July 21, 2025

Credit: HDB

A comprehensive overview of the BTO July 2025, covering flat supply, locations, policies, pricing, prep tips and strategy.

Note: In the BTO July 2025, HDB has increased the allocation quota for second-timer families by five percentage points for three‑room and larger flats, providing more opportunities for upgraders.

July 2025 BTO Launch at a Glance

• Total flats: Approximately 5,400 BTO units, across seven towns.
  
• Project sites: Simei (Tampines), Woodlands North Coast, two sites in Bukit Merah, Toa Payoh, Clementi, Bukit Panjang, and Sembawang.
  
• Connectivity: Five of the seven sites are located within 600 metres of MRT stations.
  
• Sales Exercise: Running alongside the Sale of Balance Flats (SBF) with around 3,000 units, suitable for immediate or short-term occupancy.
  
• Shorter Waiting Time (SWT): Many July units were built with SWT options to reduce waiting time.
  

The July BTO 2025 launch brings about 5,400 flats across seven locations, including Simei, Toa Payoh, Bukit Merah, and Woodlands. This round also introduces new policies, including deferred income assessment for young couples, a stricter ballot shortlisting process, and a nationwide push for Shorter Waiting Time (SWT) flats.

If you’re planning to apply, here’s a quick guide to the locations, prices, policies, and what to expect from this launch.

Overview of Each BTO 

1. Simei (Tampines): A Long‑Awaited Comeback
2. Woodlands North Coast:  Waterfront Transformation Underway
3. Bukit Merah (Alexandra / Tanglin): Inner‑City, Prime Living
4. BTO Toa Payoh: Central Location with Educational Depth
5. Clementi: New Flats Near MRT, Schools, and Amenities
6. Sembawang: Spacious Family Living in Green Surroundings
7. Bukit Panjang: Suburban Green with Transit Access

July 2025 Projects Overview

Town / Project	Units	Flat Types	MRT / Transport Access	Estimated Waiting Time	HDB Classification
Simei (Tampines)	380	Two‑room Flexi, four-room, five‑room	Five-minute walk from Upper Changi MRT Station (DT34)	48 months	Standard
Woodlands North	1,130	Two‑room Flexi to five‑room	Woodlands North MRT Station (TE1)	47 to 48 months	Standard
Bukit Merah (Alexandra)	490	Three‑room, four‑room	Ten-minute walk to Redhill MRT Station (EW18)	Subject to change	Prime
Bukit Merah (Tanglin)	590	Two-room Flexi to four‑room	Redhill MRT Station (EW18)	Subject to change	Prime
Toa Payoh	720	Two‑room Flexi to four‑room	Five‑minutes walk to Caldecott MRT Station (CC17/TE9) & Braddell MRT Station (NS18)	55 months	Plus / Prime
Clementi	750	Two‑room Flexi to four‑room	Steps from Clementi MRT Station (EW23)	Subject to change	Plus
Sembawang	750	Two‑room Flexi to five‑room, three‑Gen	One km from Sembawang MRT Station (NS11) via bus link	55 to 56 months	Standard
Bukit Panjang	620	Two‑room Flexi to four‑room	Bangkit LRT Station (BP6) (connects to Choa Chu Kang MRT Station (NS4/BP1))	Subject to change	Standard

BTO SG launches with Price Estimates and Active Listings by Project Area 

Project	Estimated HDB price range	Latest listings available
Tampines	S$435,000 to S$1,200,000	584 HDB Flats Listings
Woodlands North	S$330,000 to S$1,300,000	641 HDB Flats Listings
Bukit Merah (Alexandra)	S$3,30,000 to S$1,250,000	504 HDB Flats for Sale in Alexandra / Commonwealth Listings
Bukit Merah (Tanglin)	S$318,000 to S$1,250,000	389 HDB Flats Listings
Toa Payoh	S$350,000 to S$1,188,888	476 HDB Flats Listings
Clementi	S$408,000 to S$1,428,000	194 HDB Flats Listings
Sembawang	S$388,000 to S$999,999	366 HDB Flats Listings
Bukit Panjang	S$618,000 to S$1,150,000	350 HDB Flats Listings

Highlights of Each July 2025 BTO SG Project

Here is a breakdown of BTO Singapore launches, covering flat types, location benefits, and what makes each site unique.

1. Simei (Tampines): A Long-Awaited Comeback

Simei returns to the BTO lineup for the first time since the 2011 launch of Parc Lumiere. Situated between Simei Road and Upper Changi Road East, the development offers excellent connectivity to the Downtown Line, with Expo MRT Station (CG1/DT35) and Changi Airport easily accessible. 

Project at a Glance: Simei (BTO Tampines 2025)

Feature	Details
Flat Types	Two-room Flexi, four-room, five-room
No. of Units	380
Estimated Waiting Time	48 months
Nearest MRT	Upper Changi MRT Station (DT34) – five-minute walk Expo MRT Station (CG1/DT35)
Nearby Landmarks	SUTD, Singapore Expo, Changi Business Park
Amenities	Supermarkets, pre-school, retail shops, eatery
Classification	Standard

2. Woodlands North Coast:  Waterfront Transformation Underway

This is the second BTO in the Woodlands North Coast precinct, following the February 2024 release. Positioned next to Woodlands North MRT Station (TE1) and near the checkpoint, the project is well-suited for cross-border workers. It forms part of a planned mixed-use waterfront community with long-term prospects.

