Feb 2021 Tengah BTO Review: Mere Minutes from the Jurong Region Line

In February 2021, 760 2-room, 3-room, and 4-room BTO flats will launch in Tengah, Singapore’s first new town in more than 20 years since Punggol.

This will allow more couples, young families, and individuals to co-exist with nature and technology in Singapore’s first smart and sustainable “Forest Town”.

The BTO flats will be minutes away from Plantation Park MRT, which will form part of the future Jurong Region Line (JRL). What’s more, the BTO flats won’t be far from major developments such as Jurong Lake District and Jurong Innovation District.

Map showing the location of the Tengah BTO units

Locality of the Tengah BTO units (Image credit: HDB)


Tengah BTO location (Feb 2021 HDB BTO Launch)

Tengah BTO location (Feb 2021)


Nearest MRT

Tengah Plantation MRT Station (ready in 2027)

Nearest bus interchange

A proposed bus interchange will be located within the vicinity

Nearby schools

Concord Primary School, Choa Chu Kang Primary School, Shuqun Primary, Corporation Primary, St Anthony’s Primary, Dazhong Primary, Princess Elizabeth Primary, Corporation Primary, Jurong Primary, Huiling Primary, Bukit Batok Secondary, Dunearn Secondary, Hua Yi Secondary, Jurongville Secondary, Fuhua Secondary, Yuhua Secondary, Dulwich College, Millennia Institute, Canadian International School

Other nearby amenities

West Mall, Keat Hong Shopping Centre, Sports and recreation centre (proposed), Jurong East Sports Centre, Bukit Batok Swimming Complex, Civil Service Club @ Bukit Batok, health and medical facilities (proposed), community gardens, Central Park, Forest Corridor (proposed)

BTO launches in Tengah have attracted much attention from home buyers and investors since the JRL was announced. Although Tengah currently has a reputation for being somewhat inaccessible, given the close proximity of the Feb 2021 Tengah BTO flats to the future Tengah Plantation MRT, residents can expect to enjoy greater connectivity to the rest of the island in the long run.

The Tengah BTO flats will be located close to at least one neighbourhood centre, and within walking distance from two proposed health and medical care facilities. While these medical amenities provide convenient healthcare access, those who want to avoid living near such amenities may want to take note.

For amenities like malls and schools, residents will have to travel out to surrounding estates to access them.

That aside, the entire Tengah town — built on a plot of land the size of Bishan — is set to lead Singapore in championing sustainability and the use of smart technology across its homes and mixed-use developments. With green spaces making up 20% of the estate, nature will always be at your doorstep.


Tengah BTO price (Feb 2021 HDB BTO launch)

Unit type

Tengah BTO price (Feb 2021)

Previous Tengah BTO price including grants (Aug 2020)

Resale flat prices in the area

2-Room Flexi


From $28,000



From $123,000



From $243,000


From $373,000

While prices for the February 2021 Tengah BTO flats have not been released, one can expect them to closely mirror that of the August 2020 Tengah BTO launch.

If you’re looking to get a Tengah BTO flat partly as an investment, note that it might take several years before properties here experience an uptick in value.

After all, it would take some time before Tengah’s amenities fully develop. Furthermore, while major developments like the JRL, Jurong Lake District, and Jurong Innovation District will bode well for Tengah, they’ll largely be many years in the making.

For example, the JRL will be fully-operational only in 2028, and Jurong Lake District will be realised only in 2040 and beyond given its massive scale.

As none of the Tengah flats have reached MOP yet, there are currently no resale prices to benchmark against.


Tengah BTO amenities (Feb 2021 HDB BTO launch)

Billed as a “Forest Town”, the development of Tengah will revolve around nature and the community. Tengah, along with upcoming neighbouring developments such as Jurong Innovation District and Jurong Lake District, will provide new homes, and work and recreational opportunities in the west.

Furthermore, residents of the BTO flats will enjoy close proximity to the MRT, healthcare facilities, and at least one neighbourhood centre. They will also be surrounded by greenery.

Short walk to Tengah Plantation MRT (JRL)

Residents of the BTO flats will find themselves a 5- to 10-minute walk from Tengah Plantation MRT.

When the full JRL is ready in 2028, residents can expect to be connected seamlessly to the city centre as well as key activity nodes in the west such as the Jurong Industrial Estate, Jurong Innovation District, and the Nanyang Technological University (NTU).

Furthermore, a bus interchange is currently being proposed to be built within the vicinity.

Surrounded by green spaces

Greenery will be woven throughout Tengah. The estate will feature a large central park as well as community farmways that will run through housing estates with gardens, play areas, and farms. These amenities will provide residents with hobby farming opportunities and further encourage family bonding.

As part of Singapore’s efforts to go car-lite, all roads in Tengah will be lined with dedicated walking and cycling paths for greater connectivity. A forest fringe will also run around the entire town.

Close proximity to Jurong Lake District and more

Tengah won’t be far from the upcoming Jurong Lake District, touted as Singapore’s second Central Business District. This means that residents will be able to access not just attractions, eateries, and shops, but also hotels and key transport nodes.

Residents who prefer working near their homes can also look for jobs in the nearby Jurong Lake District (less than a 10-minute drive away) or Jurong Innovation District, which has been planned for advanced manufacturing industries and research institutions.

