October 2024 BTO Part 2: Eight projects in the suburbs
By Elizabeth Choong
/ EdgeProp Singapore |
The upcoming Pasir Ris BTO projects are located near the newly opened Pasir Ris Mall. (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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SINGAPORE (EDGEPROP) - As discussed in our article last week, the upcoming Build-To-Order (BTO) exercise in October is expected to attract considerable attention from market observers. Last week, we analysed seven out of the 15 projects featured in the upcoming BTO exercise. This week, we will examine the remaining eight projects, which are spread across six towns.
All seven projects covered in last week’s article are expected to be launched as Prime or Plus flats, which come with stricter restrictions and a longer Minimum Occupation Period (MOP) of 10 years. Half of the eight projects examined in this article are expected to be launched as Standard flats, which will have the usual MOP of five years. However, future residents of Standard flats may face more inconvenience, as these flats have fewer nearby amenities compared to Prime or Plus flats.
Additionally, three projects in this article will feature 3Gen flats, which should appeal to larger households. According to HDB’s eligibility criteria, only couples who plan to live with their parents are allowed to apply for 3Gen flats. A typical 3Gen flat features four bedrooms, with two of the bedrooms having attached bathrooms. The three projects are in Pasir Ris, Bukit Batok, and Jurong West.
Two projects in Pasir Ris
There are two projects in Pasir Ris for this upcoming BTO exercise. Combined, the two projects will feature approximately 760 flats. Since both projects are adjacent to each other, they share many locational attributes and will be analysed together.
The flats in both projects are expected to be launched as Plus flats, given their proximity to Pasir Ris MRT Station and the town centre (see Table 1). Additionally, Pasir Ris MRT Station will be an interchange station after the Punggol Extension of the Cross Island Line (CRL) is completed in 2032.
Demand for both Pasir Ris projects is expected to be strong, as these are the first BTO projects in Pasir Ris this year. Furthermore, no projects in Pasir Ris have obtained or are expected to obtain MOP this year.
BTO#8 & 9: Pasir Ris
Future residents of the Pasir Ris projects will enjoy the convenience of living a short walk from Pasir Ris MRT Station, Pasir Ris Bus Interchange, three malls, and a hawker centre (see Map 1). Both projects are also within a 1km radius of two primary schools, namely Casuarina Primary School and Elias Park Primary School, which should appeal to parents with young children. Nature lovers may also find the projects attractive due to their close proximity to Pasir Ris Town Park and the sea.
Despite the projects’ proximity to an MRT station and bus interchange, future residents who work in the CBD are likely to face a long daily commute, as both projects are located some distance from the city centre. Pasir Ris MRT Station is more than 10 stops away from Raffles Place MRT Station, which could deter some prospective applicants.
Additionally, the flats in both projects are expected to be launched under the Plus category, which comes with stricter restrictions and a longer MOP.
Which Pasir Ris project to choose?
The Pasir Ris project near Sungei Tampines offers more flats compared to the other Pasir Ris project located along Pasir Ris Green (see Map 2). Additionally, the project near Sungei Tampines includes a wider variety of flat types, including 3Gen flats, which may appeal to larger households. However, smaller households might prefer the project along Pasir Ris Green, as it offers three-room flats, unlike the other project.
Applicants considering the project along Pasir Ris Green should note that no facilities are expected to be built within the development, unlike the project near Sungei Tampines, which is expected to include eateries and a preschool.
HDB resale prices in Pasir Ris
The average resale price for three-room HDB flats in Pasir Ris ($736 psf) rose sharply after 2018 and has remained significantly higher than that of four-room ($551 psf) and five-room ($523 psf) flats (see Chart 1). The large disparity in the number of three-room flats in Pasir Ris compared to four-room and five-room flats in the same town could have contributed to this price difference. According to the latest HDB Annual Report, there are only 490 three-room flats in Pasir Ris, as at end-March 2023. In contrast, there are 11,641 four-room flats and 9,379 five-room flats.
Additionally, three-room flats have seen the strongest price growth since 2020, with an increase of 41.5%, compared to growth rates of 30.6% for four-room flats and 33.4% for five-room flats.
