Home buyers, your next big opportunity is here. The Jul 2025 HDB Build-to-Order (BTO) launch is happening from 23 to 30 Jul 2025, with HDB offering 5,547 BTO flats across 8 towns islandwide. These include mature estates like Bukit Merah and Toa Payoh, as well as more budget-friendly areas like Woodlands, Bukit Panjang, and Sembawang. Whether you’re looking for city-fringe convenience or green-space tranquillity, this launch offers something for everyone.
And that’s not all. A concurrent Sale of Balance Flats (SBF) exercise will also be happening with 4,662 units up for grabs. These include units from previous projects that are either already completed or under construction, so they’re ideal for those who want to move in sooner.
If you’re still comparing locations or haven’t chosen your favourite estate, don’t worry — this guide is here to help. We’ll cover what to expect from each BTO site, including locations, flat types, and who each project is best suited for.
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Have you applied for your HDB Flat Eligibility (HFE) letter? HDB advised you to submit your application and all required documents by 15 Jun 2025 if you intend to apply for a BTO flat this Jul 2025. |
HDB BTO Jul 2025 Review: Locations, Prices, and More
- What’s on offer at the Jul 2025 BTO launch?
- [Prime] Alexandra Peaks and Alexandra Vista, Bukit Merah—Jul 2025 HDB BTO Review
- [Plus/Prime] Toa Payoh Ascent—Jul 2025 HDB BTO Review
- [Plus] Clementi Emerald—Feb 2025 HDB BTO Review
- [Standard] Bangkit Breeze, Bukit Panjang—Jul 2025 HDB BTO Review
- [Standard] Sembawang Beacon—Jul 2025 HDB BTO Review
- [Standard] Simei Symphony, Tampines—Jul 2025 HDB BTO Review
- [Standard] Woodlands North Grove—Jul 2025 HDB BTO Review
- HDB BTO Jul 2025 Review: Which is the best Jul 2025 BTO?
- What to expect in the Oct 2025 BTO launch
1. What’s on offer at the Jul 2025 BTO launch?
For the Jul 2025 BTO launch, we’re looking at 8 projects in 7 towns: Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, Woodlands.
Here’s a summary of all the Jul 2025 HDB BTO flat types, classification, and number of units:
| Town | Project | Flat type | Selling rice (before grants) | Transacted prices of resale flats nearby |
| Standard Projects | ||||
| Bukit Panjang | Bangkit Breeze | 2-room Flexi | From $149,000 | – |
| 3-room | From $289,000 | $480,000 – $513,000 | ||
| 4-room | From $362,000 | $585,000 – $639,800 | ||
| 5-room | From $518,000 | $685,000 – $745,888 | ||
| Sembawang | Sembawang Beacon | 2-room Flexi | From $148,000 | $338,000 – $395,000 |
| 3-room | From $267,000 | $510,000 – $548,888 | ||
| 4-room | From $328,000 | $570,000 – $690,000 | ||
| 5-room | From $487,000 | $745,000 – $830,000 | ||
| 3Gen | From $497,000 | – | ||
| Tampines | Simei Symphony | 2-room Flexi | From $193,000 | – |
| 4-room | From $529,000 | $648,000 – $715,000 | ||
| 5-room | From $658,000 | $712,000 – $888,000 | ||
| Woodlands | Woodlands North Grove | 2-room Flexi | From $160,000 | $370,000 – $400,000 |
| 3-room | From $305,000 | $520,000 – $540,000 | ||
| 4-room | From $388,000 | $660,000 – $770,000 | ||
| 5-room | From $517,000 | $755,888 – $825,000 | ||
| Prime Projects | ||||
| Bukit Merah | Alexandra Peaks, Alexandra Vista | 2-room Flexi | From $205,000 | – |
| 3-room | From $403,000 | $628,000 – $838,000 | ||
| 4-room | From $547,000 | $970,000 – $1,155,000 | ||
| Clementi | Clementi Emerald | 2-room Flexi | From $214,000 | – |
| 3-room | From $388,000 | $775,000 – $840,000 | ||
| 4-room | From $562,000 | $963,000 – $1,130,888 | ||
| Toa Payoh | Toa Payoh Ascent | 2-room Flexi | From $212,000 | – |
| 3-room | From $406,000 | $780,000 – $830,000 | ||
| 4-room | From $583,000 | $1,070,000 – $1,170,000 | ||
To make sense of all that’s on offer, we’ll review the Jul 2025 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 which projects are Plus or Prime projects—these locations are choicier, but 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.
- Date of completion: The sooner it’s done, the better.
- Price: The lower the better.
