May 2021 Geylang BTO Review: Right Next to MacPherson MRT

The May 2021 Geylang BTO launch is expected to see very strong demand due to its prime location. Not only is it on the city fringe, the project will also be right in front of MacPherson MRT station, which sits on not one, but two lines: the Circle Line (CCL) and Downtown Line (DTL). As a bonus, there are a good number of shopping malls and essential neighbourhood amenities in the area, including PLQ Mall, SingPost Centre, Paya Lebar Square and more.

A total of 1,380 2-room Flexi, 3-room, and 4-room flats will be up for grabs for the May 2021 Geylang BTO launch. Here’s what you need to know about this batch of upcoming BTO flats. 


May 2021 Geylang BTO map

Locality map of the May 2021 Geylang BTO flats

Locality map of the May 2021 Geylang BTO flats (Image credit: HDB)


Geylang BTO location (May 2021 HDB BTO launch)

Geylang BTO location (May 2021)



Paya Lebar Road

Nearest MRT

MacPherson MRT station (Circle Line, Downtown Line), Mattar MRT station (Downtown Line), Ubi MRT Station (Downtown Line), Paya Lebar MRT station (Circle Line, East West Line), Aljunied MRT station (East West Line), Eunos MRT station (East West Line)

Nearest bus interchange

Eunos Interchange

Nearby schools 

Canossa Catholic Primary School, Geylang Methodist School (Primary and Secondary), Maha Bodhi School, Manjusri Secondary School, Nexus International School, Lifelong Learning Institute

Other nearby amenities 

PLQ Mall, SingPost Centre, Paya Lebar Square, Tanjong Katong Complex, Joo Chiat Complex, neighbourhood centres, markets and food centres, Geylang East Swimming Complex, Geylang Polyclinic, Health and medical care facilities (proposed)

MacPherson MRT will be right at the doorstep of the Geylang BTO flats. Families will also have convenient access to a good number of malls over at Paya Lebar, with several neighbourhood centres and food centres close by.

With that said, prospective applicants may want to note that Paya Lebar Airbase will be about 5km away. This means residents may have to bear with the occasional sound of passing planes until the airbase is relocated to Changi from 2030 onwards. 

Additionally, those who are sensitive to noise or have reservations living near places of worship (due to fengshui beliefs) may want to note that there will be five Chinese temples across the road. 


Geylang BTO price (May 2021 HDB BTO launch)

Unit type 

Geylang BTO price (May 2021) 

Previous Geylang BTO price including grants (Aug 2020)

Resale flat prices in the area

2-Room Flexi



$190,000 to $204,000



From $295,000

$220,000 to $472,000



From $478,000

$528,000 to $750,000

While prices for the May 2021 Geylang BTO launch have not yet been released, you can expect prices to be on the higher side compared to most typical BTO projects. 

During the August 2020 launch, prices for the Geylang BTO project — Dakota One — were even higher than the projects in Bishan and Ang Mo Kio. Prices for 3-room and 4-room flats started at $295,000 and $478,000 respectively.  

Based on recent resale prices, those who secure a BTO unit here could potentially expect a favourable uplift in property value. 3-room and 4-room flats recently sold in the area have gone for as high as $472,000 and $750,000 respectively. 

Also considering a resale for your new home? Click here to view the latest resale flat listings in  Geylang!


Geylang BTO amenities (May 2021 HDB BTO launch)

Just in front of MacPherson MRT

The Geylang BTO May 2021 project will be right smacked in front of MacPherson MRT station. This means residents will take only mere minutes to hop on either the DTL or CCL. From here, they can get to Bishan, Chinatown, Tampines, or Marina Bay Sands within 20 to 30 minutes. 

Getting around the rest of the island will also be a breeze given that the CCL connects to all existing MRT lines.

For those who drive, the Geylang BTO flats will only be a minute or two from the PIE.