Source: EdgeProp Market Trends (as at 20 September 2024)
One project in Woodlands
The upcoming BTO exercise will feature a project in Woodlands, which is expected to be launched under the Plus category due to its close proximity to Marsiling MRT Station and Marsiling Mall (see Table 2).
BTO#10: Woodlands
The project is located within walking distance of Marsiling MRT Station (see Map 3), which is only one stop away from Woodlands MRT Station that serves as an interchange station for the North-South Line (NSL) and Thomson-East Coast Line (TEL). The recently completed TEL has shortened the commute time for those living in the north and working in the CBD. Additionally, the Bukit Timah Expressway is just a short drive away.
Marsiling Primary School and Fuchun Primary School are within a 1km radius of the project, which will increase its appeal to parents with young children. Additionally, a preschool is expected to be built within the development. Larger households are also likely to be attracted to the project as it features only four-room and five-room flats.
If the project is indeed launched under the Plus category, the longer MOP may deter some applicants who plan to move before fulfilling the 10-year MOP requirement.
A project in Woodlands obtained MOP last year
Homebuyers who prefer a shorter MOP of five years or have more immediate housing needs could consider Marsiling Green (Woodlands Street 13), which obtained MOP last year. Additionally, Marsiling Green is a short walk from the upcoming Woodlands BTO project. Marsiling Green features approximately 1,300 flats, ranging from two-room to five-room units.
Marsiling Greenview is also located adjacent to Woodlands Town Park East and across the road from Marsiling Mall, Woodlands Stadium, Sports Hall, and Swimming Complex. Marsiling MRT Station is a short walk away (see Map 4).
Source: EdgeProp LandLens (as at 19 September 2024)
All flat types in previous Woodlands BTO project are oversubscribed
Marsiling Peak I and II were the most recently launched BTO projects in Woodlands. Both projects were launched in June. Together, they feature 1,609 flats, ranging from two-room flexi to 3Gen flats. The projects are located near the Causeway and offer views of the Straits of Johor.
Despite the less-than-ideal location and the large number of available flats, all flat types in both projects were oversubscribed (see Table 3), indicating strong demand for HDB flats in Woodlands. The unmet demand from the previous BTO exercise could spill over into the upcoming BTO in October, especially since Marsiling Peak I and II are near to the upcoming project. The main drawback, however, would be the limited variety of flat types in the upcoming project.
HDB resale prices in Woodlands
The average resale price for four-room flats in Woodlands ($514 psf) has consistently been higher than that of five-room flats ($499 psf) (see Chart 2). However, the price difference is marginal, at $15 psf this year and $14 psf in 2020.
Prices for both flat types have also grown at a similar pace since 2020. The average resale price for four-room flats increased by 50.7%, while the average resale price for five-room flats rose by 52.6%.
Source: EdgeProp Market Trends (as at 20 September 2024)
Three projects in the North-East region
The upcoming BTO exercise features three projects located in the North-East region. The lone project in Ang Mo Kio is expected to be launched under the Plus category, while the two projects in Sengkang are expected to be launched under the Standard category.
The Ang Mo Kio project is anticipated to feature Plus flats due to its close proximity to Ang Mo Kio Central Market and Food Centre, Djitsun Mall, and Broadway Plaza. Furthermore, Ang Mo Kio is an established housing estate with numerous amenities.
In contrast, the flats in both Sengkang projects are expected to be launched as Standard flats due to the lack of a nearby MRT station and limited amenities in the vicinity. However, the projects are still expected to see some demand, as they are the first BTO projects in Sengkang this year.
BTO#11 Ang Mo Kio
The upcoming project in Ang Mo Kio offers numerous amenities within walking distance, including two malls (see Table 4). It is also within a 1km radius of many schools, ranging from primary to tertiary level, which should appeal to parents of school-going children. Additionally, the project is expected to feature a preschool.
Ang Mo Kio MRT Station is the nearest station (see Map 5), located approximately 700m away. Ang Mo Kio Station is also only one stop from dual-line Bishan Station, which serves the NSL and Circle Line (CCL). Furthermore, Ang Mo Kio Station will also become a dual-line station when Phase 1 of the Cross Island Line (CRL) is completed in 2030.
