge II) |
| Remaining Lease | 99 years |
| Flat Type | Number of Flats |
| 2-Room Flexi (Type 1) | 52 |
| 2-Room Flexi (Type 2) | 211 |
| 3-Room | 81 |
| 4-Room | 353 |
| 5-Room | 313 |
| Total | 1,010 |
Eco-Friendly Features
To encourage green and sustainable living, Plantation Edge I and II 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 Edge I and II will come with the following smart solutions to reduce energy usage, and contribute to a safer and more sustainable living environment:
- Smart-Enabled Homes with provisions to facilitate adoption of smart home solutions
- Smart Lighting in common areas to reduce energy usage
- Smart Pneumatic Waste Conveyance System to optimise the deployment of resources for cleaner and fuss-free waste disposal
Overall Pros vs. Cons
| Pros | Cons |
| Right next to Tengah Park MRT station | Located in close proximity to numerous schools – roads could get busy during drop-off and pick-up hours |
| Walking distance to Le Quest Shopping Mall | Could be noisy and dusty as the estate is new and still undergoing construction |
| Also within walking distance to 2 neighbourhood centres which typically have dining options and shops for basic necessities | |
| Good mix of units | |
| Some blocks are within the 1km radius of the popular Anglo-Chinese School (Primary) |
Schools
- (Future) Pioneer Primary School
- (Future) Bukit View Primary School
- (Future) Anglo-Chinese School (Primary)
- Jurong Primary School
Thoughts on the site plan
- Certain stacks face the MSCP directly
- Some stacks are facing the MRT track and Bukit Batok Road, which can get busy during the peak hours
- Most of the stacks are inward facing
- Blocks with 7 units sharing 2 lifts is healthy, but those with 13 – 14 units sharing 3 lifts may expect some waiting time
- Sheltered linkways connect all the blocks and the MSCP
- Has 5 drop-off points
- There will be a preschool, supermarket, shops and an eating house within the development which is an added convenience for the residents
Sun Direction
Layout Analysis
2-Room (Type 1)
| 2-Room Flat (Type 1) | Details |
| Price | $114,000 – $133,000 |
| Resale Comparables | $305,000 – $370,000 |
| Total Area | 38 sqm |
| Internal Floor Area | 36 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 1) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,410 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $6,120 | Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom |
| Pros | Cons |
| Room can fit in a queen bed minimally | The dining area may be a bit cramped |
| Living and bedroom windows are aligned | Small space to put the TV |
| A squarish layout provides ease of furniture placement | Only one entrance to the bathroom – unable to access from the bedroom |
2-Room (Type 2)
| 2-Room Flat (Type 2) | Details |
| Price | $142,000 – $183,000 |
| Resale Comparables | $305,000 – $370,000 |
| Total Area | 48 sqm |
| Internal Floor Area | 46 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 2-room Flexi (Type 2) flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen
- Wall tiles in the:
- Bathroom
- Kitchen
- A sliding partition/ door for the bedroom and folding bathroom door
- 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 – $2,880 | – Vinyl strip flooring Buyers who opt for Package 1, will be provided with a 3-panel sliding partition, separating the living room and bedroom. Those who do not opt for Package 1, will be provided with a 2-panel sliding partition separating the living room and bedroom. |
| Package 2: Sanitary fittings – $530 | – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Package 3 for short-lease 2-room Flexi flats – $7,380 | – Buyers who opt for Package 3 must opt for Package 1. – Lighting – Window grilles – Built-in kitchen cabinets with induction hob and cooker hood, kitchen sink, tap, and dish drying rack. Buyers who are wheel-chair bound may choose to have a lower kitchen countertop – Built-in wardrobe – Water heater – Mirror and toilet roll holder in bathroom – Laminated UPVC folding door for the flexible space |
| Pros | Cons |
| Feels like 1+Study | Small dining space |
| Room can fit in a queen bed minimally | The main door opens up to the toilet door on one side |
| The extra corner can be turned into another bedroom/study nook | A short kitchen wall restricts TV console placement |
| The extra corner comes with a small window for ventilation | |
| Household shelter is tucked in a corner | |
| Open concept kitchen can make the house feel more spacious |
3-Room
| 3-Room Flat | Details |
| Price | $232,000 – $279,000 |
| Resale Comparables | $420,000 – $452,000 |
| Total Area | 69 sqm |