West Mall and more shopping centres in surrounding estates

The nearest shopping mall to the Tengah BTO project is currently West Mall in Bukit Batok, which will be a 5- to 10-minute drive away. For shopping centres, there’s Boon Lay Shopping Centre in Boon Lay, and Keat Hong Shopping Centre in Choa Chu Kang. These will be at least a 10-minute drive away.

However, residents will still be able to get food and daily necessities from a nearby neighbourhood centre that’s only a few minutes’ walk away. In addition, another neighbourhood centre is being proposed to be built within walking distance from the BTO flats, this time integrated with a polyclinic. 

Near to proposed health and medical care facilities

Health and medical care facilities are being proposed to be built less than a 10-minute walk away from the BTO flats. This will make it convenient for residents to address their medical needs.

Sports and recreation facilities nearby and in surrounding estates

Currently, the nearest sports and recreation facilities are in surrounding estates. Such amenities include Bukit Batok Swimming Complex, Jurong East Sports Centre, and Civil Service Club @ Bukit Batok.

Nonetheless, there are plans for a sports and recreation centre to be built less than a 10-minute drive away from the BTO flats.

Dunearn Secondary, Millennia Institute, and more schools in surrounding estates

With Tengah not yet fully developed, amenities such as schools haven’t been built in the estate yet.

However, there are plenty of schools in surrounding estates like Jurong West, Bukit Batok, and Choa Chu Kang. These schools will require taking a car ride or public transport to reach. Such schools include St Anthony’s Primary, Princess Elizabeth Primary, Dunearn Secondary, Bukit Batok Secondary, and Millennia Institute.

It’s likely that schools will progressively be introduced into Tengah estate itself as the town develops over time.


Conclusion: Is this Tengah BTO worth balloting for?

The Tengah BTO flats provide great transport connectivity and proximity to essential amenities like neighbourhood centres and healthcare facilities. As a bonus, one gets to live in a refreshing environment, imbued with greenery and smart features.

However, based on the current Tengah estate, residents may need to venture out to surrounding estates if they want to access amenities like malls and schools. With that said, there’s a likelihood that these will be built closer to home as Tengah matures.

Another consideration for potential buyers is that the town is close to Tengah Air Base, which will be eventually expanded to accommodate the relocation of Paya Lebar Air Base. In addition to the noise, you can expect blocks to go up to only 14 to 15 storeys in height to create more overhead room for planes.

Pros and cons of the Feb 2021 Tengah BTO


  • Close to the MRT
  • Close to the neighbourhood centre and healthcare facilities (proposed)
  • Not far from Jurong Lake District and Jurong Innovation District
  • Rich greenery and sustainable features


  • Less central location compared to other estates in the February 2021 BTO launch
  • Residents have to venture out of the estate for amenities like malls and schools
  • Property value appreciation may take a while as the town and surrounding developments take shape

Individuals and couples with families in the west can consider balloting for a flat in Tengah, which is located close to Jurong East, Choa Chu Kang, and Bukit Batok. Even if they don’t drive, they won’t take long to reach these estates via the JRL or by taking a bus.

The Tengah BTO flats will also be great for those who want to live near a vibrant business district. However, as the Jurong Lake District will be realised only in 2040 and beyond, residents may have to hold out for the long term.

The Tengah flats will most likely be more affordable and see less competition than the other projects in this launch, such as Kallang/Whampoa and Bidadari. So if you have your mind set on securing a BTO during this launch and the Tengah BTO flats are up your alley, you might want to give Tengah a go. What’s more, they’ll most likely be among the more affordable options among all the projects.

February 2021 too soon for you? Check out the May 2021 BTO launches instead: 

  • May 2021 BTO launch overview
  • Tengah (May 2021)
  • Bukit Merah
  • Woodlands
  • Geylang


More FAQs related to BTOs and Tengah

Is Tengah BTO good?

Tengah estate is certainly a promising one, with new projects and developments coming its way. For those who are looking to stay in the West, this is certainly a place to keep an eye on!

Can singles buy a BTO flat?

Singles above 35 years old are eligible to purchase 2-room Flexi units at non-mature estates. 

How does BTO balloting work?

The balloting occurs in a computerised system, and queue numbers are assigned at random. Read more about the HDB balloting and how to heighten your chances here.

When can I apply for a second BTO flat?

You may apply for a second BTO unit, as long as you have met the required 5-year Minimum Occupation Period (MOP) of your existing flat.


Wish to learn more about the other estates in the February 2021 BTO launch? Check out these pages:

COMPLETE HDB's February 2021 HDB BTO Launch Review


COMPLETE HDB’s February 2021 HDB BTO Launch Review

February 2021 Bukit Batok HDB BTO Flat Launch Review


February 2021 Bukit Batok HDB BTO Flat Launch Review

February 2021 Kallang/Whampoa HDB BTO Flat Launch Review


February 2021 Kallang/Whampoa HDB BTO Flat Launch Review

February 2021 Toa Payoh (Bidadari) HDB BTO Flat Launch Review


February 2021 Toa Payoh (Bidadari) HDB BTO Flat Launch Review

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