- Resale value: The higher the better. We reference the transacted prices of resale flats nearby as reported by HDB. You can also check out the latest HDB resale statistics from Q1 2025 and the 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. We will report these once more BTO applications come in and HDB reports the rates.
View our HDB BTO rating rubric.
One more thing…sun direction is also a factor you might want to consider. Look out for when HDB releases detailed site plans of each of the projects. 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.
ALSO READ: Guide to Buying HDB Flats for Singles in Singapore 2025
2. [Prime] Alexandra Peaks and Alexandra Vista, Bukit Merah—Jul 2025 HDB BTO Review
Alexandra Peaks BTO site (approximate):
Alexandra Vista BTO site (approximate):
| Bukit Merah—Jul 2025 HDB BTO | ||
| Overall rating: ★★★☆☆ Best for: City commuters, young couples, and buyers prioritising resale value. |
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| Location | ★★★★★ | Alexandra Peaks: Bounded by Alexandra Road and Prince Charles Crescent Alexandra Vista: Along Tanglin Road Travel time to CBD: Under 30 minutes by public transport, 15 minutes by car |
| Nearest MRT station: Redhill | ||
| Amenities | ★★☆☆☆ (14 nearby schools on HDB’s map) | Nearby schools: Crescent Girls’ School, APSN (Tanglin School), Alexandra Hill Primary School, Gan Eng Seng School, Alexandra Primary School, Zhangde Primary School, Queenstown Secondary School, Gan Eng Seng Primary School, Bukit Merah Secondary School |
| ★★★★☆ | Nearby shopping malls, markets and other amenities: Delta Sport Centre, IKEA Alexandra, Alexandra Central, Tiong Bahru Plaza | |
| Waiting time | ★★☆☆☆ | Alexandra Peaks: 56 months (Estimated completion date: Q3 2030) Alexandra Vista: 47 months (Estimated completion date: Q4 2029) |
| Price | ★☆☆☆☆ | Alexandra Peaks 3-room: $403,000 – $511,000 4-room: $560,000 – $771,000 Alexandra Vista 2-room Flexi: $205,000 – $355,000 3-room: $420,000 – $518,000 4-room: $547,000 – $775,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★★★★ | 2-room Flexi: – 3-room: $628,000 – $838,000 4-room: $970,000 – $1,155,000 5-room: – |
Flat types
Bukit Merah has 2 BTO projects up for offer in this Jul 2025 sales exercise:
| Number of units | ||
| Flat type | Alexandra Peaks | Alexandra Vista |
| 2-room Flexi (Type 1) | – | 248 |
| 3-room | 76 | 93 |
| 4-room | 422 | 268 |
| Total | 498 | 609 |
Bukit Merah is one of Singapore’s most sought-after mature estates—and with just 498 and 609 units available across its two July 2025 BTO plots, demand is expected to be intense. Alexandra Peaks is tucked beside Alexandra Canal Corridor, with IKEA Alexandra is just 5 minutes away by car or 10 minutes by public transport. Alexandra Vista is located a bit farther from Redhill MRT, but includes added conveniences—a preschool, eating house, supermarket, and shops within the development.
If you lived in this area, commuting is an absolute breeze. You only need under 30 minutes to get to the CBD by public transport, or just 15 minutes by car. Due to the excellent location, these projects are of course classified as Prime flats. That means a longer minimum occupancy period of 10 years, and be prepared for the government to claw back 11% of the flat price or valuation, whichever is higher, if/when you sell your property.
Speaking of selling, if you’re thinking long-term, the potential resale value speaks volumes. According to HDB, resale flats nearby these projects changed hands for a cool $970,000 to $1,155,000—second only to the Toa Payoh Ascent project this Jul 2025 BTO launch.
Granted, these flats also come with hefty price tags. A 4-room unit starts from $547,000 for Alexandra Vista and $560,000 for Alexandra Peaks. For comparison, 4-room units in Sembawang and Bukit Panjang start from $328,000 and $362,000 respectively. Location really is everything!
Note that these projects don’t have the same availability of room type. The Alexandra site does not have any 2-room units available—you’ll have to turn to the Tanglin one for that. Neither site is offering any 5-room flats.
