HDB BTO launches in non-mature estates have the status of being low-cost however ulu. The November 2020 batch of launches is not any completely different.

BTO flats in non-mature estates are considerably extra reasonably priced than their mature-estate counterparts as, to place it bluntly, they’re in areas which can be much less enticing — for the second a minimum of. These estates are typically newer or nonetheless below improvement.

Meaning there’s an opportunity you’ll must put up with numerous building within the space for years to return. Usually, it additionally means there are fewer established companies, eateries, faculties and transport hyperlinks round. Non-mature estates additionally are usually in areas thought of ulu, which is inevitable as all of the land across the metropolis core has already been developed.

Shopping for a BTO in a non-mature property is a long-term recreation. It’s important to be ready to let the neighbourhood evolve right into a extra vibrant one over a lot of years. When you’ve got the persistence to try this, you get to reap the benefits of the rather more reasonably priced costs.


HDB BTO launch November 2020 overview — non-mature estates

Right here’s an outline of the 2 BTO launches in non-mature estates going down in November 2020.

Sembawang Tengah
Value (2-room flexi) No estimate accessible No estimate accessible
Value (3-room) From $150,000 From $200,000
Value (4-room) From $250,000 From $300,000
Value (5-room) From $350,000 From $400,000
New flats accessible 720 1,570
Flat sorts 2-room flexi, 3-room, 4-room, 5-room 2-room flexi, 3-room, 4-room, 5-room
Nearest MRT station Sembawang Bukit Batok

*Costs are based mostly on SRX’s HDB BTO pricing estimates. The precise costs will likely be launched later. 

Positioned in Sembawang and Tengah, each of the tasks are fairly a distance from the CBD. If you need to rush to your workplace at Raffles Place by 9 each morning, good luck, because it’ll take you about 50 to 60 minutes to get there by public transport from both of the BTO tasks.

However, when you’re simply on the lookout for an reasonably priced place of your personal and aren’t too fussed in regards to the location, these BTO flats are a number of the extra reasonably priced properties in Singapore. 

Sembawang, specifically, seems set to be a very good deal. The situation, whereas removed from town centre, just isn’t that dangerous, because the challenge is inside strolling distance of Sembawang MRT station. The challenge, which consists of 720 2-room flexi, 3-room, 4-room and 5-room flats, will likely be inside comfy strolling distance of Sembawang and Canberra MRT stations on the North-South Line.

The Tengah launch technically consists of two separate tasks comprising 790 and 780 items of 2-room flexi, 3-room, 4-room and 5-room flats respectively. However since they’re positioned proper subsequent door to one another, we’ll deal with them as one challenge of 1,570 items right here.

This challenge seems much less enticing within the short-term, as Tengah itself is just about a wasteland that’s solely beginning to be redeveloped right into a housing property. In consequence, the closest MRT station Bukit Batok is over 3km away.

However when the Jurong Area Line opens in 2026, there will likely be an MRT station lower than 5 minutes’ stroll away. And by 2027, there must be one other. 2026 would possibly sound far-off, however by the point you truly acquire the keys to your BTO flat, we’ll be midway there.


Sembawang BTO (November 2020)

HDB BTO November 2020 Launch in Non-Mature Estates — Sembawang and Tengah
Picture credit score: HDB
Sembawang Nov 2020 BTO
Official HDB map https://esales.hdb.gov.sg/bp25/brochures/launch20aug/btonov20-sembawang.pdf
Highway title Sembawang Avenue, Sembawang Highway
Unit combine 2-room flexi, 3-room, 4-room, 5-room
Nearest MRT Sembawang (950m)
Nearest main supermarkets Big Hypermarket Sembawang Procuring Centre (300m), FairPrice Solar Plaza (950m), Honest Value Sembawang Drive (1km)
Nearest procuring malls Sembawang Procuring Centre (300m), Solar Plaza (800m)
Close by faculties Sembawang Major Faculty (700m), Sembawang Secondary Faculty (1.2km), Wellington Major Faculty (1.2km), Canberra Major Faculty (1.5km), Endeavour Major Faculty (1.7km), Canberra Secondary Faculty (1.7km)
Close by facilities Sembawang Public Library (950m), Sembawang Neighborhood Membership (1.1km)

Positioned at Singapore’s northern tip, even farther north than Woodlands, Sembawang is one in every of Singapore’s most ulu neighbourhoods. However don’t let that scare you — the brand new Sembawang BTO launch is definitely in a good location inside Sembawang itself.