Near several malls like PLQ Mall, Paya Lebar Square, and more

Malls like PLQ Mall, Paya Lebar Square, SingPost Centre, and Tanjong Katong Complex will only be a few bus stops down. Residents can also hop on the Circle Line at MacPherson MRT station and reach these malls in one stop (Paya Lebar MRT). 

With all of these malls near the BTO project, residents won’t have to travel farther out to town to enjoy a large spread of retail and F&B offerings. 

Notably, the Geylang BTO units will also be located close to the Ubi commercial and industrial area. This area comprises commercial developments like Oxley BizHub and automobile businesses, among other businesses. 

Many neighbourhood and food centres such as Geylang Serai Market & Food Centre 

For food and daily necessities, a neighbourhood centre, Circuit Road Market & Food Centre,  and MacPherson Market & Food Centre are all within a 10-minute walk away.

More of such amenities can also be found further out in the vicinity. This includes Haig Road Market & Food Centre and Geylang Serai Market & Food Centre.

Not far from medical and sports amenities Geylang Polyclinic, Geylang East Swimming Complex, and more 

Geylang Polyclinic and two proposed health and medical care facilities will be within 15 minutes by bus. 

Families who like to stay active can head to Geylang East Swimming Complex, which will only be a 10-minute walk away. There will also be a park right across the road from the Geylang BTO project where residents can jog or stroll amidst natural greenery.

Primary and tertiary educational institutions in the vicinity 

Geylang Methodist (Primary and Secondary), Maha Bodhi School, Manjusri Secondary School, and the Lifelong Learning Institute are some of the educational institutions that can be found in the area. 

However, none of the educational institutions will be within walking distance, and will require a short car or bus ride to reach any of them. 


Conclusion: Is this Geylang BTO worth balloting for? 

The Geylang May 2021 BTO launch location is ideal for buyers who want to live in a central location with great access to public transport, malls, and essential neighbourhood amenities.

Pros of the May 2021 Geylang BTO 

  • Relatively central location
  • Outstanding MRT access and connectivity
  • Not far from several malls
  • Good number of neighbourhood centres and food centres in the area

Cons of the May 2021 Geylang BTO 

  • Likely to have a high price tag compared to other estates in the same launch
  • Limited number of schools in the area, with none within walking distance 
  • Potential noise pollution due to proximity to Paya Lebar Airbase
  • Potentially higher footfall nearby from those working in the Ubi commercial and industrial area

The Geylang BTO May 2021 launch will be especially ideal for those who don’t drive. It’s also an optimal choice for buyers who want a great mix of modern shopping malls and traditional HDB estate amenities like neighbourhood food centres.

However, as the Geylang BTO location will be sited close to the Ubi industrial and commercial developments, you can expect the daily hustle and bustle of the working crowd going to and returning from work. Nonetheless, bargain hunters might be able to benefit from the quick access to annual warehouse and clearance sales in the vicinity.  

Buyers must also be prepared for the high price tags and tough competition compared to the other May 2021 BTO launch locations. However, with more than 1,000 units to be made available, this might be worth giving a shot!

If you’re keen to secure a BTO flat during this launch, you may want to consider the Tengah and Woodlands BTO projects which are expected to have less competition.


More FAQ related to HDB BTO launches

Can singles buy a BTO flat?

Yes, but they can only purchase 2-room Flexi units at non-mature estates. 

How does BTO balloting work?

HDB uses a computerised balloting system to randomly assign queue numbers after the application window closes. Your ballot number determines when and whether or not you get to pick your flat. Those under priority schemes may get multiple chances. You can read more about HDB balloting here.

When can I apply for a second BTO flat?

HDB owners will need to fulfil the 5-year Minimum Occupation Period (MOP) of their current flat before they can apply for a second BTO unit.


Learn all about the other May 2021 BTO launch projects here!

  • May 2021 BTO launch overview
  • Bukit Merah
  • Woodlands
  • Tengah 


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