PSA: For the Bukit Merah BTOs, you’ll be applying for the town, not your preferred site. That means you can’t choose between the Alexandra Peaks and Alexandra Vista plots—you’ll be balloted for either. If your preferred project runs out of units before your turn, you may be left with the alternative. Declining to book a flat risks losing your first-timer priority, and you face a 1-year application ban if you do that twice.
| Alexandra Peaks and Alexandra Vista (Jul 2025 BTO) | |
| Pros | Cons |
| – Central, mature estate with excellent connectivity – Close to IKEA Alexandra, Alexandra Canal Corridor, and MRT stations – Strong resale value potential due to location and demand, with 4-room resales nearby going for $970,000 to $1,155,000 |
– High starting prices (4-room flats from $547,000–$560,000) – Prime classification: 10-year MOP and 11% resale clawback – Long waiting times of 47 months (Alexandra Vista) and 56 months (Alexandra Peak) |
3. [Prime] Toa Payoh Ascent—Jul 2025 HDB BTO Review
BTO site (approximate):
| Toa Payoh—Jul 2025 HDB BTO | ||
| Overall rating: ★★★☆ Best for: Families and those seeking centrality, but without being in an overtly prime location. |
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| Location | ★★★★☆ | Bounded by Braddell Rise and Toa Payoh Rise. Travel time to CBD: Around 30 min by public transport, 20 minutes by car |
| Nearest MRT station: Caldecott | ||
| Amenities | ★★★☆☆ (19 nearby schools on HDB’s map) | Nearby schools: Raffles Girl’s School (Secondary), Marymount Convent School, Lighthouse School, CHIJ Primary and Secondary Schools (Toa Payoh), Kheng Cheng School, Beatty Secondary School |
| ★★★★☆ | Nearby shopping malls, markets and other amenities: Toa Payoh Central, Toa Payoh Public Library, Mount Alvernia Hospital | |
| Waiting time | ★★★☆☆ | 41 months (Estimated completion date: Q3 2029) |
| Price | ★☆☆☆☆ | 2-room Flexi: $212,000 – $354,000 3-room: $406,000 – $514,000 4-room: $583,000 – $777,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★★★★ | 2-room Flexi: – 3-room: $780,000 – $830,000 4-room: $1,070,000 – $1,170,000 |
Flat types
| Toa Payoh Ascent—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 195 |
| 3-room | 78 |
| 4-room | 468 |
| Total | 741 |
Located in one of Singapore’s most established and centrally positioned towns, the Toa Payoh Ascent project is expected to be one of the most popular in the July 2025 launch. With Caldecott MRT just a short walk away and Toa Payoh MRT within reach, this site enjoys excellent connectivity—you can get to the CBD in about 30 minutes by public transport, or 20 minutes by car.
What makes this launch especially appealing for families is the strong lineup of nearby schools. You’ll find CHIJ Primary and Secondary (Toa Payoh) close by, as well as Marymount Convent School. Within the development itself, future residents can look forward to a preschool, eating house, and shops—bringing daily essentials right to your doorstep.
Living near Toa Payoh MRT also means access to a well-developed cluster of amenities, including Toa Payoh Central, the public library, sports complex, and hawker centres. This BTO site blends convenience with community infrastructure, making it a top choice for families looking to settle in a town that has everything.
With convenience comes a price—in this case a literal one. Toa Payoh Ascent is the most expensive project in this Jul 2025 BTO launch, with 4-room units starting at a cool $583,000. Whew.
The good news is that the Toa Payoh area boasts one of the highest HDB resale values in Singapore. In Q1 2025, the median resale price for a 4-room flat in the estate was a remarkable $948,000 based on HDB’s Q1 figures. If we consider the prices of 4-room resale flats transacted nearby Toa Payoh Ascent, we’re looking at a whopping $1,070,000 – $1,170,000. Yup, there’s a good chance you’ll be sitting on a $1 million flat! That places it at the top of the resale charts, ahead of even the Bukit Merah and Clementi projects.
However, do note that Toa Payoh Ascent is classified as a Prime project and will come with a 11% subsidy clawback. This means that after you’ve fulfilled the 10-year MOP and want to sell the flat, you need to return 11% of the resale price (or valuation, whichever is higher) to HDB.
With its strong location, full suite of facilities, proximity to top schools, and strong resale potential, this is a project that’s bound to be oversubscribed.
