HDB BTO Feb 2024 Review: Locations, Application Rates, Prices, and More

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The Feb 2024 BTO and SBF Exercises are open from 21 to 28 Feb 2024, 11:59pm. Apply online via the HDB Flat Portal anytime within this period for either a BTO flat or SBF (you can’t apply for both during the same sales exercise). HDB will shortlist applicants using a computer ballot and not on a first-come-first-served basis, so there’s no need to rush to apply in the first few hours or days.

Location, nearby amenities, purchase price, resale price, application rates, mature/non-mature estate, room types, heck, even the direction of the sun. There are a multitude of factors to consider when choosing your HDB Build-to-Order (BTO) flat. It can be very overwhelming—especially after flat non-selection rules were tightened last year from the Sep 2023 BTO launch onwards. So this year for the 3 BTO sales exercises in 2024, we’re determined to make things as easy for you as possible by summarising all you need to know in one place.

We review the HDB Feb 2024 BTO launch from A to Z, rating each BTO project (Bedok, Choa Chu Kang, Hougang, Punggol, Queenstown, and Woodlands) in terms of factors like location, prices and more. By the end of the article, we’re confident you’ll know which Feb 2024 BTO project is the best for you. Let’s dive in!

Note: If you’re thinking of applying for a flat, you must apply for the HDB Flat Eligibility (HFE) letter first. If you’re reading this and have not applied, you’re unfortunately too late for the Feb 2024 BTO launch because it takes about a month for HDB to process an HFE letter application. But don’t worry, you can still apply for the HFE letter for the next BTO launch in June.

 

HDB BTO Feb 2024 Review: Locations, Prices, and More

    1. What’s on offer at the Feb 2024 BTO launch?
    2. Bedok (Bedok South Bloom) Feb 2024 HDB BTO Review
    3. Bedok (Bedok North Springs) Feb 2024 HDB BTO Review
    4. Choa Chu Kang Feb 2024 HDB BTO Review
    5. Hougang Feb 2024 HDB BTO Review
    6. Punggol Feb 2024 HDB BTO Review
    7. Queenstown Feb 2024 HDB BTO Review
    8. Woodlands Feb 2024 HDB BTO Review
    9. HDB BTO Feb 2024 Review: Which is the best Feb 2024 BTO?
    10. When can I apply for Sale of Balance flats in 2024?
    11. What restrictions and penalties are there when choosing a BTO flat?
    12. When is the next HDB BTO sales launch?
    13. Our rating rubric for HDB BTO flat reviews

 

1. What’s on offer at the Feb 2024 BTO launch?

In Feb 2024, we’re looking at 4,126 flats across 7 projects in 6 locations: Bedok, Choa Chu Kang, Hougang, Punggol, Queenstown, and Woodlands. Of these, Bedok is considered a mature town while the Queenstown project, Tanglin Halt Courtyard, comes under the Prime Location Public Housing Model. Here’s a summary of all the Feb 2024 HDB BTO flat types and number of units:

Town / Project / Estimated waiting time Flat Type Selling Price (excluding grants) Transacted Prices of Resale Flats Nearby

Non-Mature Estates

Choa Chu Kang (Rail Garden @ CCK)
45 months
2-room Flexi From $102,000  $283,000 – $325,000
3-room From $202,000 $402,500 – $417,000
4-room From $300,000 $515,000 – $615,000
Hougang (Tanjong Tree Residences @ Hougang)
39 months
2-room Flexi From $136,000 

3-room From $247,000 $408,000 – $438,000
4-room From $371,000 $530,000 – $654,888
Punggol (Matilda Riverside)
37 months
2-room Flexi From $131,000 $325,000 – $360,000 
3-room From $242,000 $425,000 – $455,000
4-room From $318,000  $530,000 – $605,000
5-room From $464,000 $650,000 – $745,000
Woodlands (Woodgrove Edge)
38/39 months
2-room Flexi  From $119,000 $320,000 – $348,000 
3-room  From $223,000 $415,000 – $470,000 
4-room From $303,000 $520,000 – $615,888
5-room  From $412,000  $620,000 – $718,000 

Mature Estates

Bedok (Bedok South Bloom / Bedok North Springs)
40 months / 38 months
2-room Flexi  From  $155,000 

4-room From $451,000  $690,000 – $858,888
5-room  From $605,000 $870,000 – $970,000

Prime Location Public Housing Model

Queenstown (Tanglin Halt Courtyard)
58 months
2-room Flexi  From $235,000
4-room  From $565,000  $848,888 – $1,000,000

We review these BTO projects in terms of:

  • Who it’s best for: Families with school-going kids, seniors, nature-lovers, and more.
  • Location: Generally, we assume the more central the better. Most Singaporeans don’t like to live somewhere too ulu, and all of us need to go to town for catch-ups, work and more. We’ll also let you know if the towns are under the Prime Location Public Housing (PLH) model, because those come with a 10-year minimum occupancy period (MOP) and stricter rental conditions.
  • Amenities: We look at the nearest MRT station(s), nearby schools, shopping malls, markets and other amenities. 
  • Estimated waiting time: The shorter, the better. This Feb 2024 BTO sales exercise, 5 out of the 7 BTO projects have a waiting time of less than 3.5 years.
  • Price: The lower the better. 
  • Resale value: The higher the better. We reference the data on transacted prices of resale flats nearby as provided by HDB in their Feb 2024 BTO and SBF press release. To be even more comprehensive, we also include the latest HDB resale statistics from Q4 2023, and you can also check resale flat prices for individual units sold within the past 2 years using HDB’s Resale Flat Prices service.
  • Application rate: The lower the better—there’s no point in a great flat that you can’t even get because it’s so oversubscribed. The application rate is calculated by taking the number of applicants divided by the number of flats available. Simply, it reflects the number of applicants vying for 1 unit. If the application rate is 3, there are 3 applicants vying for 1 unit. View the current application rates for the Feb 2024 BTOs.

View our HDB BTO rating rubric.

