After a busy Feb 2026 BTO launch, HDB is back with its second Build-to-Order (BTO) exercise of the year, offering about 6,900 flats across 7 projects in 5 towns: Ang Mo Kio, Bishan, Bukit Merah, Sembawang, and Woodlands. The headline project is in Bukit Merah's new Berlayar estate, with a bumper 1,960 units right next to Telok Blangah MRT and part of the Greater Southern Waterfront. Bishan will also see its first new BTO in the Lakeview area in over 4 decades, with a 1,210-unit project just 5 minutes from Marymount MRT and overlooking MacRitchie Reservoir.
In this guide, we review every Jun 2026 BTO project, breaking down housing options, expected prices, projected application rates, locations, and resale potential. You'll also find comparison tables, nearby school highlights, and a practical "How to choose" checklist to help you decide which flat is right for you.
Note: As HDB has yet to release official prices and application rates at the time of writing, the figures discussed are based on recent launches and historical trends.
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1. Key takeaways (Jun 2026 BTO at a glance)
- Ang Mo Kio (Plus, 2 projects): Established town with strong schools and quick links to Mayflower MRT. Both projects sit near top primary schools (CHIJ St Nicholas Girls', Mayflower Primary), making them solid family picks. Expect Plus-level competition—popular but not extreme.
- Bishan (Prime/Plus): First BTO in the Lakeview area in over 40 years. 5 minutes from Marymount MRT, next to MacRitchie Reservoir, with blocks up to 40 storeys high. Strong long-term resale prospects given Bishan's track record; expect heavy demand.
- Bukit Merah (Prime): The headline launch of Jun 2026. Right next to Telok Blangah MRT, part of the Greater Southern Waterfront, with 1,960 units and the most extensive on-site amenities of any project this round. Expect highest prices and fiercest competition, especially for 2-room Flexi flats from singles.
- Sembawang (Standard, 2 projects): The new Sembawang North neighbourhood gets 2,000 more units. Lowest prices in the launch and the best ballot odds—ideal for buyers who prioritise affordability and space over centrality. The trade-off is a 15-20 minute walk to Sembawang MRT and limited nearby amenities.
- Woodlands (Standard): A 640-unit Standard project bounded by Woodgrove Avenue and the SLE. 10-15 minute walk to the Woodlands Integrated Transport Hub. Affordable entry point with healthy supply of larger 4-room and 5-room flats; demand is typically moderate.
2. What's on offer at the Jun 2026 BTO launch?
HDB's Jun 2026 BTO launch spans a wider geographical mix than Feb 2026, with projects ranging from the city-fringe Greater Southern Waterfront all the way up to Sembawang North and Woodlands. Here's a quick snapshot of what's on offer:
*Classification is based on previous HDB launches and current market expectations; official classifications will be confirmed at launch.
Whether you're chasing a Prime city-fringe address in Bukit Merah or a roomy Standard flat up north, the Jun 2026 launch offers a fairly broad spread. Read on as we break down each project's highlights, strengths, and key considerations, and rate them against our HDB BTO rating rubric.
ALSO READ: Guide To Buying HDB Flats For Singles In Singapore 2026
3. Ang Mo Kio (Plus)—Jun 2026 BTO review
Flat types and affordability
Ang Mo Kio gets 2 BTO projects this round—both expected to be classified Plus. The Avenue 2 project offers a focused mix of 90 units of 3-room and 390 units of 4-room flats (total: 480 units), making it the more family-oriented of the pair. The Avenue 1 project is bigger at 570 units, but the mix is more polarised: 370 units of 2-room Flexi alongside 200 units of 4-room flats.
Prices: The Oct 2025 launch of Oak Ville @ AMK (also a Plus project) is the most useful benchmark. Expect prices in a similar range: 2-room Flexi from $194,000-$300,000, 3-room from $340,000-$434,000, and 4-room from $514,000-$650,000. With both Jun 2026 projects similarly close to Mayflower MRT and surrounded by reputable schools, prices should land within this band, give or take.