| Internal Floor Area | 66 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 3-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathroom
- Household shelter
- Kitchen/ utility
- Wall tiles in the:
- Bathroom
- Kitchen/ utility
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining, Dry Kitchen, and Bedrooms – $3,340 | – Vinyl strip flooring in the bedrooms |
| Internal Doors and Sanitary Fittings – $2,770 | – 2 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The main door opens up straight to the living and dining area (which lacks privacy) |
| No structural columns in between bedrooms so walls can be hacked fully | The bedroom protrudes out of the living room which restricts the TV wall length |
| Open concept kitchen allows for a dry kitchen to be done up. Possible to also use the allocated dry kitchen space as a dining area so the living room will be more spacious. | Living and dining area might be slightly cramped |
| Household shelter is tucked in a corner |
4-Room
| 4-Room Flat | Details |
| Price | $353,000 – $418,000 |
| Resale Comparables | $550,000 – $650,000 |
| Total Area | 93 sqm |
| Internal Floor Area | 90 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 4-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $4,970 | – Vinyl strip flooring in the bedrooms |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | The bedroom protrudes out of the living room which restricts the TV wall length |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Household shelter is tucked in a corner |
5-Room
| 5-Room Flat | Details |
| Price | $460,000 – $568,000 |
| Resale Comparables | $669,000 – $793,000 |
| Total Area | 113 sqm |
| Internal Floor Area | 110 sqm |
Non-Optional Finishes
More than just a well-designed and functional interior, the 5-room flats will come with the following finishes and fittings:
- Floor tiles in the:
- Bathrooms
- Household shelter
- Kitchen and service yard
- Wall tiles in the:
- Bathrooms
- Kitchen
- Water closet suite in the bathrooms
| Optional Component Scheme (OCS) | Description |
| Flooring for Living/ Dining and Bedrooms – $6,060 | – Vinyl strip flooring |
| Internal Doors and Sanitary Fittings – $3,180 | – 3 laminated UPVC bedroom doors – 2 laminated UPVC folding bathroom doors – Wash basin with tap mixer – Shower set with bath/ shower mixer |
| Pros | Cons |
| Living and dining are segregated | The main door opens up straight to the living and dining area (which lacks privacy) |
| All rooms can fit in a queen bed minimally. The master bedroom can fit in a king bed. | |
| No structural columns in between bedrooms so walls can be hacked fully | |
| Kitchen comes with a separate service yard | |
| Open concept kitchen allows for a dry kitchen to be done up if preferred and also makes the house feel more spacious | |
| Possible to do up an extra study in the living area | |
| Household shelter is tucked in a corner |
Best Stacks
| Flat Type | Block | Stacks | Floor Level | Reasons |
| 2-Room Flexi (Type 1) | 108A | 707, 709 | Mid floor and above preferably | Overlooks the playground and fitness stations which puts a good distance between it and the opposite block. |
| 2-Room Flexi (Type 2) | 109B | 773 | Mid floor and above preferably | Overlooks the playground and fitness stations which puts a good distance between it and the opposite block. |
| 3-Room | 109B | 771 | Mid floor and above preferably | Overlooks the playground and fitness stations which puts a good distance between it and the opposite block. |
| 4-Room | 109A | 745 | Mid floor and above preferably | Overlooks the common green and preschool which puts a good distance between it and the opposite block. |
| 5-Room | 109A | 747, 749 | Mid floor and above preferably | Overlooks future school |
Why is the resale comparables for Verandah @ Kallang so much higher than the earlier Kallang Horizon launch back in November 2022?
To add on to that, both developments are very close by to each other. Specifically looking at 4 room resale comparables.
That’s a good question. When we saw the actual transactions, we did find a $638,000 for a 4-room flat in Kallang nearby the BTO and it was for a flat with a lease start year of 2006. It seems that when we used transactions from this HDB for 6 months preceding October 2023, the minimum resale comparison should’ve been $720,000. Yet, it starts from $938,000 which should be the transaction at 8C Upp Boon Keng, hinting that this HDB development was omitted. It’s quite strange if it’s omitted given it’s 1 year apart, but we can’t say for sure what’s used in the comparison. There could’ve been a cut-off in terms of age comparison which would put it at 16 years apart if this were true.