A note on sun direction:

It wouldn’t be fair for me to assign a rating for sun direction because this depends a lot on which unit you select within the BTO project. Generally, you can expect that east- and west-facing units will be at the sun’s mercy, while north- and south-facing flats will be the least affected by direct sunlight.

I suggest you look at HDB’s site plans to assess how terribly a unit will be battered by the unrelenting rays of Singapore’s intense afternoon sun. To help you out, I’ve included HDB’s site plans for all the Feb 2024 BTO projects. 


ALSO READ: Guide To Buying HDB Flats For Singles In Singapore 2024


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2. Bedok South Bloom (Bedok)—Feb 2024 HDB BTO Review

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Artist’s impression of Bedok South Bloom (Image: HDB)
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Bedok South Bloom site plan (Image: HDB)
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Location and nearby amenities of Bedok South Bloom (Image: HDB)

Bedok South Bloom (Bedok) Feb 2024 HDB BTO site:

Bedok South Bloom (Bedok)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (3.4)
Best for: ☑ Families ☑ Seniors ☐ Nature-lovers
Location ★★★★☆ Bedok, along New Upper Changi Road.
20 minutes to the city centre by car, 30 minutes by public transport.
Nearest MRT station: Bedok MRT (15–20 minute walk)
Amenities ★★★☆☆ (16 nearby schools on HDB’s map) Nearby schools: Bedok Green Primary School, Katong School (Special Education), Bedok View Secondary School, Temasek Junior College, Anglican High School, Temasek Primary School, Temasek Secondary School 
★★★★☆ Nearby shopping malls, markets and other amenities: Bedok Mall, Bedok Interchange Hawker Centre, Bedok Town Square, Bedok Stadium, Heartbeat @ Bedok (includes polyclinic and eldercare facilities)
Estimated waiting time ★★★★☆ 40 months
Prices ★★☆☆☆ 2-room Flexi: $178,000 – $284,000
4-room: $491,000 – $638,000
Resale value  ★★☆☆☆ Transacted prices of 4-room resale flats nearby: $690,000 – $858,888
Median resale price for 4-room flats
: $530,000 (Q4 2023)
Application rates  (based on past projects) ★★★★★ 2-room Flexi
First-timers: 0.3
Second-timers: 13.0
Seniors: 6.8
4-room
First-timers: 0.8 / 3.0
Second-timers: 5.3 / 17.9

Estimated application rates are based on those for Bedok South Blossoms (May 2023 BTO project) and Chai Chee Green (Dec 2023 BTO project), where applicable.

Bedok South Bloom (not to be confused with Bedok South Blossoms from the May 2023 BTO exercise) will comprise 2 tall residential blocks of 25 storeys each, a precinct pavilion, and a 6-storey multi-storey car park block.

Since Bedok is a mature estate, it’s no surprise that Bedok South Bloom is surrounded by tons of amenities. We’re talking 16 nearby schools, a neighbourhood centre/market right next door (The Marketplace @ 58), shopping amenities (e.g. Bedok Mall), recreational facilities (e.g. Bedok Stadium), and more. However, because it’s a mature estate, you can also expect prices to sit higher than those for non-mature estates. 

Bedok South Bloom has schools in every direction you turn, making it an excellent choice if you have children or plan to have them. In fact, you can even look forward to a preschool on the ground floor of the project’s multi-storey car park block. So if you want to prioritise schools close to home, your kids are covered for pre-school, primary school, secondary school, and beyond at Bedok South Bloom.

On the other hand, what about seniors? The elderly will benefit from the polyclinic and eldercare facilities at Heartbeat @ Bedok, which is located beside Bedok MRT. That is, however, a 15-20 minute walk, so those less able-bodied might find this inconvenient. 

As far as location goes, the site is great if you’re looking for something that you can travel to the city quickly from. You’ll only need 20 minutes by car if you drive, and around 30 minutes if you take public transport. 

Overall, Bedok South Bloom at Bedok is a great all-rounder for this Feb 2024 BTO sales exercise. Most people will find something or many things they like about it simply because the area is developed and doesn’t look ulu. If you can afford the higher prices of a mature estate, aren’t a sworn Westie averse to moving East, and aren’t looking for something very specific (e.g. you want your BTO to be near a water body and close to nature), you can consider applying for Bedok this Feb 2024 BTO.

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3. Bedok North Springs (Bedok)—Feb 2024 HDB BTO Review

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Artist’s impression of Bedok North Springs (Image: HDB)
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Bedok North Springs site plan (Image: HDB)
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Location and nearby amenities of Bedok North Springs (Image: HDB)

Bedok North Springs (Feb 2024 HDB BTO) site:

Bedok North Springs (Bedok)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (3.4)
Best for: ☑ Families ☐ Seniors ☑ Nature-lovers
Location ★★★★☆ Bedok, along Bedok North St 3 and bordered by the Pan-Island Expressway (PIE).
20–25 minutes to the city centre by car, 40 minutes by public transport.
Nearest MRT station: Bedok Reservoir MRT (10 minute walk)
Amenities ★★★☆☆ (16 nearby schools on HDB’s map) Nearby schools: Yu Neng Primary School, Red Swastika School, Bedok Green Secondary School, Fengshan Primary School & MK@Fengshan, Damai Secondary School, Damai Primary School, AWWA School @ Bedok (Special Education), St Anthony’s Canossian Primary School & Secondary School, Anglican High School
★★★★☆ Nearby shopping malls, markets and other amenities: Bedok Park Connector / Bedok Town Park, Bedok Reservoir, Bedok Mall, Bedok Interchange Hawker Centre, Bedok Town Square, Bedok Stadium, Heartbeat @ Bedok (includes polyclinic and eldercare facilities)
Estimated waiting time ★★★★☆ 38 months
Prices ★★☆☆☆ 2-room Flexi: $155,000 – $256,000
4-room: $451,000 – $568,000
5-room: $605,000 –$730,000
Resale value  ★★☆☆☆ Transacted prices of 4-room resale flats nearby: $690,000 – $858,888
Transacted prices of 5-room resale flats nearby: $870,000 – $970,000
Median resale price for 4-room flats in Bedok: $530,000 (Q4 2023)
Application rates (based on past projects) ★★★★★ 2-room Flexi
First-timers: 0.3
Second-timers: 13.0
Seniors: 6.8
4-room
First-timers: 0.8 / 3.0
Second-timers: 5.3 / 17.9
5-room
First-timers: 1.1 / 3.5
Second-timers: 13.8 / 40.1

Estimated application rates are based on those for Bedok South Blossoms (May 2023 BTO project) and Chai Chee Green (Dec 2023 BTO project), where applicable.