Demand and expected application rate: Oak Ville @ AMK saw moderate first-timer family demand at 0.7 for 4-room flats and 0.4 for 3-room flats—surprisingly accessible for a Plus project. Second-timer demand was much hotter (5.6 for 4-room, 10.8 for 3-room), reflecting strong upgrader appetite. Singles paid attention to the 2-room Flexi units (4.0 first-timer singles per unit). Expect both Jun 2026 projects to draw similar interest, with the Avenue 2 project (school-anchored, larger 4-room supply) likely to be slightly hotter among families.
Location and amenities
Accessibility: Both projects are about a 10-15 minute walk from Mayflower MRT on the Thomson-East Coast Line, which puts the CBD within ~40 minutes by public transport. Drivers can expect ~25 minutes to town via the Central Expressway.
Classification: We’re expecting both projects to be classified Plus, given the central location, school proximity, and Mayflower MRT access. This means a 10-year MOP, subsidy clawback on resale, and no whole-flat rentals after MOP.
Nearby amenities: You're spoiled for choice between AMK Hub (one MRT stop away at Ang Mo Kio MRT), Mayflower Shopping Centre, and the Bishan-Ang Mo Kio Park for greenery. Kebun Baru Mall and Mayflower Shopping and Food Centre are also within walking distance.
Schools (within ~1km): The Avenue 2 project is across the road from CHIJ St Nicholas Girls' Primary and Secondary School—a major draw for families with daughters. Mayflower Primary, Anderson Primary, Yio Chu Kang Secondary, and Presbyterian High School are also nearby. The Avenue 1 project sits adjacent to Mayflower Secondary School and is within 1km of Mayflower Primary and Ang Mo Kio Primary.
On-site amenities: The Avenue 2 project is generously equipped, with an eating house, minimart, 4 shops, preschool, and Residents' Network Centre. The Avenue 1 project is leaner—just a preschool—but given the proximity to AMK Hub and Mayflower Shopping Centre, daily needs are well covered.
Investment and resale outlook
Ang Mo Kio remains a perennial favourite for HDB buyers and resale investors. The median resale prices reported by HDB stand at $441,800 for 3-room, $630,000 for 4-room, and a substantial $1,090,000 for 5-room flats. The 5-room median is particularly eye-catching, reflecting Ang Mo Kio's reputation as a mature, well-connected estate with consistent upgrader demand.
Plus classification will dampen short-term gains given the 10-year MOP and subsidy clawback, but for long-term holders, both Ang Mo Kio projects should benefit from the town's stable resale market and the ongoing development of Mayflower into a Thomson-East Coast Line hub. Families who plan to stay put for the long term will likely find this a sound buy.
4. Bishan (Prime/Plus)—Jun 2026 BTO review
Flat types and affordability
The Bishan project is a historic one—it's the first new BTO in the Lakeview area in over 40 years. Bounded by Upper Thomson Road and the existing Lakeview Estate condominium, it'll offer 1,210 units across 5 blocks ranging from 18 to 40 storeys, with most blocks oriented to capture views of MacRitchie Reservoir. The flat mix is concentrated: 470 units of 2-room Flexi and 740 units of 4-room flats, with about 50 public rental units integrated into 2 of the 5 blocks.
Prices: Using Bishan Terraces (Oct 2025, Prime) as a benchmark, expect 2-room Flexi prices in the $229,000-$364,000 range and 4-room flats at $543,000-$735,000. Note that analysts are split on the Lakeview project's classification. The case for Prime rests on proximity to MacRitchie Reservoir and Marymount MRT, plus Bishan's recent track record of Prime launches. The case for Plus rests on the project's distance from the Bishan town centre and the more limited commercial amenities directly adjacent. Either way, expect Bishan Terraces' prices to be a reasonable floor, with potential for a small premium.
Demand and expected application rate: Bishan Terraces drew intense interest—3.5 first-timer family applicants per 4-room unit, 18.2 second-timers per 4-room unit, and a striking 17.3 first-timer singles per 2-room Flexi unit. Expect the Lakeview project to attract at least as much demand, if not more, given its scarcity value (first BTO in 40+ years), reservoir-view orientation, and 5-minute walk to Marymount MRT.