Interested applicants might want to note that the project is expected to be launched under the Plus category, so they will be subject to stricter restrictions and a longer MOP. Nevertheless, the project is still anticipated to generate keen interest, as it is the first BTO project in Ang Mo Kio this year and Ang Mo Kio is a popular housing estate. Furthermore, no BTO projects in Ang Mo Kio obtained MOP last year, nor will any obtain MOP this year.
HDB resale prices in Ang Mo Kio
The average resale price for four-room flats in Ang Mo Kio surpassed that of two-room flats in 2017. Since then, the average price for four-room flats ($648 psf) has consistently trended above that of their two-room counterparts ($639 psf) (see Chart 3). However, two-room flats have achieved stronger price growth of 46.9% since 2020, compared to a price growth of 42.1% for four-room flats.
Source: EdgeProp Market Trends (as at 20 September 2024)
BTO#12 Sengkang (Fernvale Link)
Parents of young children will appreciate that there are four primary schools within a 1km radius of the upcoming Sengkang BTO project along Fernvale Link (see Table 5). Furthermore, a preschool is expected to be built within the project. Households with elderly members will also benefit from the senior care centre and active aging centre that are expected to be established within the project. Lastly, the close proximity of the project to Layar LRT Station, which connects to the North-East Line (NEL), will bring much convenience to future residents.
The main drawback is the limited number of shops nearby. However, this could be mitigated by the supermarket and F&B outlets expected to be built within the project (see Map 6).
BTO#13 Sengkang (Tampines Expressway)
There are only two primary schools within a 1km radius of the Sengkang BTO project near the Tampines Expressway, but it is within walking distance of Kupang LRT Station, which connects to the NEL. A preschool and a senior care centre are expected to be built within the project, which will be appreciated by households with young children or elderly members.
However, the project is located adjacent to the Tampines Expressway (see Map 7). While the expressway will provide easy road connectivity for future residents who drive, it may also result in increased traffic noise and dust, especially for the flats facing the expressway. Additionally, a site across the expressway is under study for potential industrial use, which may deter some prospective applicants.
Which Sengkang project to choose?
The project along Fernvale Link may be a better choice for households with elderly members due to the greater number of senior-friendly facilities available within the development. It may also be more suitable for families with young children, as there are more primary schools nearby. Additionally, the Fernvale Link project offers a wider variety of flats to suit households of all sizes, including smaller households, as it features three-room flats. In contrast, the project near the Tampines Expressway does not feature three-room flats.
The project near the Tampines Expressway features a larger number of flats, which could increase the chances of a successful application, especially for non-first-timers. However, future residents of this project might experience more noise and dust due to its proximity to the expressway and potential future industrial developments.
Two potential alternatives in Sengkang
Fernvale Woods and Anchorvale Plains are expected to obtain MOP this year. Fernvale Woods is located along Sengkang West Avenue and features approximately 1,160 flats, ranging from two-room to five-room flats. Fernvale Primary School is within a 500m radius (see Map 8) but Fernvale LRT Station is more than 600m away.
Source: EdgeProp LandLens (as at 18 September 2024)
Anchorvale Plains is a smaller project with approximately 921 flats, ranging from two-room to five-room flats. Its location along Anchorvale Lane places it within a 500m radius of Tongkang LRT Station, Anchor Green Primary School, Sengkang Sports Complex and Hockey Stadium, and Sungei Punggol (see Map 9). Therefore, Anchorvale Plains offers more convenience to its residents compared to Fernvale Woods.
Source: EdgeProp LandLens (as at 19 September 2024)
HDB resale prices in Sengkang
The average resale price for three-room flats in Sengkang ($671 psf) has consistently trended above that of four-room flats ($613 psf) and five-room flats ($555 psf) in the same town (see Chart 4). However, all three flat types have achieved a similar pace of price growth since 2020. The average resale price grew by 42.2% for three-room flats, followed by a price growth of 40.9% for four-room flats. Five-room flats saw the smallest increase, with a price growth of 36%.
Source: EdgeProp Market Trends (as at 23 September 2024)
Two Standard projects in the West
There are two projects in the West region. Both projects are expected to be launched under the Standard category because they are not located near a MRT station and have limited nearby amenities. However, both projects could attract demand since they are the only BTO projects in their respective towns this year. The shorter MOP for Standard flats could also appeal to applicants with upgrading plans upon completing the five-year MOP requirement.