Bedok North Springs is the other project in Bedok project this Feb 2024 BTO exercise. There are 433 units up for sale (2-room Flexi, 4- and 5-room flats) split between 3 residential blocks that are each 16 storeys high.

This project is located along Bedok North St 3, just beside Yu Neng Primary School, and right beside the PIE. With primary school kids next door and swathes of cars along the highway, you’ve got 2 sources of noise pollution already. If that’s going to bother you, take note! We aren’t expecting these sources to get quieter over the years either.

This Feb 2024 BTO exercise, Bedok North Springs is closer to an MRT station (Bedok Reservoir MRT) than Bedok South Bloom. It looks deceivingly close by, just opposite the BTO project, but do note that you’ll have to go under Bedok Reservoir Flyover to reach it. It’s not right next to your BTO; you can’t walk from the MRT into your home, which is a dream scenario many of my friends aspiring to get a BTO describe.

Although you can still access Bedok Town Centre and its facilities from this Bedok North Springs, they’re more accessible from Bedok South Bloom. However, what Bedok North Springs has is proximity to nature—cross under the PIE to access Bedok Town Park for some chill downtime. Stroll along Bedok Park Connector and access Bedok Reservoir. Paradoxically, while your home itself may be noisy with a primary school or highway next door, you’re in a good position to enjoy the peaceful quiet of nature.

Between Bedok South Bloom and Bedok North Springs, choose the former if you prefer to be close to a major shopping mall or town centre. Choose the latter if you want to be closer to nature or are lazy to walk anywhere and want a home close to the MRT. Both are good options for sending your kids to nearby schools and for the speed at which you can get to town.

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4. Rail Garden @ CCK (Choa Chu Kang)—Feb 2024 HDB BTO Review

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Artist’s impression of Rail Garden @ CCK (Image: HDB)
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Site plan of Rail Garden @ CCK (Image: HDB)
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Location and nearby amenities of Rail Garden @ CCK (Image: HDB)

Rail Garden @ CCK—Feb 2024 HDB BTO site:

Rail Garden @ CCK (Choa Chu Kang)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (3.1)
Best for: ☑ Families ☐ Seniors ☑ Nature-lovers
Location  ★★☆☆☆ Choa Chu Kang, along Woodlands Road and bordered by the Pang Sua Park Connector and the Rail Corridor.
20–25 minutes to the city centre by car, over 1 hour by public transport.
Nearest MRT station: Bukit Panjang MRT station (20-minute walk or 10 minutes by bus)
Amenities ★★★☆☆ (19 nearby schools on HDB’s map) Nearby schools: Jurong Pioneer Junior College, Teck Whye Primary School, Choa Chu Kang Secondary School, West Spring Secondary School, West View Primary School & MK@West View, Regent Secondary School, Kranji Primary School & MK@Kranji, De La Salle School. Kranji Secondary School, ITE College West
★★★☆☆ Nearby shopping malls, markets and other amenities: Pang Sua Park Connector, Rail Corridor, Choa Chu Kang Sport Centre, Lot One Shoppers’ Mall, Choa Chu Kang Town Centre, Junction 10, Senja Hawker Centre, Bukit Panjang Polyclinic & Senja Care Home
Estimated waiting time ★★★☆☆ 45 months
Prices ★★★★☆ 2-room Flexi: $102,000 – $155,000
3-room: $202,000 – $253,000
4-room: $300,000 – $376,000
Resale value  ★★☆☆☆ Transacted prices of 2-room Flexi resale flats nearby: $283,000 – $325,000
Transacted prices of 3-room resale flats nearby: $402,500 – $417,000
Transacted prices of 4-room resale flats nearby: $515,000 – $615,000
Median resale price for 4-room flats
: $508,000 (Q4 2023)
Median resale prices are unavailable for 2-room Flexi and 3-room units due to a low number of resale transactions in that quarter.
Application rates  (based on past projects) ★★★★★ 2-room Flexi
First-timers: 0.1
Second-timers: 0.2
Seniors: 0.9
3-room
First-timers: 0.5
Second-timers: 4.4
4-room
First-timers: 0.9
Second-timers: 6.9

Estimated application rates are based on those for Rail Green I @ CCK/ Rail Green II @ CCK (Oct 2023 BTO).

This Feb 2024 BTO sales exercise, Rail Garden @ CCK is a sprawling garden oasis. Comprising 6 residential blocks between 5 to 11 storeys, the project will also have a 4-storey multi-storey car park with a roof garden on top and a preschool at the ground level.

If a home integrated with green spaces is a priority for you, Rail Garden @ CCK is your best choice for this Feb 2024 BTO sales exercise. Sitting right beside the Rail Corridor and bordered by the Pang Sua Park Connector and Pang Sua Canal, you can call Pang Sua Woodland your backyard.

However, if accessibility is important to you, the Rail Garden @ CCK is far from the best choice. Its nearest MRT station is Bukit Panjang MRT and is at least a 20-minute walk away. That and the fact that Choa Chu Kang is already a peripheral area of Singapore mean that it’ll take you over an hour to get to town via public transport. On the plus side, this isn’t really a problem if you drive—Kranji Expressway is located close by. However, given the distance to public transport, I wouldn’t recommend this BTO project for seniors who might struggle to get around.