| Toa Payoh Ascent (Jul 2025 BTO) | |
| Pros | Cons |
| • Central location in a mature, amenity-rich town with great transport links (Caldecott MRT very nearby) • Excellent connectivity: ~30 mins to CBD by public transport, 20 mins by car • Close to reputable schools like CHIJ Primary/Secondary and Marymount Convent School • Very strong resale value—4-room flats nearby sold for $1,070,000 – $1,170,000 |
• Highest launch prices in this BTO exercise—4-room units start at $583,000 • Prime classification: 10-year MOP and 11% resale subsidy clawback • Likely to be heavily oversubscribed due to location and demand |
4. [Prime] Clementi Emerald—Jul 2025 HDB BTO Review
BTO site (approximate):
| Clementi—Jul 2025 HDB BTO | ||
| Overall rating: ★★★☆☆ Best for: Parents of school-age kids and west-side dwellers. |
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| Location | ★★★★☆ | Along Clementi Avenue. Travel time to CBD: Just over 30 minutes by public transport, around 20 minutes by car |
| Nearest MRT station: Clementi | ||
| Amenities | ★★★☆☆ (16 nearby schools on HDB’s map) | Nearby schools: Clementi Town Secondary School, Clementi Primary School, Nan Hua Primary School, Pei Tong Primary School & MK @ Pei Tong, School of Science & Technology, Singapore Polytechnic, New Town Secondary School, Qifa Primary School, Nan Hua High School, NUS High School of Mathematics and Science, Kent Ridge Secondary School, National University of Singapore |
| ★★★★☆ | Nearby shopping malls, markets and other amenities: The Clementi Mall, Grantral Mall, 321 Clementi, Clementi Sports Hall, Clementi Swimming Complex, Clementi Stadium | |
| Waiting time | ★★★★★ | 34 months (Estimated completion date: Q1 2029) |
| Price | ★☆☆☆☆ | 2-room Flexi: $214,000 – $351,000 3-room: $388,000 – $512,000 4-room: $562,000 – $780,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★★★★ | 2-room Flexi: – 3-room: $775,000 – $840,000 4-room: $963,000 – $1,130,888 |
Flat types and facilities
| Clementi—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 222 |
| 3-room | 111 |
| 4-room | 420 |
| Total | 750 |
Surprise, surprise. We expected this site to be a Prime project, but HDB has classified Clementi Emerald as a Prime project. That means a 10-year Minimum Occupation Period (MOP) and whopping 12% subsidy recovery on resale. Yikes.
However, given Clementi’s enduring popularity and strong fundamentals, we doubt these rules will do much to curb demand. The Clementi Emerald BTO site is located in one of Singapore’s most established west-side neighbourhoods—making it a strong contender for buyers who want both connectivity and community. With Clementi MRT and Clementi Mall just a short walk away, residents will enjoy easy access to daily essentials, retail, dining, and transport. Travelling to the CBD takes just over 30 minutes by public transport, or around 20 minutes by car.
Education is a major advantage here. The site is surrounded by reputable institutions, including Nan Hua High School, Kent Ridge Secondary School, and even the National University of Singapore (NUS). This makes it an excellent long-term option for families planning to stay through multiple schooling stages.
Active folks will appreciate being near Clementi Stadium, Sports Hall, and Swimming Complex, while foodies and convenience-seekers will be happy to know that the BTO project itself is expected to come with an eating house, minimart, and preschool—perfect for busy families.
Yet another factor Clementi Emerald has going in its favour is waiting time. Clementi Emerald is expected to be done in 34 months, with an estimated completion date in Q1 2029. It’s the only Prime project this launch that has a shorter waiting time of less than 3 years (the other short waiting time project is Bangkit Breeze in Bukit Panjang, a Standard project).
As far as prices go, think high. A 4-room unit here starts from $562,000, making Clementi Emerald the second most expensive BTO project this Jul 2026 HDB BTO launch. Down the road if you sell your flat, you’re also looking at likely high returns—4-room resale flats nearby here fetched $963,000 to $1,130,888.
If you’re eyeing the west, this launch should be on your radar.
