Ang Mo Kio, Tampines, Or Tengah: Which HDB BTO Launch (November 2019) Should You Apply For?
 
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Ang Mo Kio, Tampines, Or Tengah: Which HDB BTO Launch (November 2019) Should You Apply For?

Kenneth Fong
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If you’re in the market for an HDB BTO, you’re in luck because the November 2019 HDB BTO launch lineup includes Ang Mo Kio and Tampines – two mature estates which are a no-brainer for couples doing the “Ai BTO mai” tango.

As well as Tengah, a non-mature estate which will feature Singapore’s first car-free town centre amidst a lush “Forest Town”.

HDB BTO November 2019

Don’t know which to pick?

Let’s have a closer look, shall we?

Note: Applications are open till 18 November 2019 (Monday) 11:59pm. Successful applicants will be determined by a computer ballot, and NOT on a first-come, first-served basis.


TL;DR: An Overview Of The HDB BTO Sales Launch Nov 2019

 Ang Mo KioTampinesTengah
Estate TypeMatureMatureNon-Mature
Flats Available4546573,460
Flat Types Available2-Room Flexi
3-Room
4-Room
2-Room Flexi
3-Room
4-Room
5-Room
2-Room Flexi
3-Room
4-Room
5-Room
3Gen
Indicative Price Range (excluding grants)2-Room Flexi: $170,000 - $253,000

3-Room: $332,000 - $391,000

4-Room: $451,000 - $563,000
2-Room Flexi: $145,000 - $216,000

3-Room: $281,000 - $328,000

4-Room: $394,000 - $480,000

5-Room: $508,000 - $606,000
2-Room Flexi: $110,000 - $167,000

3-Room: $208,000 - $256,000

4-Room: $302,000 - $381,000

5-Room: $409,000 - $510,000

3Gen: $442,000 - $504,000
4-Room Price
(including grants)
From $406,000From $349,000From $242,000
Selection Of FlatDec 2019 to May 2020
Estimated Possession Date31 Oct to 30 Nov 202430 Nov 2023 to 31 Jan 2024Plantation Grange: 31 Aug to 31 Dec 2023

Plantation Village: 31 Oct 2023 to 31 Jan 2024

Garden Vines @ Tengah
31 May to 31 Aug 2024
Nearest ExpresswaysCentral Expressway

North-South Corridor (to be completed by 2026)
Kranji Expressway

Pan Island Expressway

Tampines Expressway
Kranji Expressway

Pan Island Expressway
Nearest MallsAng Mo Kio Hub
Broadway Plaza
Djitsun Mall
Jubilee Square
Century Square
Giant Hypermarket
Ikea Tampines
Tampines Mall
Tampines One
Our Tampines Hub
IMM
JCube
Jem
Westgate
West Mall
Nearest MRT StationsYio Chu Kang

Lentor (opening in 2020)
Tampines

Tampines West
Hong Kah (opening in 2026)

Tengah (opening in 2026)

Tengah Plantation (opening in 2027)

Tengah Park (opening in 2027)
Nearest SchoolsAnderson JC
Anderson Pri
CHIJ St. Nicholas Girls'
ITE College Central
Mayflower Pri
Nanyang Poly
Presbyterian High
Yio Chu Kang Sec
Junyuan Sec
Poi Ching School
St. Hilda's Pri
St. Hilda's Sec
SUTD
Tampines JC
Tampines Meridian JC
Tampines Pri
Temasek Poly
Bukit Batok Sec
Dazhong Pri
Hong Kah Sec
ITE College West
Jurong JC
Jurong Pri
Jurongville Sec
Millennia Institute
NTU
Princess Elizabeth Pri

Highest Potential

If you want the cheapest, with the highest chance of success, and don’t mind waiting a bit for the estate’s full potential to shine through, consider Tengah (think of it as Punggol, but about a decade ago).

Also, if you’re thinking of upgrading after MOP, then a flat in Tengah with a lower cash outlay and a high potential for appreciation might be worth considering.