Location and amenities
Accessibility: The site is just a 5-minute walk to Marymount MRT on the Circle Line, putting buyers within ~25 minutes of the CBD by public transport. Bishan MRT (1 stop away) connects to Junction 8 and the North-South Line. Drivers can reach town in ~20 minutes via Marymount Road and the Pan-Island Expressway.
Classification: The jury’s out on whether this will be Prime or Plus. The case for Prime: proximity to MacRitchie Reservoir, established Bishan estate, sub-10-minute MRT walk. The case for Plus: it sits at the edge of Bishan town centre with relatively few major commercial amenities directly adjacent. If you ask us, we’re expecting this Bishan Jun 2026 BTO project to come out as Prime. Either way, both classifications mean 10-year MOP and subsidy clawback.
Nearby amenities: Daily essentials are covered by Shunfu Mart and Thomson Plaza, both within a short walk or bus ride. Junction 8 at Bishan town centre is 1 MRT stop away. For greenery, MacRitchie Reservoir is right at the doorstep—the existing park connector along Upper Thomson Road will be realigned to give residents direct access.
Schools (within ~1km): Strong cluster for families. Ai Tong School (highly sought-after) is within reach, along with Catholic High School and Whitley Secondary. Raffles Institution is about 2km away.
On-site amenities: The project comes with a generous mix: eating house, minimart, 4 shops, preschool, and Residents' Network Centre. There will also be 3-Generation playgrounds, adult and elderly fitness stations, and a roof garden above the multi-storey car park. New covered linkways will connect the project to the bus stop along Upper Thomson Road.
Investment and resale outlook
Bishan's resale market is among the strongest island-wide. HDB's median resale prices in Bishan stand at $805,000 for 4-room flats and $970,000 for 5-room flats—well above most other towns in this launch. The Lakeview project's reservoir-facing orientation, 40-storey-tall blocks, and MRT proximity should command a premium even within Bishan.
The 10-year MOP and subsidy clawback (whether Prime or Plus) mean this isn't a quick-flip play. But for buyers planning to stay put, the Lakeview project offers a rare combination of centrality, scenic views, and high-demand resale—conditions that historically deliver strong long-term appreciation. Just be ready for fierce competition at ballot.
5. Bukit Merah (Prime)—Jun 2026 BTO review
Flat types and affordability
The Bukit Merah project is the marquee launch of Jun 2026. Located along Telok Blangah Road and right next to Telok Blangah MRT, it's the second BTO project in the new Berlayar estate—part of the Greater Southern Waterfront redevelopment of the former Keppel Club site. With a bumper 1,960 units across 3 flat types (810 units of 2-room Flexi, 170 units of 3-room, 980 units of 4-room), it's also the largest project of the launch by some margin.
Prices: Bukit Merah has seen 3 Prime launches over the last year—Alexandra Peaks/Vista (Jul 2025), Berlayar Residences (Oct 2025), and Redhill Peaks (Feb 2026). Combined ranges give us: 2-room Flexi at $205,000-$373,000, 3-room at $385,000-$562,000, and 4-room at $547,000-$788,000. Expect this Berlayar project to land at the upper end given the direct MRT proximity, with analysts flagging it as one of the most sought-after launches of the year.
Demand and expected application rate: Demand for Bukit Merah Prime flats has been consistently strong. Across the 3 recent launches, 4-room flats drew 2.2-3.1 first-timer family applicants per unit, and second-timer rates ranged from 12.9 to 23.8. For 2-room Flexi flats, singles applied at rates of 7.4-8.3 per unit. The Berlayar project's combination of unbeatable MRT access, scale (810 2-room Flexi units alone), and Greater Southern Waterfront positioning will likely push these rates higher—particularly for singles eyeing the 2-room Flexi pool.
Location and amenities
Accessibility: You can't do much better than this. The project sits right next to Telok Blangah MRT on the Circle Line, putting buyers within ~20 minutes of the CBD by public transport. Drivers can reach town in ~15 minutes via the Ayer Rajah Expressway.
Classification: This project is a sure bet for a Prime classification, given the project's city-fringe location, direct MRT access, and Greater Southern Waterfront positioning. Expect the standard Prime conditions: 10-year MOP, subsidy clawback on resale, no whole-flat rentals after MOP.