| Clementi Emerald (Jul 2025 BTO) | |
| Pros | Cons |
| • Prime west-side location with short walk to Clementi MRT and Clementi Mall for transport, dining, and essentials • Surrounded by popular schools including Nan Hua High, Kent Ridge Secondary, and NUS • Short waiting time of just 34 months—fastest among Prime projects this launch • High resale potential—4-room flats nearby transacted for $963,000 – $1,130,888 |
• High launch prices—4-room flats start from $562,000 • Prime classification: 10-year MOP and 12% resale subsidy clawback • Demand likely to be intense due to location |
5. [Standard] Bangkit Breeze, Bukit Panjang—Jul 2025 HDB BTO Review
BTO site (approximate):
| Bukit Panjang—Jul 2025 HDB BTO | ||
| Overall rating: ★★★☆☆ Best for: Nature-lovers and families looking for space and value. |
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| Location | ★★☆☆☆ | Along Bukit Panjang Ring Road. Travel time to CBD: Around 40 minutes by public transport, 30 minutes by car |
| Nearest MRT/LRT station: Bangkit LRT, Fajar LRT | ||
| Amenities | ★★☆☆☆ (14 nearby schools on HDB’s map) | Nearby schools: Zhenghua Primary School, Beacon Primary School, Greenridge Primary School, West Spring Primary School, Zhenghua Secondary School, West Spring Secondary School, Greenridge Secondary School, Bukit Panjang Primary School |
| ★★★☆☆ | Nearby shopping malls, markets and other amenities: Fajar Shopping Centre, Bukit Panjang Hawker Centre and Market, Bukit Panjang Community Club, Pang Sua Park Connector, Bukit Panjang Plaza, Bukit Panjang Public Library, Greenridge Shopping Centre | |
| Waiting time | ★★★★★ | 35 months (Estimated completion date: Q1 2029) |
| Price | ★★★★☆ | 2-room Flexi: $149,000 – $236,000 3-room: $289,000 – $367,000 4-room: $362,000 – $458,000 5-room: $518,000 – $599,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★☆☆☆ | 2-room Flexi: – 3-room: $480,000 – $513,000 4-room: $585,000 – $639,800 5-room: $685,000 – $745,888 |
Flat types
| Bukit Panjang—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 120 |
| 3-room | 96 |
| 4-room | 239 |
| 5-room | 188 |
| Total | 643 |
If you’re a nature-lover or looking for a quieter, family-oriented neighbourhood, Bangkit Breeze in Bukit Panjang is BTO project that might just be your match. Nestled right next to Zhenghua Nature Park, this site offers easy access to greenery and park connector trails—perfect for morning jogs, evening walks, or weekend cycling.
Transport-wise, the nearest stations are Bangkit LRT and Fajar LRT, which link you to Choa Chu Kang MRT and the North-South Line. From there, Lot One mall is within reach. However, getting to the CBD can take about 40 minutes by public transport, or 30 minutes by car, so connectivity isn’t its strongest suit.
What it does offer is everyday convenience. Within the BTO development itself, you’ll find a preschool, eating house, minimart, shops, and a residents’ network centre—all the essentials right at your doorstep. Beacon Primary School is located just next door, which makes this a top pick for young families. Bukit Panjang Hawker Centre and Market is also just down the road.
In Q1 2025, 4-room flats in the area had a median resale price of $561,000. While this is on the lower end if you’re thinking about resale value, the flats in Bangkit Breeze are also priced lower. The second most affordable project this Jul 2025 BTO launch, 4-room units start from $362,000.
Plus as a Standard project, there is only a 5-year Minimum Occupation Period (MOP) and no resale clawback. Solid value for a BTO project if you aren’t fussy about connectivity.
| Bangkit Breeze (Jul 2025 BTO) | |
| Pros | Cons |
| • Lower entry price—4-room flats start from $362,000, making it the second most affordable project this launch • Classified as a Standard project with a shorter 5-year Minimum Occupation Period (MOP) and no resale subsidy clawback • Located next to Zhenghua Nature Park—ideal for nature-lovers and families who enjoy the outdoors • On-site amenities include a preschool, eating house, minimart, shops, and a residents’ network centre |
• Weaker connectivity—takes about 40 minutes to reach the CBD by public transport, and 30 minutes by car • Nearest train access is via LRT stations (Bangkit or Fajar), requiring a transfer to Choa Chu Kang MRT • Lower resale value compared to other towns—4-room flats nearby sold for $585,000 to $639,800 |
6. [Standard] Sembawang Beacon—Jul 2025 HDB BTO Review
BTO site (approximate):
| Sembawang—Jul 2025 HDB BTO | ||
| Overall rating: ★★★★☆ Best for: Singles or young couples who prioritise affordability. |
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| Location | ★★☆☆☆ | Bounded by Admiralty Link, Admiralty Lane, and Canberra Road. Travel time to CBD: Almost 1 hour by public transport, 40 minutes by car |
| Nearest MRT/LRT station: Sembawang MRT | ||
| Amenities | ★☆☆☆☆ (8 nearby schools on HDB’s map) | Nearby schools: Endeavour Primary School, Rainbow Centre Admiral Hill, Northoaks Primary School, Canberra Primary and Secondary School, Wellington Primary School, Sembawang Primary and Secondary School |
| ★★☆☆☆ | Nearby shopping malls, markets and other amenities: Sembawang Mart, Sun Plaza, Sembawang Public Library, Canberra Community Club | |
| Waiting time | ★★★★★ | 36 months (Estimated completion date: Q1 2029) |
| Prices | ★★★★★ | 2-room Flexi: $148,000 – $207,000 3-room: $267,000 – $323,000 4-room: $328,000 – $413,000 5-room: $487,000 – $586,000 3Gen: $497,000 – $585,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★☆☆☆ | 2-room Flexi: $338,000 – $395,000 3-room: $510,000 – $548,888 4-room: $570,000 – $690,000 5-room: $745,000 – $830,000 |
Flat types
| Sembawang—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 168 |
| 3-room | 84 |
| 4-room | 286 |
| 5-room | 203 |
| 3Gen | 34 |
| Total | 775 |
Tucked away in Singapore’s northern heartlands, the Sembawang Beacon BTO project offers a peaceful, low-density lifestyle that may appeal to families who value space and tranquillity over city buzz. But it comes with a trade-off: connectivity to the CBD isn’t the best. Commuting takes almost an hour by public transport, and around 40 minutes by car.
