Archive for category: Misc

HDB has launched four new Build-to-Order (BTO) projects in the July 2025 sales exercise, comprising a total of 2,601 flats. These are the highest number of Prime flats offered in a single BTO exercise since the new classification was introduced in October 2024. Two of these projects are located in Bukit Merah, namely Alexandra Peaks with 498 units and Alexandra Vista with 609 units. The other two projects are Clementi Emerald with 753 units and Toa Payoh Ascent with 741 units. In total, HDB is offering 10,209 BTO flats in this sales exercise, comprising 5,547 new BTO flats across eight projects and 4,662 Sale of Balance (SBF) flats across the country. Applications for this BTO sales exercise are open from July 23 to July 30.

According to Eugene Lim, key executive officer at ERA Singapore, the total number of SBF flats offered this year has risen to 10,252 – comprising 5,590 flats in February and 4,662 this month. “This is the highest supply since 2021 and reflects a strong and concerted push to ramp up public housing supply in Singapore,” says Lim. PropNex estimates that the BTO application rate could be around 3 to 3.5 times, slightly higher than the application rate of 2.6 times for the February 2025 BTO exercise.

Prime flats in Bukit Merah, Clementi, Toa Payoh

Of the four Prime BTO projects launched this month, two are in Bukit Merah – Alexandra Peaks and Alexandra Vista. Alexandra Peaks comprises two blocks of 38- and 46-storeys with a mix of 76 three-room flats and 422 four-room flats. Excluding grants, three-room flats may be priced from $403,000 while four-room flats may be priced from $560,000. On the other hand, Alexandra Vista comprises a trio of 32-storey blocks with 248 two-room flexi, 93 three-room flats, and 268 four-room flats. Indicative prices (excluding grants) start from $205,000 for the two-room flexi, $420,000 for the three-room, and $547,000 for the four-room flats.

Clementi Emerald is one of the two projects in this sales exercise with a wait time of less than three years. The other project is the 643-unit Bangkit Breeze, a Standard project in Bukit Panjang. Clementi Emerald consists of four blocks with a mix of two-room flexi (from $214,000), three-room flats ($388,000), and four-room flats ($562,000). Toa Payoh Ascent, located at the junction of Toa Payoh Rise and Braddell Rise, features twin 40-storey towers with a mix of 195 two-room flexi, 78 three-room flats, and 468 four-room flats. Indicative prices (excluding grants) start from $212,000 to $777,000.

According to Lim of ERA Singapore, Toa Payoh is a heavily subscribed town when it comes to BTO launches. The last project in this neighbourhood, Kim Keat Heights in May 2022, recorded a high subscription rate of 9.7. He expects Toa Payoh Ascent to see similar interest and be a hotly contested project this time around.

The other BTO projects in this month’s sales exercise are the 775-unit Sembawang Beacon, the 380-unit Simei Symphony, and the 1,148-unit Woodlands North Grove.

Increase in subsidy clawback

For this sales exercise, HDB has increased the additional subsidies for Prime flats to 11% for Alexandra Peaks, Alexandra Vista, and Toa Payoh Crescent, while the additional subsidy for Clementi Emerald is 12%. These rates are nearly double compared to the 6% subsidy clawback when Prime flats were first introduced in 2022. According to Lee Sze Teck, senior director of data analytics at Huttons Asia, this is the highest subsidy clawback rate to date. He also highlights that Clementi Emerald has a higher clawback subsidy than the other three Prime BTO projects despite being the furthest from the city centre. Moreover, the four-room flats in Clementi Emerald are priced higher compared to the four-room flats in Alexandra Peak and Alexandra Vista. In addition, the clawback subsidy for a different tranche of flats at Alexandra Peak that were launched in December 2023 was 8%, but the latest flats in that estate now face an 11% subsidy clawback.

According to Kelvin Fong, CEO of PropNex, despite the higher subsidy clawback rate, it is unlikely to deter flat applicants as these projects are in attractive locations. He notes that prior to the July 2025 BTO exercise, the subsidy recovery rate for Prime flats under the new classification framework was 9%, and under the prime location public housing (PLH) model, the subsidy recovery rate ranged from 6% to 9%.

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Next BTO sales exercise to see first Greater Southern Waterfront and Mount Pleasant projects

HDB’s next BTO sales exercise is set for October, with 9,100 flats to be launched across eight towns: Ang Mo Kio, Bedok, Bishan, Bukit Merah, Jurong East, Sengkang, Toa Payoh, and Yishun. The exercise will be closely watched as it includes two highly anticipated projects – the first-ever BTO flats in the Greater Southern Waterfront and the debut development in Mount Pleasant.

In June 2021, HDB announced plans to open four new neighbourhoods that would add up to 54,000 public and private homes to the Greater Southern Waterfront. These new neighbourhoods are slated to be located in Keppel, Pulau Brani, Pasir Panjang Terminal, and Tanjong Pagar Terminal. The first batch of HDB flats in the Greater Southern Waterfront – two BTO projects with about 2,000 units – will be launched in Queenstown this October, while the first private residential project will be launched in the Pasir Panjang neighbourhood in the second half of 2022.

In the vicinity of Miltonia Close stands Wisteria Mall, a compact yet convenient neighbourhood shopping destination nestled along Yishun Ring Road. This mall, situated in close proximity to Miltonia EC, boasts of essential amenities such as a supermarket, clinics, enrichment centres, and a variety of casual dining options. For residents of Miltonia Close, Wisteria Mall serves as a go-to spot for their everyday needs, from quick grocery runs to last-minute shopping. The mall also houses a food court showcasing popular local dishes, as well as fast food chains including Subway and McDonald’s. With its convenient location and diverse offerings, Wisteria Mall caters well to the needs of those living in the Miltonia Close area, making it an ideal spot for both leisure and necessities.

The upcoming BTO launch will be closely monitored by homebuyers, as it is the first launch of HDB flats under the new location-based classification framework. This will allow flat applicants to make more informed decisions about their home purchases, as they can better assess the amenities and facilities within the neighbourhood. As such, the demand for flats at these locations is expected to be high.