Nearby amenities: Telok Blangah Hawker Centre & Market is a 5-minute walk away, and Bukit Merah Central Food Centre is a short bus ride. For shopping, VivoCity (1 MRT stop away at HarbourFront) is a regional powerhouse, while Depot Heights Shopping Centre handles daily needs. For greenery, you're at the edge of Mount Faber Park, Telok Blangah Hill Park, and the Henderson Waves walking trail—Labrador Nature Reserve is also one MRT stop away.
Schools (within ~1km): Family buyers will find Blangah Rise Primary, Radin Mas Primary, CHIJ St Theresa's Convent, and Gan Eng Seng Primary School all within reach. Gan Eng Seng Secondary and the Singapore General Hospital cluster are also a short bus ride or 1 MRT stop away.
On-site amenities: This is the most generously equipped project of the Jun 2026 launch. Expect an eating house, supermarket, 2 restaurants, 2 cafés, 8 shops, a preschool, and a Residents' Network Centre—essentially a self-contained neighbourhood within the development.
Investment and resale outlook
Bukit Merah's resale market is among the strongest in Singapore. HDB's median resale prices stand at $445,400 for 3-room, $938,000 for 4-room, and $1,085,000 for 5-room flats—the highest 4-room median of any town in this launch, edging out Bishan at $805,000.
Greater Southern Waterfront positioning is the wild card here. The Singapore government has earmarked 2,000ha (twice the size of Punggol) for redevelopment along the 30km coastline from Marina East to Pasir Panjang. As more amenities, transport, and lifestyle offerings come online over the next decade, resale values in this estate could appreciate significantly. The trade-off is Prime conditions—the 10-year MOP and subsidy clawback will dampen short-term gains, but long-term holders should be very well placed.
6. Sembawang (Standard)—Jun 2026 BTO review
Flat types and affordability
Sembawang North gets another double launch this Jun 2026, with 2 projects together offering 2,000 units. The larger Sembawang Drive project (1,130 units) has the broadest spread of any project in the launch—2-room Flexi, 3-room, 4-room, 5-room, and even 20 units of 3Gen flats for multi-generational households. The Admiralty Lane project (870 units), adjacent to Northoaks Primary School, has a similar mix minus the 3Gen units.
Prices: Sembawang remains the value play of the Jun 2026 launch. Based on Sembawang Beacon (Jul 2025), Sembawang Deck and Sembawang Voyage (both Feb 2026)—all Standard projects—expect prices around: 2-room Flexi at $148,000-$237,000, 3-room at $261,000-$343,000, 4-room at $304,000-$426,000, and 5-room at $439,000-$585,000. 3Gen units in the Sembawang Drive project should start around $497,000, based on Sembawang Beacon.
Demand and expected application rate: Sembawang's affordability comes paired with low competition. Across the 3 recent launches, 4-room flats drew just 0.6-1.2 first-timer family applicants per unit, while 5-room flats were even less contested at 0.4-0.6. Demand from singles for 2-room Flexi was healthier (4.0-6.8 first-timer singles per unit) but still much milder than Plus or Prime projects. Expect moderate demand for both Jun 2026 Sembawang projects given the lack of nearby MRT and amenities, though their proximity to the upcoming Sembawang Shipyard waterfront district (works start 2028) could lift longer-term interest.
Location and amenities
Accessibility: Both projects are about a 15-20 minute walk from Sembawang MRT—the longest MRT walk of any Jun 2026 project. Public transport to the CBD takes over an hour, while drivers can reach town in ~35 minutes via the Seletar Expressway and Central Expressway.
Classification: Standard. The remote location, lack of direct MRT access, and absence of major commercial hubs make Standard the obvious classification. This means 5-year MOP, no subsidy clawback, and the most flexibility for buyers planning to upgrade or rent out after MOP.
Nearby amenities: Sembawang Mart and Sun Plaza handle daily essentials, and Bukit Canberra Hawker Centre is a 5-10 minute drive from the Sembawang Drive project. Both projects sit near the Sembawang Shipyard precinct, which is slated for redevelopment into a mixed-use waterfront district with housing, retail, and dining from 2028.