This Choa Chu Kang Feb 2024 BTO project is a parent’s dream when it comes to schools. Take your pick from numerous primary schools (Teck Whye Primary School, West View Primary School, etc) and secondary schools (Choa Chu Kang Secondary School, West Spring Secondary School, etc). Beyond that, there’s also Jurong Pioneer Junior College and ITE College West.

Overall, Rail Garden @ CCK will be beautifully integrated with nature and enjoys the proximity of many schools, but pays the price of being relatively inconvenient to travel to/from via public transport. Is that price worth it? That’s a priority for you to decide—to each their own!

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5. Tanjong Tree Residences @ Hougang (Hougang)—Feb 2024 HDB BTO Review

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Artist’s impression of Tanjong Tree Residences @ Hougang (Image: HDB)
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Site plan of Tanjong Tree Residences @ Hougang (Image: HDB)
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Location and nearby amenities of Tanjong Tree Residences @ Hougang (Image: HDB)

Tanjong Tree Residences @ Hougang—Feb 2024 HDB BTO site:

Tanjong Tree Residences @ Hougang (Hougang)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (2.7)
Best for: ☑ Families ☐ Seniors ☑ Nature-lovers
Location ★★★★☆ Hougang, along Hougang Street 13, which is under construction.
15 minutes to the city centre by car, just under 1 hour by public transport.
Nearest MRT station: Bartley MRT station (20+ minute walk)
Amenities ★★★☆☆ (16 nearby schools on HDB’s map) Nearby schools: Paya Lebar Methodist Girls’ Primary / Secondary School, Yuying Secondary School, Xinghua Primary School
★☆☆☆☆ Nearby shopping malls, markets and other amenities: Hougang Avenue 3 Park Connector, Hougang N1 Centre, numerous proposed amenities including a health and medical care centre and nursing home
Estimated waiting time ★★★★☆ 39 months
Prices ★★★★☆ 2-room Flexi: $136,000 – $177,000
3-room: $247,000 – $294,000
4-room: $371,000 – $432,000
Resale value  ★★☆☆☆ Transacted prices of 3-room resale flats nearby: $408,000 – $438,000
Transacted prices of 4-room resale flats nearby: $530,000 – $654,888
Median resale price for 2-room Flexi flats in Hougang: $350,000 (Q4 2023)
Median resale price for 3-room flats in Hougang: $398,900 (Q4 2023)
Median resale price for 4-room flats in Hougang: $560,000 (Q4 2023).
Application rates (based on past projects) ★☆☆☆☆ 2-room Flexi
First-timers: 0.8
Second-timers: 1.0
Seniors: 7.1
3-room
First-timers: 5.3
Second-timers: 24.9
4-room
First-timers: 3.5 / 18.5
Second-timers: 13.2 / 61.4

Estimated application rates are based on those for Tanjong Tree Residences @ Hougang / Hougang Olive (Nov 2021 BTO) and Hougang Citrine/Kovan Wellspring (Aug 2021 BTO). These are the most recent BTO projects in Hougang, but do note that they were over 2 years ago and may not be representative of current rates. BTO application rates have fallen and stabilised—overall first-timer rates were 1.9 in 2023 compared to 3.7 in 2019.

Not too long ago, I applied for a Hougang BTO myself. It was the Aug 2021 sales exercise, which saw 2 projects. One was right next to Kovan MRT (Kovan Wellspring), and the other I remember as being opposite the Singapore Girls’ Home (Hougang Citrine). The latter is located very close to the current Feb 2024 Hougang BTO, so I’m somewhat familiar with the area.

The best thing about Tanjong Tree Residences @ Hougang is that the area feels quite mature for a non-mature estate. While facilities in its immediate vicinity are still lacking (it’s non-mature after all), the nearby Kovan area is an up-and-coming spot with its new cafes and shops. This BTO is quite centrally located without outright being under the PLH model—it’s just 15 minutes to the city if you drive. While public transport options into town might be a bit sparse at the moment, you could very well have a direct bus into the city once the BTO is completed.

When it comes to nearby schools and amenities, Tanjong Tree Residences @ Hougang can’t beat the Choa Chu Kang one. But it does have a popular school nearby—Paya Lebar Methodist Girls’ Primary / Secondary School—and several others nearer the Kovan side.

Compared to Rail Garden @ CCK, Tanjong Tree Residences @ Hougang isn’t the best choice for nature lovers. However, it’s certainly not a bad choice either. You can still spend evenings taking quiet strolls along Hougang Avenue 3 Park Connector, or even the project’s central courtyard if you don’t want to go further. Sure, you don’t have the Rail Corridor or Pang Sua Woodland in your backyard, but for most of us, it’ll do just fine. Explore the area and perhaps you’ll even spot the Tanjong Tree, a heritage tree in the area that’s the namesake of this project.

On the whole, you should apply for Hougang this Feb 2024 BTO sales exercise if centrality is a priority for you. This is about as close as you can get without it falling into the PLH model category, after which prices become higher and you’re faced with more restrictions like a 10-year minimum occupancy period. 

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6. Matilda Riverside (Punggol)—Feb 2024 HDB BTO Review

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Artist’s impression of Matilda Riverside (Punggol) (Image: HDB)
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Site plan of Matilda Riverside, Punggol (Image: HDB)
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Location and nearby amenities of Matilda Riverside, Punggol (Image: HDB)

Matilda Riverside (Punggol) Feb 2024 HDB BTO site:

Matilda Riverside (Punggol)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (3.4)
Best for: ☑ Families ☐ Seniors ☑ Nature-lovers
Location (centrality) ★☆☆☆☆ Punggol, along Sumang Lane and Punggol Reservoir.
30 minutes to the city centre by car, just over 1 hour by public transport.
Nearest MRT station: Punggol MRT station (almost 30-minute walk)
Nearest LRT station: Soo Teck LRT station (almost 20-minute walk)
Amenities ★★★★☆ (20 nearby schools on HDB’s map) Nearby schools: Punggol Green Primary School, Yusof Ishak Secondary School, Valour Primary School, Punggol Cove Primary School, Edgefield Secondary School, Punggol View Primary School, Edgefield Primary School, Punggol Secondary School, future Singapore Institute of Technology Campus 
★★★☆☆ Nearby shopping malls, markets and other amenities: Punggol Town Centre, Punggol Park Connector, Waterway Point, Punggol Waterway Park, Sengkang Active SG Sports Centre, Sengkang Swimming Complex, Sengkang General Hospital, numerous proposed amenities including a commercial development and nursing home
Estimated waiting time ★★★★☆ 37 months
Prices ★★★★★ 2-room Flexi (39-48 sqm): $131,00 – $221,000
3-room (69 sqm): $242,000 – $296,000
4-room (94 sqm): $318,000 – $429,000
5-room (114 sqm): $464,000 – $582,000
Resale value  ★★★☆☆ Transacted prices of 2-room Flexi resale flats nearby$325,000 – $360,000
Transacted prices of 3-room resale flats nearby: $425,000 – $455,000
Transacted prices of 4-room resale flats nearby: $530,000 – $605,000
Transacted prices of 5-room resale flats nearby: $650,000 – $745,000
Median resale price for 3-room flats: $475,900 (Q4 2023)
Median resale price for 4-room flats: $605,000 (Q4 2023)
Median resale price for 5-room flats: $670,000 (Q4 2023)
Application rates (based on past projects) ★★★★☆ 2-room Flexi
First-timers: 0.2
Second-timers: 0.3
Seniors: 1.0
3-room
First-timers: 1.4
Second-timers: 5.3
4-room
First-timers: 1.8
Second-timers: 4.5
5-room
First-timers: 2.7
Second-timers: 13.6

Estimated application rates are based on those for Punggol Point Crown / Punggol Point Cove (Sep 2019 BTO). These are the most recent BTO projects in Punggol, but do note that they were over 4 years ago and may not be representative of current rates or prices.

“Who is Matilda?” was my first thought when I saw this Feb 2024 BTO project. It turns out that the name “Matilda Riverside” is a nod to the historical Matilda House located near the project and the green spaces that surround the residence. With 7 residential blocks of 10 to 19 storeys each, you’ll probably have a good view if you manage to snag a unit on a high floor that faces the right direction.

Like Rail Garden @ CCK this Feb 2024 HDB BTO launch, Matilda Riverside is a great pick for nature-lovers. It sits right next to Punggol Reservoir and the Punggol Park Connector for easy access to green spaces. For a really immersive experience in nature, you can take a 10-minute drive to Coney Island. Those who drive will also like that Tampines Expressway is nearby, connecting you to the rest of the island seamlessly.

However, you might have a problem with accessibility if you don’t drive. The nearest train station is Soo Teck LRT station, and I want you to take “nearest” with a pinch of salt—it’s an almost 20-minute walk away. Soo Teck LRT is one stop from Punggol MRT, which (if you’re up for it)  you can also reach by taking an almost 30-minute walk.

Like many other BTO projects, there are lots of schools in the vicinity which makes the location great for families with kids. The nearest schools are Punggol Green Primary School and Yusof Ishak Secondary School, while further up North you’ll find the future site of the Singapore Institute of Technology Campus.

Here’s the thing about Punggol: It’s still kinda ulu, but it’s definitely up and coming. From now till the date your BTO is ready, the area could gain a lot more amenities and developments that will make your neighbourhood a lot more convenient for shopping and more. For example, if you look at the map from HDB, you can expect a commercial development along Sumang Crescent—it looks to be a 5- to 10-minute walk away. There’s also a 24-hour Sheng Siong supermarket already nestled in the adjacent Matilda Court HDB—not on HDB’s map, but you can check it out on Google Maps.

Matilda Riverside at Punggol is a great choice for this Feb 2024 BTO exercise if you prioritise a family-friendly location that’s close to nature and removed from the hustle and bustle of the city. I mean, you can reach Coney Island in a fraction of the time it would take you to reach the city centre. Because Punggol is on the periphery and is still up and coming, you can expect prices for this project to be lower than those for other non-mature ones too. On the other hand, Matilda Riverside is not a good choice if you don’t drive and would mind walking almost 20 minutes just to reach the nearest train station—which is an LRT station and not even an MRT one.

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7. Tanglin Halt Courtyard (Queenstown)—Feb 2024 HDB BTO Review

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Artist’s impression of Tanglin Halt Courtyard, Queenstown (Image: HDB)
tanglin-halt-courtyard-queenstown-feb-2024-bto-site-plan
Site plan of Tanglin Halt Courtyard, Queenstown (Image: HDB)
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Location and nearby amenities of Tanglin Halt Courtyard, Queenstown (Image: HDB)

Tanglin Halt Courtyard, Queenstown—Feb 2024 HDB BTO site:

Tanglin Halt Courtyard (Queenstown)—Feb 2024 HDB BTO
Overall rating: ★★★★☆ (3.6)
Best for: ☑ Families ☐ Seniors ☐ Nature-lovers
Location (centrality) ★★★★★ Queenstown, along Commonwealth Drive and Tanglin Halt Road.
Less than 30 minutes to the city centre by car or public transport.
Nearest MRT station: Commonwealth MRT station (5-minute walk)
Amenities ★★★★★ (26 nearby schools on HDB’s map) Nearby schools: New Town Primary School, Queensway Secondary School, Tanglin Trust School, Anglo-Chinese School (International), Essec Business School, Anglo-Chinese Junior College, Fairfield Methodist Primary and Secondary Schools, Queenstown Primary School
★★★★☆ Nearby shopping malls, markets and other amenities: Tanglin Halt neighbourhood centre, Queenstown Swimming Complex and Stadium, Ridout Tea Garden, The Star Vista, Holland Village, QMall (under construction)
Estimated waiting time ★☆☆☆☆ 58 months
Prices ★☆☆☆☆ 2-room Flexi (38-48 sqm):$235,000 – $353,000
4-room (89 sqm): $565,000 – $720,000
Resale value  ★★★★★ Transacted prices of 4-room resale flats nearby: $848,888 – $1,000,000
Median resale price for 4-room flats in Queenstown: $928,000 (Q4 2023)
Application rates  (based on past projects) ★★★★☆ 2-room Flexi
NA—no BTO projects with 2-room Flexi flats in the past year.
4-room
First-timers: 0.6 / 0.9 / 2.3 (Average: 1.3)
Second-timers: 16.7 / 9.3 / 45.7 (Average: 23.9)

Estimated application rates are based on those for Ulu Pandan Vista (Dec 2023 BTO), Tanglin Halt Cascadia (Oct 2023 BTO), and Ulu Pandan Glades (Feb 2023 BTO).

