August 2022 HDB BTO in-depth review with video: Tampines (Sun Plaza Spring)

One of the projects in the HDB BTO August 2022 launch offering 5-room flats is the Tampines BTO. So here’s where you might want to apply if you’re looking for a bigger space. 

August 2022 Tampines HDB BTO at a glance 

Location  Along Tampines Street 41 and Tampines Street 42
Classification Mature estate
Number of units 267
Flat types 4-room and 5-room
Number of blocks 3
Estimated waiting time 3 years
Estimated completion date Q2 2026
Nearest MRT Tampines East MRT
Notable amenities Tampines 1, Tampines Mall and Century Square, N4 Neighbourhood Centre, Tampines Eco Green Park, Our Tampines Hub, Tampines Polyclinic 
August 2022 Tampines BTO
Source: HDB

August 2022 Tampines HDB BTO price range

Here are the price ranges excluding grants:

Flat type Price range 
4-room S$381k – S$438k
5-room S$520k – S$590k

Estimated downpayment, monthly instalment and income 

Based on these price ranges, we can estimate the downpayment, monthly instalments and household income needed to pay for the August 2022 Tampines BTO flat. These estimates are based on the following assumptions: 

  • An HDB concessionary loan is taken, maximising the 85% loan-to-value (LTV)
  • The loan tenure is 25 years, with the current interest rate of 2.6%
  • There is no other housing loan to service

To illustrate, we’ll use the median of the price range and won’t be taking into account any CPF grants or savings to be used. We’ll also be using a mortgage calculator to do the math.  

Another thing is that for public housing, you can only use up to 30% of your monthly household income to service the home loan. This is called the Mortgage Servicing Ratio (MSR), which you can calculate using our MSR calculator. By taking this into account, we can then find the estimated household monthly income needed for the flat. 

Flat type Median price Loan amount (85%) Min. downpayment (15%) Estimated monthly instalment Estimated monthly household income
4-room S$409,500 S$348,075 S$61,425 S$1,579.11 S$5,263.70
5-room S$555,000 S$471,750 S$83,250 S$2,140.19 S$7,133.97

What we noticed about the August 2022 Tampines HDB BTO

This Tampines BTO is one of the three projects in this August 2022 BTO launch to offer 5-room flats. The other projects offering this flat type are the Ang Mo Kio BTO and Choa Chu Kang BTO. 

Sun Plaza Spring BTO is probably less popular than the Ang Mo Kio BTO, since it’s located far from the city centre. 

At the same time, this BTO is the smallest project in this launch, with only 267 units up for grabs. So we expect a little competition here due to the lower number of flats available and increasing demand for bigger space. 

Another thing that stands out is that this is one of the few BTOs to be launched in Tampines East. Since HDB started launching BTO projects in Tampines, many of them were located in Tampines North, which is not as developed.  

More importantly, we like that this BTO is pretty close to the heart of Tampines, where amenities are more accessible. 

Artist's impression of Sun Plaza Spring BTO
Artist’s impression of Sun Plaza Spring BTO. Source: HDB

August 2022 Tampines BTO: The Pros


*Disclaimer: Walking, public transport ride, driving durations are based on Google Maps estimates. Actual times may vary.

One main highlight of the August 2022 Tampines BTO is that it’s within walking distance of the MRT. Tampines East MRT is around an eight-minute walk. 

It’s just one stop to Tampines MRT, which you can also walk to for around 15 minutes from the BTO. 

With these two MRT stations, you can enjoy easy access to the East-West Line and Downtown Line. 

There’s one more MRT line to look forward to a few years after the project’s completion date, with the opening of the Cross Island Line in 2030. From Tampines MRT, it’s just one stop to Pasir Ris MRT, where you can get on the Cross Island Line to switch to other MRT lines such as North-East Line, North-South Line and Thomson-East Coast Line faster.  

For drivers, Tampines Expressway (TPE) and Pan-Island Expressway (PIE) are just a couple of streets away, linking you to other expressways like East Coast Parkway (ECP) and Central Expressway (CTE). 

Food and retail amenities

Just like Jurong East, there are plenty of retail options here with three malls available: Tampines 1, Tampines Mall and Century Square, which are all one stop away or a 15-minute bus ride away.  

As of writing, the nearest supermarkets are around an eight-minute walk away, such as Sheng Siong Supermarket at Tampines Avenue 7 and NTUC Fairprice at N4 Neighbourhood Centre. Here’s also where you can find various eateries and shops for daily essentials. 

Our Tampines Hub
Our Tampines Hub is around a 10-minute bus ride from the BTO. Source; URA

The nearest hawker centre is located at Our Tampines Hub, which is around a 10-minute bus ride away. 

Childcare centres

There are several childcare centres nearby as well. Those within a 15-minute walk of the Tampines BTO include PCS Grow and Glow and MY World Preschool at Tampines Street 41, and Genesis Childcare and PCF Sparkletots at Tampines Street 43. 

Closer to home, there will be a childcare centre within the Sun Plaza Spring BTO. 


Another reason why this Tampines BTO is ideal for families is the number of schools in the area. 

For instance, Gongshang Primary is right in front of the BTO. Another primary school within walking distance is Tampines North Primary at around a 15-minute walk. 

Other primary schools within the 1km radius are Yumin Primary and Chongzheng Primary. 