The nearest MRT station is Sembawang, though it’s not exactly a stone’s throw away—you’ll likely need to take a bus or commit to a longer walk. That said, the estate is still fairly self-contained. Sun Plaza, the area’s main shopping mall, is located at the MRT and covers most daily needs.
For families, there are a few schools in the area, and the project will feature an integrated preschool—a plus for those with young children. While this development does not include an eating house, it still delivers solid fundamentals for quiet living.
Notably, this is one of the few July 2025 BTO projects to offer 3Gen flats, making it an attractive choice for multi-generational households. It’s classified as a Standard project, with a 5-year Minimum Occupation Period (MOP) and no subsidy clawback.
Sembawang Beacon holds the title of most affordable BTO project this Jul 2025 launch, with 4-room units starting from just $328,000.
In terms of long-term value, 4-room flats nearby changed hands for $570,000 to $690,000. This is lower than other Standard projects like Simei Symphony in Tampines and Woodlands North Grove, but you’re still likely to turn a nice profit because of the low BTO price.
| Sembawang Beacon (Jul 2025 BTO) | |
| Pros | Cons |
| • Most affordable project this launch—4-room flats start from just $328,000 • Classified as a Standard project—only a 5-year Minimum Occupation Period (MOP) and no resale subsidy clawback • Offers 3Gen flats, ideal for multi-generational households |
• Poorer connectivity—almost 1 hour to the CBD by public transport, 40 minutes by car • Nearest MRT (Sembawang) is not within easy walking distance; likely requires a bus ride • Lower resale value compared to other towns—4-room flats nearby sold for $570,000 to $690,000 |
7. [Standard] Simei Symphony, Tampines—Jul 2025 HDB BTO Review
BTO site (approximate):
| Tampines—Jul 2025 HDB BTO | ||
| Overall rating: ★★☆☆☆ Best for: Easties who want greenery and/or schools. |
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| Location | ★★★☆☆ | Bounded by Simei Road and Upper Changi Road East. Travel time to CBD: Just over 30 minutes by public transport, just under 30 minutes by car |
| Nearest MRT/LRT station: Upper Changi MRT | ||
| Amenities | ★★★★★ (40 nearby schools on HDB’s map) | Nearby schools: Singapore University of Technology and Design, Changkat and Primary Secondary School, ITE College East, East Spring Primary and Secondary School, Ngee Ann Secondary School, Temasek Junior College (Holding), Dunman Secondary School, Chongzheng Primary School Yumi Primary School |
| ★★★☆☆ | Nearby shopping malls, markets and other amenities: Singapore Expo, Eastpoint Mall, Changi Seimei Community Club, Changi General Hospital, St Andrew’s Community Hospital | |
| Waiting time | ★★★☆☆ | 42 months (Estimated completion date: Q3 2029) |
| Prices | ★☆☆☆☆ | 2-room Flexi: $193,000 – $280,000 4-room: $529,000 – $625,000 5-room: $658,000 – $763,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★★☆☆ | 2-room Flexi: – 4-room: $648,000 – $715,000 5-room: $712,000 – $888,000 |
Flat types and facilities
| Tampines—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 140 |
| 4-room | 140 |
| 5-room | 100 |
| Total | 380 |
This July 2025 BTO launch in Tampines is set to be one of the most limited offerings—only 380 units are available. Despite the small number, Simei Symphony ticks a lot of boxes, especially for those who work or study in the East.
The project is situated near Upper Changi MRT and within easy reach of Expo MRT, connecting residents to both the Downtown and East-West lines. It’s also close to Singapore University of Technology and Design (SUTD), making it a solid choice for academics, students, or professionals working in nearby business parks.
On-site amenities are another highlight. The Simei Symphony development will feature a preschool, eating house, supermarket, shops, and even a restaurant or fast food outlet—bringing all your day-to-day essentials right to your doorstep.
While Tampines is known as a mature and well-connected town, this particular site sits on the eastern fringe, closer to Changi than to the main Tampines Central area. That said, the convenience of nearby MRT stations and the Expo area’s growing vibrancy make up for it.
