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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It’s November.

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.

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

Don’t know which to pick?

Let’s have a closer look, shall we?


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

 Ang Mo KioTampinesTengah
Estate TypeMatureMatureNon-Mature
Flats Available (estimated)4506503,460
PricesTBCTBCTBC
4-Room Price Estimate
(excluding grants)
From $382,000 (based on May 2016 BTO Launch)From $312,000 (based on Sep 2019 BTO Launch)From $309,000 (based on May 2019 BTO Launch)
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
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

With 3,460 units estimated to be available, Tengah has the lion’s share when it comes to flat availability.

And from the estimated prices – based on the most recent, past BTO launch – it looks like Tengah will be cheapest as well.

This is understandable as Tengah is a non-mature estate with plenty of space that is still being developed (think Punggol, but more than a decade ago).

Ang Mo Kio and Tampines, on the other hand, only have 1,000 flats collectively for application.

Considering that they are both mature estates (read: lots of existing amenities and facilities nearby) which are hot favourites you can be sure that they’ll be oversubscribed.

Conclusion?

If you want the cheapest (most likely), the highest chance of success, and don’t mind waiting a bit for the estate’s full potential to shine through… Tengah.

Ang Mo Kio and Tampines? Confirm plus chop everybody also want to apply.

With Ang Mo Kio (probably) being the most expensive project.


Ang Mo Kio Nov 19 HDB BTO Launch

Ang Mo Kio Nov 19 HDB BTO Sales Launch Map
Source: HDB

How Much Will The Ang Mo Kio BTO Flats Cost?

HDB has yet to release any info on the prices. But what we do have are the prices of 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

It’s not the most accurate, but this should give us a pretty good ballpark figure to work with.

Considering that the last AMK launch was three years ago, and the fact that there are only 450 units up for grabs this time.

There’s a pretty high chance that the AMK project will be the most expensive for the November 2019 BTO HDB launch – not that it’s going to deter people from applying, of course.

Unfortunately, the Ang Mo Kio BTO May 2016 Launch did not include a 3-Room option, so it’s really anybody’s guess for now.

Note: I could pull up the figures for the next closest Ang Mo Kio BTO launch, but that would be back in Jan 2013. Which is probably too far back to give us a plausible price to work with considering how much Singapore properties appreciate.

What Are The Nearest Shopping Malls?

The first thing that most Singaporeans would be concerned about 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
  • shopping

And if you’re near a big enough shopping mall, it might 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)

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

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 Nov 19 HDB BTO Sales Launch Map
Source: HDB

How Much Will The Tampines BTO Flats Cost?

Touted to be the hot favourite since this particular project is located right next to Our Tampines Hub and is mere minutes from the Tampines Central cluster of shopping malls and Tampines Interchange.

You can bet that the 650 units available for the Tampines BTO Nov 2019 launch confirm oversubscribed.

I’ve pulled out the indicative prices from the Tampines BTO Sep 2019 and Tampines BTO Nov 2018 launches to get a better sense of how much the respective flat types would cost:

 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

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
  • Tampines West

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

Disclaimer: I’m a #eastsider for life.


Tengah Nov 19 HDB BTO Launch

Tengah Nov 19 HDB BTO Sales Launch Map
Source: HDB

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.

Considering that there are 3,460 units available and looking at 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

It’s safe to say that 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.

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

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)

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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