Project at a Glance: Woodlands North Coast (July 2025)

Feature	Details
Flat Types	Two-room Flexi, three-room, four-room, five-room
No. of Units	1,130
Estimated Waiting Time	47 to 48 months
Nearest MRT	Woodlands North MRT Station (TE1)
Nearby Landmarks	Woodlands Checkpoint, Admiralty Park, RTS Link
Amenities	Future mixed-use precinct, park connector
Classification	Standard

3. Bukit Merah (Alexandra / Tanglin): Inner‑City, Prime Living

These two city-fringe sites are expected to fall under HDB’s prime classification. One occupies the former Alexandra Post Office site, offering proximity to the canal park, while the other is located along Tanglin Road, near established schools and lifestyle amenities.

Project at a Glance: Bukit Merah (July 2025)

Feature	Alexandra Site	Tanglin Site
Flat Types	Three-room, four-room	Two-room Flexi, three-room, four-room
No. of Units	490	590
Nearest MRT	Redhill MRT Station (EW18)– ten min walk	Redhill MRT Station (EW18)- 12 min walk
Nearby Landmarks	Alexandra Canal, Delta Sports Hall	Alexandra Canal, Delta Sports Hall, Crescent Girls’ School, CHIJ
Amenities	Supermarket, retail shops, eateries, schools	Supermarket, childcare centre, retail shops and schools
Classification	Prime	Prime

4. BTO Toa Payoh: Central Location with Educational Depth

Toa Payoh’s upcoming BTO sits between Toa Payoh Rise and Braddell Rise, offering access to both Caldecott (Circle and Thomson Lines) and Braddell (North-South Line) MRT stations. Its standout feature is proximity to top schools like Raffles Girls’ School and Raffles Institution.

Project at a Glance: BTO Toa Payoh (July 2025)

Feature	Details
Flat Types	Two-room Flexi, three-room, four-room
No. of Units	720
Estimated Waiting Time	55 months
Nearest MRT	Caldecott MRT Station (CC17/TE9) Braddell MRT Station (NS18)
Nearby Landmarks	Raffles Girls’, CHIJ, Toa Payoh Hub
Amenities	Retail outlets, pre-school and eateries onsite
Classification	Plus / Prime

5. Clementi: New Flats Near MRT, Schools, and Amenities

Located beside Clementi MRT Station (EW23) and The Clementi Mall, this development adds roughly 750 units to an area that hasn’t seen a BTO launch since 2017.

Project at a Glance – Clementi (July 2025)

Feature	Details
Flat Types	Two-room Flexi, three-room, four-room
No. of Units	750
Nearest MRT	Clementi MRT Station (EW23)
Nearby Landmarks	NUS, Singapore Poly, Clementi schools
Amenities	Polyclinic, pre-school, sports hall, eateries
Classification	Plus

6. Sembawang: Spacious Family Living in Green Surroundings

The Sembawang BTO launch will introduce around 750 flats. Although it is approximately one km from the MRT, the development is well-connected by bus and offers proximity to family care amenities and schools.

Project at a Glance: Sembawang (July 2025)

Feature	Details
Flat Types	Two-room Flexi, three-room, four-room, five-room, three-Gen
No. of Units	750
Estimated Waiting Time	55 to 56 months
Nearest MRT	Sembawang MRT Station (NS11) – One km with bus access
Nearby Landmarks	Canberra schools, parks, Canberra Plaza
Amenities	Heartland shopping, eateries, and community hubs
Classification	Standard

7. Bukit Panjang: Suburban Green with Transit Access

This project benefits from immediate access to Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1), and is adjacent to Zhenghua Nature Park, making it ideal for families seeking a tranquil living environment.

Project at a Glance: Bukit Panjang (July 2025)

Feature	Details
Flat Types	Two-room Flexi, three-room, four-room
No. of Units	620
Nearest Transit	Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1)
Nearby Landmarks	Zhenghua Nature Park, Beacon Primary School
Amenities	Minimart, eateries, and shops onsite
Classification	Standard

Looking at other upcoming launches beyond July? Tengah BTO projects have been attracting strong demand in recent years. If you’re open to renting in Tengah while waiting for your new flat, view Tengah HDB rentals here.

Key Policy Updates for the July 2025 BTO Launch

• Deferred Income Assessment
  Young couples (under 30, students, or NSmen) can declare their income later to improve their loan and grant chances.
• Stricter Ballot Shortlisting
  The shortlist is now capped at 200% of unit supply (previously 300%), increasing the chances for shortlisted applicants to succeed.
• Nationwide SWT Rollout
  Approximately 3,800 SWT flats are expected to be launched in 2025, significantly reducing waiting times.
• Sale of Balance Flats (SBF)
  Around 3,000 near-complete units were released in July for quicker move-in.
• Family Care Scheme (FCS)
  New grant scheme supports families living near the elderly or dependents.
• Greater Access for Singles and Multi-Generation Families
  More two-room Flexi flats in mature areas and new three-generation units in Sembawang.

Planning for the July 2025 BTO Launch?

If you’re eyeing a unit in the July 2025 BTO launch, be sure to apply for your HDB Flat Eligibility (HFE) letter early. This helps you understand your financing options and grant eligibility before the application window opens.

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