In terms of prices, Simei Symphony is surprisingly expensive given its classification as a Standard project. A 4-room unit here will cost you at least $529,000, which is almost in the territory of 4-room starting prices for the Prime projects in Clementi (from $562,000), Toa Payoh (from $583,000) and Bukit Merah (from $547,000). The other Standard projects are all offering 4–room units that start in the $300,000+ range, with Sembawang Beacon’s 4-room starting prices going as low as $328,000.
That said, resale value here is also strong: 4-room flats nearby transacted for $648,000 t0 $715,000—higher than that for other Standard projects like Bangkit Breeze (Bukit Panjang) and Sembawang Beacon. With its low unit count and strong location, this one may go fast.
| Simei Symphony (Jul 2025 BTO) | |
| Pros | Cons |
| • Strong east-side location near Upper Changi MRT • Strong resale value for a Standard project—4-room resale prices in the area range from $648,000 to $715,000 • Close to Singapore University of Technology and Design (SUTD)—ideal for students and professionals • Excellent on-site amenities: preschool, eating house, supermarket, shops, and a restaurant or fast food outlet |
• High launch price for a Standard project—4-room units start from $529,000, close to Prime-level pricing • Located on the eastern fringe of Tampines, farther from the main town centre • Low unit count means higher competition and potentially lower ballot success rates |
8. [Standard] Woodlands North Grove—Jul 2025 HDB BTO Review
BTO site: We can’t get the exact location of this BTO site. It’s to be built beside a road that itself hasn’t been constructed yet, so Google Maps doesn’t have visuals on the spot.
| Woodlands—Jul 2025 HDB BTO | ||
| Overall rating: ★★★☆☆ Best for: JB day-trippers, nature-lovers, and budget-conscious buyers. |
||
| Location | ★★☆☆☆ | Near Admiralty Park. Travel time to CBD: 1 hour by public transport, 40 minutes by car |
| Nearest MRT/LRT station: Woodlands North MRT | ||
| Amenities | ★★★★★ (27 nearby schools on HDB’s map) | Nearby schools: Republic Polytechnic, Woodlands Secondary School, Marsiling Secondary School, Marsiling Primary School, Riverside Secondary School, Qihua Primary School, Si Ling Primary School, Fuchun Secondary School, Fuchun Primary School, Singapore Sports School, Evergreen Primary and Secondary School, Woodgrove primary School |
| ★★☆☆☆ | Nearby shopping malls, markets and other amenities: Admiralty Park, Causeway Point, Woodlands Civic Centre, Woodlands Sports Centre, Woodlands Waterfront Park | |
| Waiting time | ★☆☆☆☆ | 55 months (Estimated completion date: Q3 2030) |
| Prices | ★★★★☆ | 2-room Flexi: $160,000 – $250,000 3-room: $305,000 – $389,000 4-room: $388,000 – $544,000 5-room: $517,000 – $714,000 |
| Resale value (based on transacted prices of resale flats nearby) | ★★★☆☆ | 2-room Flexi: $370,000 – $400,000 3-room: $520,000 – $540,000 4-room: $660,000 – $720,000 5-room: $755,888 – $825,000 |
Flat types and facilities
| Woodlands—Jul 2025 BTO | |
| Flat type | Number of units |
| 2-room Flexi | 228 |
| 3-room | 88 |
| 4-room | 420 |
| 5-room | 412 |
| Total | 1,148 |
The Woodlands North Grove BTO project in the July 2025 launch is one of the largest offerings, with 1,148 units—giving applicants a better chance of securing a flat. Located near Woodlands Checkpoint, it’s a prime spot for JB regulars or families who enjoy cross-border convenience.
That said, it’s far from the CBD, with commutes taking about an hour by public transport or 40 minutes by car. Still, the area is being reshaped under the Woodlands North Coast Master Plan, which aims to introduce new job centres, green spaces, and waterfront attractions. This makes Woodlands North Grove a strong long-term play for value-focused buyers.
Nearby educational institutions like Republic Polytechnic add to its appeal, especially for families with older children. Within the development, residents can look forward to a preschool and a residents’ network centre, enhancing community life even if commercial facilities like supermarkets or eateries aren’t built into the site.
Unfortunately, the waiting time for the Woodlands North Grove project is on the longer side at 55 months. This is the second longest for the Jul 2025 BTO launch, with only Alexandra Peaks in Bukit Merah taking slightly longer at 56 months.
Resale value here is good compared to other Standard projects like Sembawang Beacon and Bangkit Breeze. The prices of 4-room resale flats that were sold nearby fell between $660,000 to $720,000. Additionally, Woodlands North Grove also comes with more entry-level affordability, with 4-room units starting from $388,000.