Fastest To Be Completed

If you’re in a rush to get your BTO, the fastest project estimated to be ready is Tengah (31 August 2023).

But if you can afford to wait an additional month and want to live a mature estate with amenities which are already available, then Tampines (30 November 2023) might be a better option.

Hottest Project

Is none other than Ang Mo Kio, since the last BTO project in Ang Mo Kio was back in May 2016.

The fact that it is also a mature estate and is within the immediate vicinity of popular schools like Presbyterian High School and Anderson Primary School means that naturally, it will be popular especially amongst young couples planning to have children.

The project is also about a 10-minute walk from Lentor MRT when the station is completed in 2020.

All of these factors mean that Ang Mo Kio is the most expensive and probably will be oversubscribed.

So if you do choose to go ahead with this launch, then may the odds be ever in your favour.


Ang Mo Kio Nov 19 HDB BTO Launch

Yio Chu Kang Beacon will be located along Ang Mo Kio Avenue 9.

Yio Chu Kang Beacon Site Plan November 2019 BTO
Source: HDB

It will feature 3 residential blocks ranging from 11 to 18 storeys high.

Ang Mo Kio Yio Chu Kang Beacon
Source: HDB

A total of 454 units of 2-room Flexi, 3-, and 4-room flats are available for application.

How Much Will The Ang Mo Kio BTO Flats Cost?

Here’s the indicative price range as listed by HDB:

 Ang Mo Kio BTO Indicative Price Nov 2019 (excl grants)
2-Room Flexi$170,000 - $253,000
3-Room$212,000 - $253,000
4-Room$451,000 - $563,000

For comparison, here’re the prices for the Ang Mo Kio BTO launch back in May 2016:

 Ang Mo Kio BTO Indicative Price May 2016 (excl grants)
2-Room FlexiFrom $142,000
3-Room-
4-RoomFrom $382,000
5-RoomFrom $515,000
3GenFrom $541,000

Property prices in Singapore have always seen an uptrend, so naturally, prices for a 2-Room Flexi have jumped by $28,000, while a 4-Room flat saw an increase of $69,000.

The AMK project is the most expensive for the November 2019 BTO HDB launch – but that’s not going to deter people from applying anyways.

What Are The Nearest Shopping Malls?

The first thing that most Singaporeans would be concerned about – in an estate – would be the presence of shopping malls.

Why?

A shopping mall means you’ll have easy access to:

  • entertainment (eg. cinema)
  • food and beverage
  • supermarkets for groceries
  • shopping

And if you’re near a big enough shopping mall, it will most probably be situated next to a major transport hub.

For the Ang Mo Kio BTO November 2019 Launch, you’ll be near:

  • Ang Mo Kio Hub
  • Broadway Plaza
  • Djitsun Mall
  • Jubilee Square

What Are The Nearest MRT Stations?

The majority of Singaporeans have this fascination with having their homes as close to an MRT station as possible.

And for good reason too.

Imagine having to take a long (or multiple) bus ride AFTER taking a long train ride back from school or work… Damn sian, right?

For the Ang Mo Kio BTO November 2019 Launch, you’ll be near:

  • Yio Chu Kang
  • Lentor (opening in 2020)

The latter being about 10 minutes walk from Yio Chu Kang Beacon.

What Are The Nearest Schools?

If you’re a young couple applying for a BTO, then one of your top concerns would be what schools are in the vicinity of your soon-to-be (hopefully) estate.

For the Ang Mo Kio BTO November 2019 Launch, you’ll be near:

  • Anderson JC
  • Anderson Pri
  • CHIJ St. Nicholas Girls’
  • ITE College Central
  • Mayflower Pri
  • Nanyang Poly
  • Presbyterian High
  • Yio Chu Kang Sec

Note: the ones in bold are literally across the road or right next door

From primary to tertiary options, I’d say that Ang Mo Kio has got you and your children covered.