On top of these schools, you can find several institutions in the area: 

  • Pasir Ris Secondary 
  • Dunman Secondary
  • Ngee Ann Secondary, 
  • East Spring Secondary 
  • Tampines Primary and Secondary 
  • Junyuan Primary
  • St Hilda’s Primary and Secondary 
  • Springfield Secondary
  • Junyuan Secondary
  • Poi Ching School
  • Angsana Primary 

Tertiary institutions nearby include Temasek Junior College (from 2024 to 2027), Temasek Polytechnic and Singapore University of Design and Technology (SUTD). 

There are also upcoming special schools in the area: Pathlight School 2 and Maitri School. 

Recreational facilities

We also like that there are many recreational options here, so you don’t have to travel towards the city centre. 

If you’re looking for some greenery, Tampines Eco Green and Pasir Ris Town Park are both around a 30-minute bus ride.

Tampines Eco Green Park
Tampines Eco Green Park is around a 30-minute bus ride away.

There’s also Wild Wild Wet at around 10 minutes away by car. 

Or if you want to go to the beach, you don’t have to head to East Coast Park or Sentosa. Around a 12-minute drive away from the Tampines BTO is Pasir Ris Beach. 

Closer to home, there’s also Our Tampines Hub, where you can find the stadium, sports hall, swimming complex and library all in one place. 

Healthcare facilities

We also notice that Sun Plaza Spring BTO has a polyclinic within walking distance. Here, Tampines Polyclinic is within an eight-minute walking distance.

For those who require more comprehensive medical services, you can head to Changi General Hospital that’s around eight minutes away by car. 

August 2022 Tampines BTO: The Cons

No markets nearby 

This won’t be much of a concern if you get your groceries online or from the supermarket. 

But if you prefer to head to the wet market, you’ll need to travel a bit further. 

As of writing, the nearest wet markets are at Tampines Street 32, and Tampines Round Market and Food Centre at Tampines Street 11. Both are around a 20-minute bus ride. 

August 2022 Tampines BTO: Where are the best stacks with the best views?  

The plot is mostly surrounded by residential blocks, so there’s not much chance of getting unblocked views here. 

URA master plan of Aug 2022 Tampines BTO
The blue drop pin is where the August 2022 Tampines BTO will be at. Source: URA

You probably won’t get a view of Tampines Eco Green Park and the beach even if you manage to get a unit one of the north-facing stacks. Blk 400B of Sun Plaza Spring will be 11 storeys tall, so it’s just as tall as Blk 428 opposite. Blk 425 is slightly taller at 12 storeys tall. 

Site plan of Sun Plaza Spring BTO
Site plan of Sun Plaza Spring BTO. Source: HDB

So if you really want to get an unblocked view, your best bet would be getting one of the units at one of the south-facing stacks (254 and 252) that face Gongshang Primary. 

That is, unless you don’t mind the noise and traffic coming from the school in the morning and afternoon.

August 2022 Tampines BTO: What’s the potential price appreciation? 

In general, the average price psf has increased by 13.95% for 4-room and 5-room flats in Tampines. We also notice that the price increase has been steeper for the past two years at 13.88%. 

Price trend of resale flats at Tampines

We’re also looking at the resale prices of the BTOs nearby that have entered the open market. More specifically, we’re looking at the average price psf of 4-room and 5-room flats at Tampines Greenwood and Tampines Greenleaf. 

Generally, they have a higher average price psf since entering the resale market in 2019; it’s hovering around S$500 to S$600 psf, compared to the average in the whole town at S$450. 

Price trend of BTO flats at Tampines

Taking a closer look at the projects, flats at Tampines Greenwood have seen a price increase of 14.21%, while those at Tampines Greenleaf have a price increase of 9.75%. 


There are also some rental opportunities here, given its proximity to Tampines Regional Centre and Changi Business Park. If you’re looking for some rental income, consider renting out a room during the Minimum Occupation Period (MOP), or rent out the entire unit after the MOP.  

August 2022 Tampines BTO: Should you apply? 

Yes, if you don’t mind living far from the city centre and are looking for a 5-room flat. 

If you’ve been planning to live in the east, this is the BTO to ballot for. As mentioned earlier, we’ve noticed that so far, many of the Tampines BTOs launched in recent years were located at Tampines North. Save for IKEA, Courts and Giant supermarket, there’s not much development in the area yet.

For instance, Tampines North MRT will only be ready in 2030 with the opening of the Cross Island Line. 

So this BTO is one of the few that will be launched closer to the heart of Tampines, where more amenities are already available, such as MRT stations, schools, malls and neighbourhood centres.  

On top of that, among the August 2022 BTO launches, the Sun Plaza Spring BTO has the shortest waiting time of 3 years. If you don’t want to wait too long, this is the BTO to ballot for. 

Will you apply for the August 2022 Tampines BTO? Let us know in the comments section below.

If you found this article helpful, check out our overview of the August 2022 BTO projects and in-depth reviews: 

  • Ang Mo Kio August 2022 BTO
  • Bukit Merah August 2022 BTO
  • Choa Chu Kang August 2022 BTO
  • Jurong East August 2022 BTO
  • Woodlands August 2022 BTO

Frequently asked questions

When is the next BTO launch in 2022?

The next HDB BTO launch in 2022 after the August exercise will be in November.

How long is the BTO wait?

In general, the waiting time ranges between 3 to 5 years.

Will there be SBF in 2022?

Yes, there will be a Sale of Balance (SBF) exercise twice a year, in May and November.

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