This is one super tall, super loaded BTO project. Tanglin Halt Courtyard at Queenstown is just 1 single residential block that’s a towering 48 storeys. You’ll get to enjoy ultimate convenience—the block is integrated with a 2-storey market and hawker centre with a roof garden, a polyclinic, a preschool, and a residents’ network centre. These are built right into the block, so not all 48 storeys are residential. In fact, Tanglin Halt Courtyard has the greatest number of storeys but the smallest number of units up for sale this Feb 2024 BTO sales exercise—just 251 units of 2-room Flexi and 4-room flats.

In stark contrast to the Punggol BTO project we just discussed, the Tanglin Halt Courtyard is in a very central location, relatively speaking. It’s not smack in the middle of Orchard, but it’s less than half an hour away from the city by car or public transport, thanks to it being just a 5-minute walk from Commonwealth MRT station. It’s also just a 15-minute drive to Orchard Road. There’s no doubt it’s sitting in a prime location—literally.

This BTO project falls under the PLH model, which means a 10-year minimum occupancy period (MOP) before you can sell the flat and tighter rental restrictions—you can’t rent out the entire flat even after the MOP is up. If you can’t afford to wait that long to sell it or want to get a flat that you can rent out in its entirety, I suggest you stop reading this section right now and check out the other Feb 2024 BTO options instead.

The PLH model restrictions are designed in such a way that only people who want to stay in this house for at least the next decade will apply for it. People who want to buy it and flip it for a profit will be deterred by the 10-year MOP. Despite the great location, you’ll be surprised at how effective the PLH restrictions are at curbing demand that might otherwise be through the roof. The most recent BTO projects in Queenstown, Ulu Pandan Vista (Dec 2023 BTO) and Tanglin Halt Cascadia (Oct 2023 BTO), saw first-timer application rates of 0.6 and 0.9 respectively. That means all first-timer families who applied for these projects were allocated a unit! So if you’re okay with the PLH rules and can afford to service a larger housing loan, you might stand a good chance of securing a unit in Queenstown this Feb 2024 BTO based on application rates in the past year. The only catch? This time, there are only 251 units available compared to the 890 and 973 units in the most recent past 2 launches.

While most flats in mature estates already have a stable line-up of good amenities nearby, the Queenstown Feb 2024 BTO is a little different. That’s because it’s in the Tanglin Halt area, which is set to undergo redevelopment in the next few years to integrate flats with a hawker centre, market and polyclinic. Yup, the already fantastic location is getting a facelift. The value of this property will likely appreciate along with the area’s redevelopment.

tanglin-halt-redevelopment
Conceptual plan for Tanglin Halt’s redevelopment. Image: HDB.

Who should apply for Tanglin Halt Courtyard at Queenstown this Feb 2024 BTO sales exercise? Its central location and proximity to the MRT and amenities makes it ideal for many groups. Families with kids will like that there’s no shortage of schools nearby, from New Town Primary School to Anglo-Chinese Junior College. Seniors will benefit from having practically everything they need within walking distance and have the option of applying for 2-room Flexi flats if they want to downsize from their current housing—just note that prices are going to be higher here, even for smaller units. Perhaps these are the only groups that shouldn’t apply for this BTO:

  • Those who want to avoid a 10-year MOP
  • Those who can’t afford the pricier units
  • Those who can’t wait the estimated 58 months for this project to be completed
  • Nature enthusiasts or the rare social recluses who might find Tanglin Halt a little too developed

ALSO READ: HDB Downpayment Guide: How Much Do You Need for BTO, Resale & EC?


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8. Woodgrove Edge (Woodlands)—Feb 2024 HDB BTO Review

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Artist’s impression of Woodgrove Edge, Woodlands (Image: HDB)
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Site plan of Woodgrove Edge, Woodlands (Image: HDB)
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Location and nearby amenities of Woodgrove Edge, Woodlands (Image: HDB)

Woodgrove Edge (Woodlands) Feb 2024 HDB BTO site:

Woodgrove Edge (Woodlands)—Feb 2024 HDB BTO
Overall rating: ★★★☆☆ (3.3)
Best for: ☑ Families ☐ Seniors ☐ Nature-lovers
Location (centrality) ★★☆☆☆ Woodlands, along Rosewood Drive and Woodgrove Avenue.
30-45 minutes to the city centre by car, over 1 hour by public transport.
Nearest MRT station: Woodlands MRT station (20-minute walk)
Amenities ★★★★★ (26 nearby schools on HDB’s map) Nearby schools: Singapore Sports School, Si Ling Primary School, Yishun Innova Junior College, Woodgrove Primary School, Innova Primary School, Fuchun Primary School, Fuchun Secondary School, Woodgrove Secondary School, Woodlands Primary School, Singapore American School, Christ Church Secondary School, Republic Polytechnic
★★★☆☆ Nearby shopping malls, markets and other amenities: Fuchun Neighbourhood Centre, Causeway Point, Woodlands Civic Centre, Woodlands Sports Centre, Woodlands Community Club, Johor Bahru–Singapore Rapid Transit System (RTS) Link
Estimated waiting time ★★★★☆ 38 months (Blocks 450A, 450B, 451A, and 451B)
39 months (Blocks 451C, 452A, and 452B)
Prices ★★★★☆ 2-room Flexi (38-48 sqm): $119,000 – $184,000
3-room (69 sqm): $223,000 – $278,000
4-room (93 sqm): $303,000 – $385,000
5-room (113 sqm): $412,000 – $515,000
Resale value  ★★☆☆☆ Transacted prices of 2-room Flexi resale flats nearby: $320,000 – $348,000
Transacted prices of 3-room resale flats nearby: $415,000 – $470,000
Transacted prices of 4-room resale flats nearby: $520,000 – $615,888
Transacted prices of 5-room resale flats nearby: $620,000 – $718,000
Median resale price for 3-room flats: $395,500 (Q4 2023)
Median resale price for 4-room flats: $515,000 (Q4 2023)
Median resale price for 5-room flats: $598,500 (Q4 2023)
Application rates (based on past projects) ★★★☆☆ 2-room Flexi
First-timer families: 0.4
Second-timer families: 2.4
Seniors: 4.0
First-timer singles: 15.6
3-room
First-timers: 0.9
Second-timers: 9.1
4-room
First-timers: 2.1
Second-timers: 17.4
5-room
First-timers: 4.4
Second-timers: 66.6