Tampines Nov 19 HDB BTO Launch

Tampines Greenspring will be bounded by Tampines Avenue 5 and Tampines Walk.

It will be located right next to Our Tampines Hub and is mere minutes from the Tampines Central cluster of shopping malls and Tampines Interchange.

Tampines Greenspring November 2019 BTO
Source: HDB

There will be 657 units of 2-room Flexi, 3-, 4-, and 5-room flats across 6 residential blocks, ranging from 12 to 15 storeys.

Tampines Greenspring
Source: HDB

How Much Will The Tampines BTO Flats Cost?

Here’s the indicative price range as listed by HDB:

 Tampines BTO Indicative Price Nov 2019 (excl grants)
2-Room Flexi$145,000 - $216,000
3-Room$281,000 - $328,000
4-Room$394,000 - $480,000
5-Room$508,000 - $606,000

And here’re the indicative prices from the Tampines BTO Sep 2019 and Tampines BTO Nov 2018 launches if you’d like a comparison of prices:

 Tampines BTO Indicative Price Sep 2019 (excl grants)Tampines BTO Indicative Price Nov 2018 (excl grants)
2-Room Flexi-From $134,000
3-Room-From $240,000
4-RoomFrom $312,000From $352,000
5-RoomFrom $418,000From $472,000

You’ll notice that a 4-room flat in Tampines GreenGem (Nov 2018 BTO Launch) starts from $352,000 as compared to one in Tampines GreenGlen (Sep 2019 BTO Launch) which comes in at a lower price of $312,000.

The reason for this difference is because Tampines GreenGem is near Bedok Reservoir, Temasek Polytechnic, and Tampines West MRT. For those familiar with the east, it means that it is about a 15 minutes bus ride to Tampines Central – or shorter if you choose to take the train from Tampines West.

The more recent Tampines GreenGlen is slightly cheaper because it is further away from Tampines Central. In fact, it’ll take about a 30 minutes bus ride to either Pasir Ris or Tampines MRT. Other than that, the closest station, Tampines North MRT, will only be completed in 2029.

With these considerations in mind, you’ll understand why Tampines Greenspring commands a higher premium as compared to both BTO launches. And it’s largely because of its proximity to Tampines Central – which is literally within walking distance from the estate.

What Are The Nearest Shopping Malls?

So. Many. Please.

  • Century Square
  • Tampines Mall
  • Tampines One
  • Our Tampines Hub

And if you take a short bus ride, you’ll find yourself in Ikea Tampines (meatballs and chicken wings, anyone?) and Giant Hypermarket.

Need to catch a flight for your next holiday? Changi Airport is only a 10 minutes cab ride.

What Are The Nearest MRT Stations?

For the Tampines BTO November 2019 Launch, you’ll be near:

  • Tampines

What Are The Nearest Schools?

Similar to Ang Mo Kio, a mature estate means that you’ve got plenty of schools to choose from:

  • Junyuan Sec
  • Poi Ching School
  • St. Hilda’s Pri
  • St. Hilda’s Sec
  • SUTD
  • Tampines JC
  • Tampines Meridian JC
  • Tampines Pri
  • Temasek Poly

Tengah Nov 19 HDB BTO Launch

The Tengah launch will see 3 different estates within the (upcoming) Tengah Town namely:

Garden Vines @ Tengah

Tengah Garden Vines @ Tengah, Plantation Grange, and Plantation Village
Source: HDB

A total of 900 units of 2-room Flexi, 3-, 4-, and 5-Room flats will be available for booking.

Plantation Grange

There will be 10 residential blocks from 7 to 15 storeys high.

Tengah Plantation Grange November 2019 BTO
Source: HDB

A total of 1,140 units of 2-room Flexi, 3-, 4-, 5-Room and 3Gen flats will be available for booking.

Plantation Village

There will be 15 residential blocks from 6 to 15 storeys high.

