It’s been almost five years since the first Tengah BTO project – Parc Residences @ Tengah in the November 2018 BTO sales exercise – launched. Right now, we’re only months away from seeing it completed, and its residents occupying these BTO flats.
Many people are anticipating the development of Tengah. It’s shaping up to be a smart energy town, including modern infrastructure that allows it to be ‘car-lite’, cool outdoors even on warmer days, and automatic waste collection. The upcoming completion of the Jurong Region Line (JRL) also means that Tengah residents will gain access to our MRT system, and even greater convenience to the Jurong Lake District (JLD).
Good news, if that sounds like a great choice for you and your partner: the upcoming August 2023 BTO launch will include another BTO project in Tengah. The Tengah August 2023 BTO launch will see about 1,010 2-room Flexi, 3-room, 4-room, and 5-room BTO flats.
First-timer applicants interested to snatch up an upcoming August 2023 BTO flat, watch our quick guide here:
Apply for an Upcoming August 2023 BTO Flat
HDB BTO Tengah 2023 August Map
BTO Tengah August 2023 Location
| Name of the Tengah HDB BTO August 2023 project | TBA |
| Address | Bounded by Plantation Close (u/c) and Plantation Crescent (u/c) |
| Types of BTO flats | 2-room Flexi, 3-room, 4-room, and 5-room |
| Price | TBA |
| Nearest MRT station | Tengah Park MRT station (opening in 2028) |
| Nearest amenities | Bukit Batok Community Club, Bukit Batok Polyclinic, West Mall, and Le Quest Shopping Mall |
| Nearby schools | Anglo-Chinese School (Primary) (by 2030), Bukit Batok Secondary School, Bukit View Primary School (future) Jurong Primary School, Dulwich College (Singapore), Jurongville Secondary School, Millennia Institute, Pioneer Primary School (future), and Princess Elizabeth Primary School |
Following the launch of Plantation Verge in the May 2023 BTO exercise, two plots of land just a street away will be following suit for the Tengah August 2023 BTO launch.
Similar to Plantation Verge, the Tengah August 2023 BTO flats will have great connectivity to public transport, albeit slightly further away from the PIE for drivers. However, being one street away has its advantages, as any noise and/or dust from the busy expressway is reduced.
Residents will also have good amenities close by, such as the proposed Forest Fringe park at their doorstep, Pioneer Primary School just next door, a proposed health and medical care facility within a five-minute walk and even a proposed Tengah pond.
Tengah BTO Price (HDB BTO August 2023 Launch)
| Unit type | Tengah BTO price (HDB BTO August 2023) | Previous Tengah BTO price (HDB BTO May 2023) | Previous Tengah BTO price (HDB BTO November 2022) |
| 2-room Flexi | From $130,000 (estimated) | $125,000 to $178,000 | $111,000 to $174,000 |
| 3-room | From $240,000 (estimated) | $238,000 to $288,000 | $214,000 to $262,000 |
| 4-room | From $360,000 (estimated) | $350,000 to $440,000 | $307,000 to $397,000 |
| 5-room | From $460,000 (estimated) | $454,000 to $575,000 | $428,000 to $536,000 |
About 1,010 BTO flats will be available in the Tengah August 2023 BTO launch, which includes a pure rental block and two integrated sold and rental blocks – a total of about 250 units of rental flats.
If you didn’t manage to get a BTO ballot in for the Plantation Verge Tengah May 2023 BTO project but loved the location, the Tengah August 2023 BTO project may be the opportunity you’re looking for.
In addition, the new construction technologies that shorten the wait time for Tengah BTO flats from the usual four to five years to 3.3 years could be utilised, which means the Tengah August 2023 BTO flats could be completed by as early as 2026 – coinciding with the launch of JRL phase one.
As Tengah is still an upcoming estate, there are no HDB resale flat statistics just yet. Taking recent Tengah BTO flat prices as a comparison, they are quite affordable and it is likely that in the future when the Minimum Occupation Period (MOP) for early Tengah BTO flats are fulfilled, homeowners may be able to turn a decent profit on their houses.
Budgeting for Your Tengah HDB BTO August 2023 Home Loan
The Tengah August BTO flats are likely more affordable than BTO flats in mature estates. Based on past estimates, here is how much you likely need to budget for the Tengah August 2023 BTO flats.
| HDB BTO August 2023 Tengah unit type | Price (estimated) | If you take an HDB loan (at 2.6% p.a., 80% LTV) | If you take a bank loan (at 3.6% p.a., 75% LTV) |
| 2-room Flexi | $130,000 | $26,000 down payment, estimated $472 monthly mortgage repayments | $32,500 down payment, estimated $493 monthly mortgage repayments |
| 3-room | $240,000 | $48,000 down payment, estimated $871 monthly mortgage repayments | $60,000 down payment, estimated $911 monthly mortgage repayments |
| 4-room | $360,000 | $72,000 down payment, estimated $1,307 monthly mortgage repayments | $90,000 down payment, estimated $1,366 monthly mortgage repayments |
| 5-room | $460,000 | $92,000 downpayment, estimated $1,670 monthly mortgage repayments | $115,000 downpayment, estimated $1,746 monthly mortgage repayments |
All prices stated above exclude CPF Housing Grants.