The location is on the confluence of Sembawang Highway and Sembawang Avenue, about 11 minutes’ stroll from Sembawang MRT station on the North-South Line. Canberra MRT station, additionally on the North-South Line, is 13 minutes’ stroll away. The trip from Sembawang MRT station to Raffles Place MRT station is about 41 minutes, whereas the Canberra-Raffles Place journey takes 38 minutes. So count on a commute of a minimum of 50 minutes, which is above common in Singapore, however not that dangerous. Driving? You’ll want a minimum of half an hour, assuming there is no such thing as a visitors jam.

For those who don’t depend the gap from the CBD, the BTO challenge truly enjoys a handy location inside Sembawang itself, with Sembawang Procuring Centre and its Big Hypermart lower than 5 minutes’ stroll away. In the meantime, Solar Plaza, the place you’ll discover a FairPrice outlet and the Sembawang Public Library, is 10 minutes’ stroll away.

Whereas technically categorized as a non-mature property, Sembawang isn’t actually that new, both. So, you may need to place up with some building within the quick neighborhood of the BTO challenge, however you’ll nonetheless be capable of discover extremely rated hawker stalls and eateries close by on Jalan Tampang and Sembawang Highway in the direction of Yishun.

Total, the situation of this BTO challenge isn’t as dangerous because it sounds. Your commute to the CBD continues to be below an hour, and also you’ll be capable of do your groceries and procuring comfortably on foot. Costs are prone to be fairly low resulting from Sembawang’s far-flung location. So, it’s not a foul starter residence for anybody who’s price range acutely aware.


Tengah BTO (November 2020)

HDB BTO November 2020 Launch in Non-Mature Estates — Sembawang and Tengah
Picture credit score: HDB
Tengah Nov 2020 BTO
Official HDB map https://esales.hdb.gov.sg/bp25/brochures/launch20aug/btonov20-tengah.pdf
Highway title Tengah Backyard Avenue, Tengah Backyard Stroll/Tengah Boulevard
Unit combine 2-room flexi, 3-room, 4-room, 5-room
Nearest MRT Bukit Batok (3.2km), Bukit Gombak (3.2km)
Nearest main supermarkets Sheng Siong Bukit Batok West Ave 8 (1.8km), Sheng Siong Bukit Batok West Ave 6 (2.2km), Chilly Storage West Mall (3.1km), FairPrice Bukit Batok Central (3.1km)
Nearest procuring malls West Mall (3km)
Close by faculties Dulwich Faculty (2.3km), Dunearn Secondary Faculty (2.3km), Millennia Institute (2.5km), Princess Elizabeth Major Faculty (2.6km), Bukit Batok Secondary Faculty (2.6km) Dazhong Major Faculty (2.9km)
Close by facilities Bukit Batok Neighborhood Membership (2.9km), Bukit Batok Sports activities Hub (3km), Bukit Batok Public Library (3.1km)

Seek for Tengah on Google Maps and all you’ll discover is a patch of inexperienced. This space, positioned to the northwest of Bukit Batok and Bukit Gombak, continues to be below improvement. In the intervening time, the one different residents are monkeys and birds.

The federal government plans to show it right into a housing property over the subsequent few years. In actual fact, there was another BTO project in the same area in August

Must you take up the problem of being one of many Tengah’s first residents, be ready to place up with years and even a long time of building.

It can additionally take time for companies and facilities to place down roots. In the intervening time, the closest procuring centre is West Mall, which is an effective 3km away. If you have already got youngsters, they won’t be capable of stroll to high school for the primary few years. Likewise, don’t count on implausible hawker stalls to spring up the moment you progress in — new estates are usually a bit barren on this division.

In the intervening time, transport facilities aren’t nice. You’ll must take a bus to Bukit Batok MRT station as a way to get to the CBD, and might count on a commute of about an hour to get to Raffles Place.

Issues will get quite a bit higher by 2026, nonetheless, when Hong Kah MRT station on the Jurong Area Line opens. Will probably be positioned simply down the highway about 5 minutes’ stroll away. In 2027, Tengah Plantation MRT station, additionally on the Jurong Area Line, will open its doorways at a stone’s throw from the BTO challenge. These MRT stations will supply quick access to the Jurong East procuring space, and in addition connect with the CBD by way of the East-West Line at Jurong East Interchange. In keeping with a tough estimate, this might reduce commuting time to Raffles Place by a minimum of 15 to twenty minutes.

Solely choose to stay in Tengah when you work in close by Jurong East or don’t thoughts ready a few years for the property to be developed and for the development to cease. Most of your fellow residents will likely be younger {couples} and households with younger youngsters, so dwelling in Tengah will most likely be a bit extra satisfying when you’re fall below both group.


What do you consider these new BTO launches? Share your ideas within the feedback!


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