Tengah Plantation Village November 2019 BTO
Source: HDB

A total of 1,420 units of 2-room Flexi, 3-, 4-, and 5-Room flats will be available for booking.

How Much Will The Tengah BTO Flats Cost?

In terms of flat types, only the Tengah BTO project will include all flat types, including 3Gen flats – which even the previous two Tengah BTO launches lack.

It’s nothing to scream about, but hey, it just means that you have more options to choose from.

Here’s the indicative price range as listed by HDB:

 Tengah BTO Indicative Price Nov 2019 (excl grants)
2-Room Flexi$110,000 - $167,000
3-Room$208,000 - $256,000
4-Room$302,000 - $381,000
5-Room$409,000 - $510,000
3Gen$442,000 - $504,000

And here’re the indicative prices from the Tengah BTO May 2019 and Nov 2018 launches:

 Tengah BTO Indicative Price May 2019 (excl grants)Tengah BTO Indicative Price Nov 2018 (excl grants)
2-Room FlexiFrom $106,000From $101,000
3-RoomFrom $192,000From $193,000
4-RoomFrom $309,000From $290,000
5-RoomFrom $415,000From $397,000

For a 4-room flat in Tengah, the prices hover around the $300,000 mark. Which is comparatively lower as compared to other 4-room options around the island.

For a 5-room flat, it’ll be around the $400,000 mark.

Overall, if you’re looking for the cheapest option this November 2019 BTO launch, as well as the highest chance of successfully applying and getting a flat… Your best bet is Tengah.

Homeowners looking to sell after the Minimum Occupation Period (MOP) in order to upgrade to a larger home might want to also consider this BTO launch as it involves a lower cash outlay.

Even though Tengah Town property prices are relatively low now – due to the lack of existing amenities and facilities – there’s a pretty high chance that it will appreciate like how Punggol has over the years.

Think about it: the government is not going to build a new town and leave it to languish right?

What Are The Nearest Shopping Malls?

As the town is not developed yet, the closest malls will be those in the surrounding estates of Bukit Batok, Choa Chu Kang, and Jurong:

  • IMM
  • JCube
  • Jem
  • Westgate
  • West Mall

But give it time.

There will probably be more amenities and facilities built nearby to serve the town.

What Are The Nearest MRT Stations?

Again, for now, the closest MRT station is actually Bukit Batok MRT.

But that’s about 3km away so no one’s going to walk that distance in Singapore’s sweltering heat.

However, Tengah town’s plan for a car-free town centre means that a PROPER network of MRT stations and buses will have to be built in the estate.

These MRT stations aren’t there yet, but in due time, you’ll be near:

  • Hong Kah (opening in 2026)
  • Tengah (opening in 2026)
  • Tengah Plantation (opening in 2027)
  • Tengah Park (opening in 2027)

The earliest delivery date for Tengah BTOs is Plantation Grange, in 31 August 2023. Which means that even if you do get your flat then, you’ll need to wait about 3 years before the Hong Kah MRT station is functional.

What Are The Nearest Schools?

When it comes to schools, you’ll be able to find options from primary school all the way to university, within Tengah’s vicinity:

  • Bukit Batok Sec
  • Dazhong Pri
  • Hong Kah Sec
  • ITE College West
  • Jurong JC
  • Jurong Pri
  • Jurongville Sec
  • Millennia Institute
  • NTU
  • Princess Elizabeth Pri

Have A Question About The Upcoming BTO Launch?

Still unsure about which project you choose?

Need help with questions like whether you should go with a bank loan or HDB loan?

Why not ask our friendly Seedly community on our Seedly QnA?

Ask Your BTO Related Questions Now!

Whether you love or hate our content... WE WANT TO HEAR WHAT YOU THINK!

About Kenneth Fong
Editor of Seedly's blog. Owner of a 4-room HDB BTO and married to a financial clutz. Probably the closest to an adult you can find on the Seedly team.
You can contribute your thoughts like Kenneth Fong here.

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