Estimated application rates are based on those for Woodlands Beacon/ Urban Rise @ Woodlands (Dec 2023 BTO).

The last time we had a BTO exercise in Woodlands, its 4-room and 5-room flats emerged as some of the most popular choices across all the towns. Why? What does ulu Woodlands have going for it? I often joke that if you live that high up in the ulu lands of the North, you can cross into another country faster than you can travel almost anywhere else in Singapore. Ironically, this is now one of Woodlands’ strengths thanks to the development of the Johor Bahru–Singapore Rapid Transit System (RTS) Link. Slated for completion in 2026, this train link will take you from Woodlands to Johor seamlessly. The Singaporean terminus is the Woodlands North station on the Thomson–East Coast MRT line, which has also helped to better connect Woodlands with the city centre since its inception. Not so ulu now, huh?


ALSO READ: Taking the Train from SG to JB? The Ultimate Guide to KTM Ticket Prices, Train Schedule, and More (2023) 


That said, the Dec 2023 BTO projects in Woodlands were right next to Woodlands MRT station. This Woodlands BTO project in Feb 2024, Woodgrove Edge, is a good 20-minute walk away. While Woodlands as a general area has become less ulu, you may still feel removed from the rest of Singapore.

Woodgrove Edge at Woodlands is a big project—the biggest one this Feb 2024 BTO sales exercise. Expect 1,127 units of every flat type (2-room Flexi, 3-, 4-, and 5-room flats) across 7 residential blocks, each 15 to 16 storeys high.

A 20-minute walk will take you to Causeway Point and Woodlands Civic Centre, where you can get all your shopping done. Woodlands Sports Centre and Woodlands Community Club are nearby too. By way of schools, the Feb 2024 Woodlands BTO is situated near plenty of schools from the primary to JC level; Si Ling Primary School, Christ Church Secondary School, Yishun Innova Junior College, and Republic Polytechnic are some highlights. The school closest to this BTO is a niche one—Singapore Sports School.

Wondering if you should apply for the Woodgrove Edge BTO? Its biggest pros are its proximity to the upcoming Johor Bahru–Singapore Rapid Transit System (RTS) Link and being a short (ish) walk to Causeway Point and plenty of schools. Its biggest con is that that walk is 20 minutes long which—let’s face it—isn’t short to most people. Also, competition is going to be tough for this Woodgrove Edge BTO if history repeats itself, although perhaps we can expect slightly more dampened demand due to its distance from the MRT. If you want a no-fuss, affordable home to raise your kids and take weekend trips to JB, go for this Woodlands Feb 2024 BTO.

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9. HDB BTO Feb 2024 Review: Which is the best Feb 2024 BTO?

Everyone wants a quick and easy answer, but life is rarely that simple. So even though we’ve given you an overall rating out of 5 for each Feb 2024 BTO project, I encourage you to pay the least attention to that number. Instead, focus on what’s the most important factor for you; put your own housing needs first. Although we’ve done our best to include the most common factors to consider when applying for a BTO, the real decision-making happens when you prioritise your personal needs.

For example, is your child an aspiring sportsman or sportswoman? The Woodgrove Edge BTO in Woodlands right next to the Singapore Sports School would be ideal. Or do your parents live in Hougang and do you want to be close to them? Then Tanjong Tree Residences @Hougang is the obvious choice for you even if others may say its amenities are too sparse.

If you’re still looking for a fast answer, I can at least offer these quick recommendations to orientate you:

  • Closest to city centre: Queenstown
  • Best for nature enthusiasts: Choa Chu Kang, Punggol
  • Most affordable: Punggol, Hougang
  • Closest to MRT: Queenstown, Bedok (Bedok North Springs) 
  • Best for JB-trippers: Woodlands
  • Most number of schools nearby: Queenstown, Woodlands
  • Highest chances of getting a unit: Bedok, Choa Chu Kang (based on past application rates in the areas)
  • Biggest units (5-room): Bedok, Punggol, Woodlands

The points above recommend BTO projects for various scenarios. On the other hand, there’s one scenario in which I would recommend against a particular BTO—the highest-rated one this Feb 2024 round, in fact. Do you intend to rent out your HDB flat in the future or want to sell it in less than 10 years? The Queenstown BTO, Tanglin Halt Courtyard, falls under the PLH model and will be subject to restrictions that would ruin your plans.

Need help figuring out how big a home loan you can afford? Save those brain cells and use our mortgage calculator!

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10. When can I apply for Sale of Balance (SBF) flats in 2024?

You can apply for SBF flats during this Feb 2024 SBF sales exercise, which is open from now till 28 Feb 2024, 23:59. Just take note that if you apply for SBF, you can’t apply for BTO. So from now till the deadline, do your research and make your choice!

Sale of Balance flats (SBF) are units that weren’t sold (hence “balance”) from previous sale exercises. These flats are usually completed or near completion since they are from earlier BTO launches. While there are usually 2 SBF exercises each year, HDB announced on 8 Jan 2024 that they will only conduct 3 BTO exercises and 1 SBF exercise per year from 2024 onwards.

