Upcoming BTO flats in mature estates (2019): Bishan, Tampines, and more

bto mature estate singapore - bishan ang mo kio tampines toa payoh queenstown

People say getting a BTO flat is like striking 4D. But getting a BTO flat in a good location? 4D top prize. Not just starter prize.

BTO flats in mature estates generally see much higher application rates, meaning it’s much harder to get. For good reason: Amenities are aplenty, there’s high resale value, and all the better if they’re close to the city centre. (Sorry, Clementi. Nothing personal.)

So here’s our intel about upcoming BTO launches in popular mature estates:

Bishan: 2025

The BTO flats

You might have heard the big news if you’ve been listening out for BTO news: Bishan might see 1,504 BTO flats, consisting of 2, 3 and 4-room units, by 2025. Sat along Bishan Street 14, the 6 residential blocks housing these units will be 22 to 39 storeys high:

bishan 2025 bto singapore

Why we’re calling it big news? The last time new flats were built in Bishan was way back in 2006.

So the decision to build BTO flats in Bishan came as a surprise even to some property gurus – for the longest time, the only option if you wanted to buy a HDB flat in Bishan were to go for resale HDB flats (of which there are plenty of good options, btw).

Nothing’s set in stone yet, since HDB has only just called for a Traffic Impact Assessment (TIA) for the area. A TIA determines the proposed development’s potential impact on traffic flow, and the eventual assessment may require modifications to the initial plans.

Read more: Mature VS Non-Mature Estates in Singapore: Which is Better? »

The neighborhood

Proposed amenities within these blocks of BTO flats include a childcare centre, a residents’ committee centre, a minimart, a coffee shop and other shops.

But then again, you’re just a 5-minute walk to Bishan MRT Station and Junction 8 (and also this amazing kuay chap that’s open till 4am), so you’re not short of amenities either way.

You’re also next to Kallang River – which means units on higher floors in particular enjoy a great view.

And for all you couples starting a family, there’s more good news: The BTO flats are within 1km of good primary schools like Catholic High School (Primary) and Kuo Chuan Presbyterian Primary School, which means you get priority admission based on home-school distance priority.


If everything sounds good so far, expect the prices to also sound good.

There haven’t been any talk of how much these BTO flats will be, so we worked out an estimate based on current market prices.

If we take the average (median) prices of resale HDB flats over the past year, and assume BTO flats are 20% cheaper, expect to pay about:

  • 2-room: No transactions, but we’re estimating around $210,000 based on past BTO prices
  • 3-room: $380,000 x 80% = $304,000
  • 4-room: $549,000 x 80% = $439,200

Expensive? Compared to other BTO flats, yes. But the resale value is also likely to be much higher.

After all, there aren’t many more spaces in Bishan to build more BTO flats – and definitely none as near to the MRT as this one – so this BTO project will probably be the newest and best-located block of HDB flats in Bishan for some time.

Ang Mo Kio: November 2019

The BTO flats

Can’t wait till 2025? There’ll also be 450 2, 3, 4-room units in Ang Mo Kio in the upcoming November 2019 BTO launch.

New HDB flats in this area are also relatively rare – the last time HDB released BTO flats in Ang Mo Kio was in May 2016.

This round of BTO flats will be located along Ang Mo Kio Avenue 9, so it’s actually nearer to Yio Chu Kang MRT Station – 500m away, to be exact – whereas Ang Mo Kio MRT Station is about 2.5km away:

ang mo kio november 2019 bto singapore

The neighborhood

We reckon this will be a hugely popular option among new families, because can we talk about all the schools nearby?!

There’s Anderson Primary School and Secondary School, Anderson Serangoon Junior College, Presbyterian High School, Nanyang Polytechnic and more.

How shiok is it to simply roll out of bed and get to school in 10 minutes? Very.


Projecting the prices based on the same logic, expect to pay about:

  • 2-room: $190,000 x 80% = $152,000
  • 3-room: $276,000 x 80% = $220,800
  • 4-room: $410,000 x 80% = $328,000

Tampines: November 2019

The BTO flats

Loyal to the east side? Then you’ll want to ballot for November’s 2019 BTO launch in Tampines. There’ll be 650 2, 3, 4 and 5-room units along the intersection of Tampines Avenue 5 and Tampines Walk:

tampines november 2019 bto singapore

The neighborhood

Many of the recent Tampines BTOs were relatively far away from Tampines MRT Station and the town’s main amenities (like, the trio of shopping malls and the 8163723 bubble tea shops in them).

BUT!!!! We’ve got a good one this time.

The upcoming Tampines will be only 650m away from Tampines MRT Station,

It’s also close to reputable schools like St Hilda’s Primary School and Secondary School, Dunman Secondary School, and Temasek Polytechnic, to name a few.


Doing the math again, here’s our guesstimate:

  • 2-room: $262,000 x 80% = $209,600
  • 3-room: $325,000 x 80% = $260,000
  • 4-room: $425,000 x 80% = $340,000
  • 5-room: $525,000 x 80% = $420,000

Sounds about right, considering the September 2019 Tampines BTO flats were priced from $312,000 for a 4-roomer and $418,000 for a 5-roomer. And they were much farther out in the depths of Tampines Town, so the upcoming Tampines BTO is likely to be slightly pricier due to its more convenient location.

Toa Payoh: February 2020

The BTO Flats

Fun fact: Toa Payoh, in the Hokkien dialect, translates as “big swamp”, but it’s now anything but a swamp. (At least they got the “big” part right.)

Ok, back to the point, Toa Payoh’s been seeing high application rates in recent BTO launches. And for February 2020’s BTO launch, there’ll be not just one, but two BTO launches in the neighborhood: 700 units along Kim Keat Avenue comprising 2-room and 4-room flats, and 920 units at the intersection of Toa Payoh Rise and Toa Payoh Lorong 1 comprising 2, 3, and 4-room flats:

toa payoh february 2020 bto singapore

The neighborhood

The BTO along Kim Keat Avenue is some distance away from the MRT, but can we talk about how much good food there is around the area?! This beef noodle stall that’s been around for over 60 years. This hokkien mee served in a claypot. This chendol that is mankind’s answer to Singapore’s hot weather.

As for the BTO flats at Toa Payoh Rise, it’s a short 5-minute walk to both Braddell MRT Station and Caldecott MRT Station; Toa Payoh MRT Station is also less than 10 minutes away.

You’ve got tons of amenities in the area as well: Get all your errands done at HDB Hub, or spend a leisure day at SAFRA Toa Payoh. Or eat aforementioned beef noodles, hokkien mee and chendol. Seriously, they’re legit.


  • 2-room: $190,000 x 80% = $152,000
  • 3-room: $254,500 x 80% = $203,600
  • 4-room: $560,000 x 80% = $448,000
  • 5-room: $708,000 x 80% = $566,400

Location is key

Singapore may be small enough to get from one end of the island to the other in no time, but every estate has its own unique character. (Case in point: Try telling a westie that the east side’s the best side. Also, be prepared to run for your life.) So pick wisely!

Also, bear in mind that BTOs in mature estates are always oversubscribed, so don’t cross out resale HDB flats just yet!

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