HDB BTO Launch Aug 2018 – Should You BTO in Ulu Punggol or Siao Lang Yishun?

hdb bto launch

Eugenia Liew



BTO shopping? You’re in luck. The August 2018 HDB BTO launch is coming and they’re in 2 of Singapore’s favourite estates – Punggol and Yishun! What a tough choice, eh? Should you go for Yishun (homeland of siao langs) or Punggol (number one killer of friendships in Singapore)?

On the face of it, the two BTO developments might not seem that different. Both are in non-mature estates and quite far from town, and prices should be about the same. But when it comes to actually buying a home and living there… things are a bit different.

Let’s deep dive into the upcoming BTO launches in two of Singapore’s dream districts.


Punggol BTO launch (Aug 2018)

HDB BTO launch punggol

Punggol BTO fact sheet
Official HDB map Download Punggol BTO map here
Road name Northshore Drive
No. of units for sale 2,070
Type of units 2-room Flexi, 3-room, 4-room, 5-room, 3Gen
Expected price 4-room from $287,000 / 5-room from $357,000 (based on previous Punggol BTO launch in Nov 2017)
Nearest MRT / LRT Punggol Point LRT (550m) / Punggol MRT (2.5km)
Nearest supermarket NTUC Fairprice Punggol Walk (1.4km)
Nearest shopping mall Punggol Waterway Point (1.6km)
Nearby schools Punggol Cove Pri Sch, Punggol View Pri Sch, Oasis Pri Sch
Noteworthy future developments Punggol Coast MRT (2023), Singapore Institute of Technology, Northshore Plaza

The upcoming BTO project in Punggol will be located at the very tip of Punggol, where development is… uh, still very much under way. Most of the roads in the area are not even built yet. Hopefully they’ll be there when you move in.

You’ll need to travel about 2km (i.e. take a bus or drive) to find some actual signs of life. That’s how far away this BTO development is from Punggol MRT, Punggol bus interchange and Waterway Point. Even the closest LRT station is a bit of a walk at 550m away, which is about a 7-minute walk. Gruelling!

There’s not much by way of amenities either. The nearest NTUC FairPrice supermarket is 1.5km away, which means you might probably have to become a loyal Redmart customer when you move in.

Food-wise, Punggol is known for its extreme lack of decent local food because there are hardly any hawker centres and kopitiams around. You’ll have to settle for the pricey restaurants at The Punggol Settlement, which luckily is only 550m away so you probably won’t die of starvation.

One nice aspect of the upcoming Punggol BTO is its proximity and easy access to Punggol Promenade and Coney Island, especially for parents who have to waste spend their weekends playing with their kids.

But probably the biggest selling point of the Punggol BTO’s location is the future developments here. It’ll be right across the road from the upcoming Punggol Coast MRT (ready in 2023).

When Northshore Drive is properly built, there will be more developments as well, like HDB’s “new generation neighbourhood centre” Northshore Plaza and the Singapore Institute of Technology campus (also 2023).


Yishun BTO launch (Aug 2018)

HDB BTO launch yishun

Yishun BTO fact sheet
Official HDB map Download Yishun BTO map here
Road name Yishun St 31 & St 42
No. of units for sale 2,260
Type of units 2-room Flexi, 3-room, 4-room, 5-room
Expected price 2-room Flexi from $76,000 / 4-room from $256,000 / 5-room from $335,000 (based on previous Yishun BTO launch in May 2018)
Nearest MRT / LRT Yishun MRT (1.4km)
Nearest supermarket Sheng Siong Junction Nine (650m) / NTUC Fairprice Yishun 414 (1km)
Nearest shopping mall Junction Nine (650m) / Northpoint City (1.4km)
Nearby school Huamin Pri Sch, North View Pri Sch, Gems World Academy
Noteworthy future developments

The exact Yishun BTO site falls right on the outskirts of Yishun’s famous “Devil’s Ring”, where most of the neighbourhood’s high-profile atrocities were committed. I’ll let you decide for yourself if that’s a good or bad thing. (If something bad actually happens to you, Yishun has Khoo Teck Puat Hospital. Just saying.)

Now, although this Yishun BTO also falls under the non-mature estate category, it’s a convenient wonderland compared to super ulu Punggol.

Neighbourhood shopping mall Junction Nine is only 650m away, which is ideal for grocery shopping at Sheng Siong; alternatively there’s an NTUC Fairprice about 1km away. Of course you can always take a bus or drive to Northpoint City at Yishun MRT, which is where the bus interchange and library is as well.

Hawker lovers should be happy as there’s Yishun Park Hawker Centre about a 7-minute walk away. Yishun also has tons of famous local eateries – my personal favourites are 928 Yishun Laksa and Chong Pang Nasi Lemak. They may not be within walking distance, but they’re definitely still close enough.

(Speaking of Chong Pang, this is where the “luckiest” Singapore Pools outlet is. It seems that the auspicious Chong Pang 7-11 has sold one of the highest number of winning tickets in Singapore.)

Apart from buying Toto, Yishun has other recreation options at Lower Seletar Reservoir Park (kayaking, running, cycling) and SAFRA Yishun (bowling, swimming, tapao-ing nuggets at the McDonald’s drive-thru next door…).

For those with kids, there are a number of primary schools in the area, including international school Gems World Academy. In fact, North View Primary School is right next door to the BTO site. If you’re like me, you won’t fancy being woken up by 7am assembly bells and having pesky kids playing catching at the void deck, but most people don’t mind it.

Despite all these amenities, Yishun loses out to Punggol in terms of upcoming developments. So if you’re hoping for your BTO value to skyrocket and to make a bundle when you sell it off, tough luck.


Punggol vs Yishun BTO – which should you choose?

First of all, you can’t make the decision based on price, because prices for both BTO launches should be similar. Actual prices will only be released at the sales launch in August 2018, but previous BTO launch prices tell us that they cost about the same:

Unit type Price of Casa Spring @ Yishun BTO (May 2018) Price of Northshore Edge @ Punggol BTO (Nov 2017)
2-room Flexi $76,000
4-room $256,000 $287,000
5-room $335,000 $357,000
3Gen $347,000

But considering that Yishun has so many more nearby facilities, much better connected roads, and a more developed transport network (there are more feeder bus services), I’d say the Yishun BTO is a clear winner.

Take the siao lang jokes with a pinch of salt – they’re made in jest, and should not be used as an actual indicator of the environment. The dystopian Yishun is more a result of sensationalised news reporting than facts. I wouldn’t seriously be worried about its reputation for being a crazy town.

The only thing to note is that the Yishun St 31 site is a lot more convenient than the St 42 one, so if you apply for Yishun and get a shitty ballot number, you might have to settle for that.

Of course, that’s not to say that Punggol is a bad choice. It’s generally affordable and it’s slowly improving to include more MRT stations, bus services and other facilities. In the meantime, the common areas are newer and cleaner too. The Punggol one also has 3Gen units, which is unavailable in the upcoming Yishun BTO project.

What do you think of the upcoming Punggol and Yishun BTO launches? Tell us in the comments below! 


Related articles

HDB BTO 2018 – Step-By-Step Guide To BTO Application

Property Cooling Measures 2018 – 10 Most Important Things You Should Know

CPF Housing Grant Guide – What’s The Maximum You Can Get?

Keep updated with all the news!


Eugenia Liew

I’m a 90s millennial who’s starting to realise that #adulting is more expensive than it seems on Instagram. When I’m not writing for MoneySmart, I’m usually playing with drain-dwelling stray cats or shopping at Sephora.