Schools (within ~1km): The Sembawang Drive project sits within reach of Wellington Primary, Canberra Secondary, Sembawang Primary, and Sembawang Secondary. The Admiralty Lane project is directly adjacent to Northoaks Primary School, with Endeavour Primary and Rainbow Centre Admiral Hill School (Special Education) also nearby.
On-site amenities: The Sembawang Drive project is more generously equipped, with an eating house, minimart, 4 shops, preschools, and a Residents' Network Centre. The Admiralty Lane project is leaner with just a preschool, though residents will likely have easy access to the larger project's facilities given their proximity.
Investment and resale outlook
Sembawang offers some of the lowest BTO entry prices in Singapore, with resale values to match. HDB's median resale prices for the town are $522,500 (3-room), $600,000 (4-room), and $652,500 (5-room)—the lowest 4-room and 5-room medians of any town in this launch.
That said, the gap between BTO entry price (e.g., 4-room from $304,000) and current resale (4-room median $600,000) represents a healthy potential uplift over the 5-year MOP for buyers who plan to sell. Sembawang's Standard classification also means more post-MOP flexibility than any other project in this launch. For buyers who want maximum upside flexibility, this is the most accommodating option—just don't expect headline-grabbing appreciation.
7. Woodlands (Standard)—Jun 2026 BTO review
Flat types and affordability
Woodlands gets a single 640-unit project this Jun 2026, on a plot bounded by Woodgrove Avenue and the Seletar Expressway. The mix leans towards larger flats: 150 units of 2-room Flexi, 80 units of 3-room, 160 units of 4-room, and 250 units of 5-room flats. The project includes 1 pure rental block and 3 integrated sold-and-rental blocks—a sizeable rental component compared to other Jun 2026 projects.
Prices: Using Woodlands North Grove (Jul 2025, Standard) as the most recent benchmark, expect 2-room Flexi from $160,000, 3-room from $305,000, 4-room from $388,000, and 5-room from $517,000. The Woodgrove project's similar Standard positioning and Woodlands location should land prices in a comparable band, making this one of the most affordable 4-room and 5-room options in the Jun 2026 launch.
Demand and expected application rate: Woodlands North Grove drew moderate demand last July—1.4 first-timer family applicants per 4-room unit, 1.1 per 5-room unit. Second-timer demand was healthier (9.0 for 4-room, 11.7 for 5-room), suggesting strong upgrader interest. Singles applied at 7.0 per 2-room Flexi unit. Expect similar dynamics for the Jun 2026 Woodlands project, with reasonable ballot odds for families and a moderately competitive singles pool.
Location and amenities
Accessibility: The site is about a 10-15 minute walk from the Woodlands Integrated Transport Hub, which connects to Woodlands MRT on both the North-South Line and the Thomson-East Coast Line. Public transport to the CBD takes ~50 minutes, while drivers can reach town in ~35 minutes via the Seletar Expressway.
Classification: Standard, given the project's distance from key amenities and absence of direct MRT proximity. This means 5-year MOP, no subsidy clawback, and full post-MOP flexibility (including whole-flat rentals).
Nearby amenities: Causeway Point is a 10-minute bus ride and offers the full mall experience—F&B, supermarket, cinema. Woods Square and 888 Plaza handle daily needs more locally. For greenery, the Woodlands Healing Garden and Woodlands Civic Centre are within walking distance.
Schools (within ~1km): Woodgrove Primary School and Woodgrove Secondary School are both within easy reach, along with Innova Primary School and Christ Church Secondary School. The Singapore Sports School is about 2km away.
On-site amenities: The project will only include a preschool on-site. Given the integrated sold-and-rental block format, expect a more communal feel but fewer commercial conveniences within the development itself.
Investment and resale outlook
Woodlands offers some of the lowest median resale prices in Singapore: $432,500 (3-room), $550,000 (4-room), $650,000 (5-room), and $935,900 (executive). The 4-room median is the lowest among the 5 Jun 2026 towns, reflecting Woodlands' position at Singapore's northern edge.
For buyers, the upside is twofold: low entry price and full Standard flexibility after the 5-year MOP. The Johor-Singapore Rapid Transit System (RTS) link at Woodlands North—expected to open by end-2026—and the broader transformation of Woodlands into a regional hub could lift resale values over time, though the headline gains seen in city-fringe estates are unlikely. Best suited for buyers who want a low-cost, large flat and don't mind the commute.