If you’re seeking space, cross-border convenience, and future transformation upside, this Woodlands site is worth a close look.
| Woodlands North Grove (Jul 2025 BTO) | |
| Pros | Cons |
| • Entry-level affordability—4-room units start from $388,000 • Resale prices for 4-room flats nearby are solid, ranging from $660,000 to $720,000 • Large supply of flats—1,148 units available, which improves ballot odds • Located near Woodlands Checkpoint—ideal for those who travel frequently to Johor Bahru |
• Far from the CBD—about 1 hour by public transport, 40 minutes by car • Long waiting time of 55 months—the second longest in this launch • May not appeal to those who prioritise centrality, quicker access to town, or the convenience of nearby amenities |
9. HDB BTO Jul 2025 Review: Which is the best Jul 2025 BTO?
The July 2025 BTO launch offers a diverse mix of projects across Singapore. So, which one is the best? That really depends on what you value most. While we’ve reviewed each site in detail, it’s less about the numbers and more about your priorities—proximity to the city, affordability, nearby schools, or family-friendly amenities.
Here’s a quick round-up to help you decide:
- Closest to the city centre: Alexandra Peaks and Alexandra Vista (Bukit Merah), Toa Payoh Ascent
- Most affordable: Sembawang Beacon, Bangkit Breeze (Bukit Panjang), Woodlands North Grove
- Closest to MRT stations: Toa Payoh Ascent, Alexandra Vista (Bukit Merah), Clementi Emerald
- Best for JB-trippers: Woodlands North Grove
- Most number of schools nearby: Alexandra Peaks and Alexandra Vista (Bukit Merah), Toa Payoh Ascent, Clementi Emerald
- Biggest units (includes 5-room or 3Gen): Bangkit Breeze (Bukit Panjang), Woodlands North Grove, Sembawang Beacon (3Gen)
- Strongest resale value (based on 4-room flats transacted nearby): Basically all the Prime projects (Alexandra Peaks, Alexandra Vista, Clementi Emerald, Toa Payoh Ascent). But among the Standard ones, Simei Symphony and Woodlands North Grove saw relatively higher resale values.
- Shorter MOP of 5 years: Bangkit Breeze (Bukit Panjang), Sembawang Beacon, Woodlands North Grove
Still unsure? Think about your long-term needs like schooling, commute or lifestyle, and choose a project that fits your future.
10. What to expect in the Oct 2025 BTO launch
Nothing caught your eye in the Jul 2025 BTO launch? No worries. There’s one more BTO launch you can look forward to this year.
HDB’s October 2025 BTO launch will see about 9,100 flats set to be released across 8 towns: Ang Mo Kio, Bedok, Bishan, Bukit Merah, Jurong East, Sengkang, Toa Payoh, and Yishun.
A highlight of this launch is the introduction of a fifth Community Care Apartment (CCA) project, this time in Sengkang—a welcome option for seniors seeking independent living with care support services.
Important reminder: All flat applicants must have a valid HDB Flat Eligibility (HFE) letter to apply. If you’re planning to take part in this launch, be sure to submit your documents by 15 Sep 2025 to ensure your HFE application is processed in time.
More details, including project locations and classification (Standard, Plus, or Prime), will be released closer to the launch. Stay tuned for our full breakdown on the MoneySmart blog when the information goes live.
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. | |
| Date of completion | We consider the estimated waiting time. – 5 stars: 36 months or less – 4 stars: 37 – 40 months – 3 stars: 41 – 44 months – 2 stars: 45 – 48 months – 1 star: More than 48 months |
| 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 starting resale price of a 4-room flat. – 5 stars: $900,000 or higher – 4 stars: $800,000 to $899,999 – 3 stars: $700,000 to $799,999 – 2 stars: $600,000 to $699,999 – 1 star: Lower than $600,000 |
| Application rates | Based on the 4-room flat application rate data for first-timer families when it becomes available, the lowest is 0.9 and highest is 3.4. – 5 stars: 1.0 or lower (means you are guaranteed a unit!) – 4 stars: 1.1 to 1.6 – 3 stars: 1.7 to 2.3 – 2 stars: 2.4 to 2.9 – 1 star: 3.0 and higher |
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About the author
Vanessa Nah likes her finance articles the way she likes her sitcoms—light-hearted, entertaining, and leaving people knowing a little more about life. She believes money—like life—should be made simple. Outside of work, you’ll find Vanessa attending dance classes, fingerpicking a guitar, and fulfilling her life mission to make her one-eyed cat the most spoiled kitty in the world.
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