BTO#14 Jurong West
The project in Jurong West, featuring 1,840 flats, is the largest project in this round of the BTO exercise (see Table 6). It also offers a wide variety of flat types, ranging from two-room flexi to 3Gen, which should suit households of all sizes. Additionally, the project should appeal to nature lovers due to its close proximity to Jurong Lake Gardens and Jurong Lake. Drivers will appreciate being just a short drive away from the Ayer Rajah Expressway.
One of the main drawbacks of this BTO project is the lack of an MRT or LRT station within walking distance. Chinese Garden is the nearest station, but it is almost 2km away. Jurong Lake District Station on the Cross Island Line (CRL) will be nearer when it becomes operational in 2032, but it is still approximately 1.5km away.
There are also limited amenities within walking distance of the project, but this could be mitigated by the shops and supermarket expected to be built within the project (see Map 10). Additionally, there are no primary schools within a 1km radius, but Fuhua Primary School and Lakeside Primary School are within a 2km radius. Furthermore, a preschool is expected to be part of the project.
Yung Ho Spring I and II in Jurong West obtained MOP last year
Yung Ho Spring I and II, located adjacent to each other along Corporation Drive, obtained their MOP last year (see Map 11). They are also within walking distance of Jurong Secondary School, Jurong Lake Gardens, and Superbowl Jurong.
Source: EdgeProp LandLens (as at 19 September 2024)
Unsuccessful applicants of the upcoming BTO project could consider Yung Ho Spring I and II since they are situated near the upcoming BTO project. However, applicants seeking five-room and 3Gen flats may need to look for other alternatives, as Yung Ho Spring I and II only feature approximately 907 flats, ranging from two-room to four-room flats.
HDB resale prices in Jurong West
Since 2020, the average resale price for three-room flats in Jurong West ($510 psf) has trended marginally above that of four-room flats ($496 psf) and five-room flats ($484 psf) (see Chart 5). However, the strongest price growth was achieved by four-room flats, which increased by 37.8% since 2020. The average prices for three-room and five-room flats rose by 34.2% and 29.8%, respectively, over the same timeframe.
Source: EdgeProp Market Trends (as at 24 September 2024)
BTO#15 Bukit Batok
The second BTO project in the West region is located in Bukit Batok. Like the Jurong West project, it also features a wide variety of flats, ranging from two-room to 3Gen units (see Table 7). There are limited nearby amenities, except for schools. Two primary schools are within a 1km radius of the project, along with a preschool that is expected to be included within the project.
Future residents will appreciate the easy road connectivity via the nearby Pan Island Expressway. However, commuters using public transport will have to wait until 2028 for a new MRT station on the Jurong Region Line (JRL) to be completed. The upcoming JRL station will be located adjacent to Dulwich College (Singapore) (see Map 12). Currently, Chinese Garden MRT Station is the nearest operational station, but it is approximately 1.2km away.
Two nearby projects obtained MOP this year
West Quarry @ Bukit Batok (Bukit Batok West Avenue 9) and West Plains @ Bukit Batok (Bukit Batok Street 41) obtained their MOPs this year (see Map 13). Both projects are located within walking distance of the upcoming Bukit Batok BTO project. West Quarry @ Bukit Batok is nearer to the upcoming JRL station, while West Plains @ Bukit Batok is located across the road from Le Quest Shopping Mall.
Source: EdgeProp LandLens (as at 19 September 2024)
Larger households might prefer West Plains @ Bukit Batok because it features 320 four-room and five-room flats, whereas West Quarry @ Bukit Batok offers 636 flats ranging from two-room to four-room units.
HDB resale prices in Bukit Batok
The average resale price for five-room flats in Bukit Batok ($596 psf) has consistently been higher than that of three-room flats ($560 psf) and four-room flats ($580 psf) (see Chart 6). However, the average price for four-room flats surpassed that of three-room flats only in 2022. This could be due to the strong price growth achieved by four-room flats since 2020, which increased by 63.8%, compared to growth rates of 55.6% for three-room flats and 50.1% for five-room flats.
Source: EdgeProp Market Trends (as at 24 September 2024)
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