8. How to choose the best Jun 2026 BTO: buyer's checklist
With 7 projects across 5 towns and a wide range of classifications, the Jun 2026 BTO launch has options for nearly every buyer profile. Before you ballot, walk through this checklist to clarify your priorities and increase your chances of picking a project that fits.
BTO selection checklist
1. Budget and grants
- What's your absolute price ceiling for the flat type you want?
- Are you eligible for the Enhanced CPF Housing Grant (EHG) of up to $120,000, which can stretch your budget further?
2. Location and commuting
- How long is your commute to work or school, by public transport or car?
- Is being near an MRT or major bus route a must-have, or a nice-to-have?
3. Flat type and future needs
- Will you need more space soon (kids, parents moving in, working from home)?
- Are you looking for 3-room, 4-room, 5-room, or even 3Gen options—or is a compact 2-room Flexi flat right for your lifestyle?
4. Amenities and daily convenience
- Which projects offer on-site preschools, minimarts, eating houses, or shops?
- What's within walking distance—supermarkets, hawker centres, parks, schools?
5. Schools
- Are there good schools within 1km, especially if you plan to register your child for Primary 1?
6. Project classification and restrictions
- Are you comfortable with Plus/Prime conditions (10-year MOP, subsidy clawback, no whole-flat rentals), or do you want the flexibility of a Standard project (5-year MOP, no clawback)?
7. Application strategy
- Are you set on a "hot" estate, or willing to target lower-demand projects for better odds?
- Do you have backup choices ready if your first pick is oversubscribed?
Decision-making table
Now that you've thought through your priorities, you can map them onto the Jun 2026 projects to find your best fit.
No single project will tick every box. The discipline is in deciding which 2-3 priorities matter most to you, then narrowing down from there.
9. Frequently asked questions (FAQ): Jun 2026 BTO launch
1) What's the difference between Standard, Plus, and Prime BTO flats?
HDB classifies new BTO flats as Standard, Plus, or Prime, based on location, amenities, and policy restrictions. Here's a summary table of the key features for each:
Key differences:
- Plus and Prime flats are typically in more attractive locations (e.g., city fringe, near MRT, or major amenities) and come with higher subsidies—but also stricter conditions like a 10-year MOP and a required subsidy recovery (a percentage of resale price is returned to HDB).
- Standard flats have fewer restrictions and the shortest MOP (5 years).
2) If a town has 2 BTO projects launched at the same time, can I apply for a specific project?
No—you apply for the town, not the individual project.
If a town (like Ang Mo Kio or Sembawang) has 2 BTO projects in the same sales exercise, applicants submit their application for the town. After the ballot, successful applicants will be invited to select a flat from whichever units remain available across either project when their turn comes.
What this means for you:
- You cannot "choose" which specific project you get to ballot for upfront.
- If you have a strong preference for one location or block over another, your chances depend on your ballot number and what's left when your selection time comes.
- For hot towns, popular units may be snapped up quickly, and you may only be able to book units of the project that was not your first choice for that town.
3) What are the biggest pitfalls to avoid when applying for a BTO?
- Only targeting the hottest projects: Highly sought-after towns mean tougher competition and lower ballot odds.
- Not checking eligibility (HFE letter): All applicants need a valid HDB Flat Eligibility (HFE) letter before applying. The deadline for Jun 2026 was 15 Apr 2026—if you missed it, apply now for the next launch in Oct 2026.
- Missing the application window: Deadlines are strict, and late applications aren't considered.
- Ignoring project classification: Prime/Plus restrictions (like 10-year MOP, no renting out the whole flat) may affect your long-term plans.
ALSO READ: The Ultimate 2026 Guide: How to Increase Your BTO Chances in Singapore
4) What can singles buy under the new BTO framework?
Singles can apply for new 2-room Flexi flats in Standard, Plus, and Prime projects—an upgrade from the previous rule, which limited singles to non-mature estates. Singles can also buy resale flats (except 3Gen units) in any estate.
Our rating rubric for HDB BTO flat reviews
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