For this SBF Feb 2024 sales exercise, here’s a rough overview of the units available:

sale-of-balance-sbf-flats-hdb-2024-february
Source: HDB

For the full list of units available, ethnic quotas and selling prices, visit the HDB Flat Portal. This is only the portal you should use to apply for your SBF.

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11. What restrictions and penalties are there when choosing a BTO flat?

When you apply for a new flat, you have to choose 1 town and 1 flat type—for example, a 4-room flat in Woodlands. You can’t choose both a 4-room and 5-room in Woodlands (2 flat types), nor a 4-room in both Woodlands and Bedok (2 towns).

If you get a queue number that gives you the opportunity to go down to HDB in Toa Payoh and choose a flat, you must choose a unit to avoid penalties. Should you not select a flat when your ballot number allows you to, HDB calls this a non-selection. This non-selection count is only waived if you have 10 or fewer BTO flats (or 5 or fewer SBF flats) to choose from.

Accumulating non-selection counts comes with the following penalties:

  • If you’re a first-timer and accumulate 1 non-selection count, you’ll be considered a second-timer for 1 year in the computer ballot.
  • If you’re a second-timer and accumulate 1 non-selection count, you will be barred from selecting another flat for 1 year. 

I think of the first non-selection as something like a warning letter; it’s almost like you were a model student in school (a first-timer) who got put on probation as a second-timer for the next 1 year. I’m using the words “warning” and “probation” because, at this point, you aren’t barred from applying for a flat yet. In fact, you get to enjoy first-timer benefits if you apply with a first-timer, so your first-timer partner saves you from your penalty. 

If you get another non-selection count during your 1-year “probation” as a second-timer, you get what to me is the real penalty—you won’t be allowed to apply for another flat for the next 1 year. You can’t even get around it by applying with a first-timer this time. During the 1-year wait-out period, you can’t be the main applicant or an essential occupier in any application for subsidised housing—that includes resale flats with a CPF Housing Grant. In this second scenario, your partner has to wait out the 1 year with you, be they a first-timer or not. 

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12. When is the next HDB BTO sales launch?

The second BTO sales launch of the year will be in Jun 2024. Here are the towns and flat types you can expect:

  • Jurong East: 2-Room Flexi, 3-Room, 4-Room, 5-Room
  • Kallang/Whampoa: 2-Room Flexi, 3-Room, 4-Room
  • Queenstown: 2-Room Flexi, 4-Room
  • Tampines: 2-Room Flexi, 3-Room, 4-Room, 5-Room
  • Woodlands: 2-Room Flexi, 3-Room, 4-Room, 5-Room, 3Gen
  • Yishun: 2-Room Flexi, 3-Room, 4-Room, 5-Room

Don’t forget to apply for your HFE letter beforehand! If you already have one, check to make sure it won’t be expired by the time Jun 2024 comes around.

 

Our rating rubric for HDB BTO flat reviews

Our rating rubric for HDB BTO flat reviews
Location (centrality and accessibility) 5 stars: Takes less than 30 minutes to reach the city centre both by car and by public transport (e.g. Queenstown)
3 or 4 stars: Takes less than 30 minutes by car but 30-59 minutes by public transport. (e.g. Hougang, Bedok)
1 or 2 stars: Takes 30 minutes or longer by car and an hour or longer by public transport. (e.g. Choa Chu Kang)
We’re harsher if the promised “short walk to the nearby MRT station” is actually a 20-minute trek through the sweltering sun.
Amenities 5 stars: 25 or more nearby schools
4 stars: 20 to 24 nearby schools
3 stars: 15 to 19 nearby schools
2 stars: 10 to 14 nearby schools
1 star: Fewer than 10 schools nearby
For standardisation, we look at the nearby schools as shown on HDB’s full map of each BTO development.
We award 0.5 to 1 star (depending on how large/major it is and the proximity) each for an existing nearby shopping mall, hawker centre or market, sports centre, hospital, nature park, key transport hub.
Estimated waiting time 5 stars: 36 months or less (up to 3 years)
4 stars: 37 to 42 months (up to 3.5 years)
3 stars: 43 to 48 months (up to 4 years)
2 stars: 49 to 54 months (up to 4.5 years)
1 star: 55 months or more (over 4.5 years)
These numbers might look strict if you’ve been watching the estimated waiting times from the pandemic period till now, but this is taking into account the fact that over 80% of Feb 2024 BTO flats have a waiting time of less than 3.5 years.
Prices For simplicity, we consider the starting price of a 4-room flat.
5 stars: Below $300,000
4 stars: $300,000 to $349,999
3 stars: $350,000 to $399,999
2 stars: $400,000 to $449,999
1 star: $450,000 or higher
Resale value  We consider the median resale price of a 4-room flat based on the latest HDB resale statistics for each area.
5 stars: $800,000 or higher
4 stars: $700,000 to $799,999
3 stars: $600,000 to $699,999
2 stars: $500,000 to $599,999
1 star: Lower than $500,000
Application rates  (based on past projects) We consider the first-timer family application rates of a 4-room flat, and take into account that the average BTO application rates for all flat types in 2023 was 1.9.
5 stars: Less than 1
4 stars: 1 to 1.9
3 stars: 2 to 2.9
2 stars: 3 to 3.9
1 star: 4 or higher

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vanessa-nah-profile-pictureAbout the author

Vanessa Nah is a personal finance content writer who pens articles on the pros and cons of HDB BTOs, the T&Cs of credit cards, and the ups and downs of alternative investments. Having gone through the BTO process herself, she takes delight in reviewing new BTO flats and breaking down the steps to securing a new home in an easy-to-understand way for the everyday Singaporean. When Vanessa’s not researching properties in Singapore or debunking finance myths, you’ll find her attending dance classes, fingerpicking a guitar, or (most impawtently) fulfilling her life mission to make her one-eyed cat the most spoiled and loved kitty in the world.