We have used an interest rate of 2.6% and a Loan-to-Value (LTV) limit of 80% for the HDB loan examples and an interest rate of 3.6% and an LTV of 75% for the bank loan examples. The above examples go on the basis of a 25-year loan. However, if you can make higher monthly repayments, you may want to opt for a shorter loan (and pay lesser interest!).
For a more accurate estimate appropriate to your situation, you can use PropertyGuru’s affordability calculator. You can also chat with a PropertyGuru Finance Mortgage Expert for personalised advice on home loans and financing.
Tengah BTO August 2023 Amenities
Schools at Your Doorstep
Pioneer Primary School will literally be next door, and ACS Pirmary will also relocate to Tengah by 2030. In the surrounding vicinity of Bukit Batok, Choa Chu Kang and Jurong East, there are other schools as well.
Good Transport Links
This brings us to the next point. For both public transport takers and drivers alike, getting to the nearest MRT station (Tengah Park) and to the expressway (PIE) is a breeze. This also works for those who take the occasional taxi, whether for work or on a weekend.
Rental Units Available
The appearance of rental flats provides another housing option for families who may not want to commit to buying a flat just yet, or may be unable to buy a flat due to financing or some other reasons.
Forest Town to be Unveiled
We’re excited to see the official launch of Singapore’s first Forest Town in Tengah, which features a car-free town centre, community gardening zones, a forest corridor, and more.
Conclusion: Is the Tengah August BTO 2023 Project Worth Balloting For?
Greenery, check. Primary schools, check. Public transport links, check. Affordability, check.
The only thing we’re unsure about is the amenities such as supermarkets and hawker centres. However, that’s normal for a brand-new estate.
There will also be close to 1,000 units to bid for (minus the rental ones), so the success rate should be relatively good.
However, if you’re not used to living in a non-mature estate, Tengah might not be the right choice for you. Then again, this plot also feels like it could work for those transitioning from a mature estate due to its proximity to public transport.
Pros of Tengah August BTO 2023
- A relatively large supply of flats
- Various unit types available, from 2-room Flexi to 5-room BTO flats
- Likely easier to ballot for (and succeed)
- ACS Primary and other schools moving here too
- Rekindle the ‘kampung spirit’ with community gardens in this Forest Town
- Walking distance to MRT station
- Close to expressway
- More affordable flat prices
Cons of Tengah August BTO 2023
- Further from the city centre
- Less convenient till the JRL launches (after 2026)
- Fewer amenities as it is a new estate
- Construction of key amenities is still in progress
- Ongoing construction of other BTO projects
As Tengah is a non-mature town, flat prices are generally more affordable, and the rate of balloting success should be higher as fewer people are contesting for the units as compared to that of a mature town. Although it’s from the city centre, if you don’t mind the commute to work, this is your verdant oasis before and after work hours.
BTO Application Process Updates from Upcoming Aug 2023 BTO Launch Onwards
From the August 2023 BTO onwards, all BTO applicants will need to apply for the HDB Flat Eligibility (HFE) letter before applying for their desired BTO project.
If you’re thinking of applying for an upcoming August 2023 BTO flat, we suggest that you apply for your HFE letter before August; while HDB will take up to 21 working days to process your application, they may face delays during peak periods (e.g. BTO launch weeks).
From August 2023 onwards, first-timer BTO applicants who reject their BTO ballots will also be considered second-timer applicants for one full year. During their second BTO application attempt, if they reject another BTO ballot, they won’t be able to apply for any BTO flats in the following year.
Furthermore, the Family and Parenthood Priority Scheme (FPPS) will officially replace the Parenthood Priority Scheme (PPS). This new HDB scheme will include a new applicant priority subset, the First-timer (Parents and Married Couples) category, or FT(PMC). Up to 40% of BTO flats in each sales exercise will be reserved for eligible FT(PMC) applicants.
Lastly, if you are an FT(PMC) who was unsuccessful for two or more tries (in a non-mature estate), you will receive one more chance per subsequent BTO application. This rule was introduced to help those unsuccessful in repeated balloting attempts.
Other August 2023 HDB BTO Launch Reviews
Read about the other August 2023 BTO launch reviews before applying:
- HDB BTO August 2023 Launch Review: Choa Chu Kang, Kallang/Whampoa, Queenstown, and Tengah
- HDB BTO August 2023 Choa Chu Kang Review: 9-minute Walk to Bukit Panjang MRT Station
- HDB BTO August 2023 Kallang/Whampoa Review: 3 BTO Sites Near Geylang and Toa Payoh
- HDB BTO August 2023 Queenstown Review: 4-minute Walk to Commonwealth MRT Station
If you’re still undecided if you should ballot for the Tengah August 2023 BTO flats, do also consider applying for a Sale of Balance Flats (SBF) or Open Booking of Flats (OBF) unit.
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