HDB BTO Oct 2025 Review: Expected Application Rates, Resale Values, Amenities, and More

The October 2025 Build-to-Order (BTO) launch is one of the year’s most exciting yet, featuring projects across both mature estates like Ang Mo Kio, Bishan, Bukit Merah, and Toa Payoh, and non-mature towns like Jurong East, Sengkang, and Yishun. Of the 9,100 flats to be launched, about 3,100 will be shorter waiting time flats set to be completed within 3 years.

This round also comes with plenty of talking points. Over at Mount Pleasant Crest in Toa Payoh, buyers will get the rare chance to snag “white flats”—open-concept units without beams or partitions. Meanwhile, Telok Blangah and Redhill in Bukit Merah sit right at the edge of the future Greater Southern Waterfront, making them some of the most eagerly anticipated Prime launches in recent years.

From central-city convenience to affordable first-home options, and from heritage estates to brand-new concepts, this launch has something for almost every buyer. In this guide, we’ll review each project through 3 key lenses—housing options and affordability, location and accessibility, and long-term value—to help you figure out which BTO best fits your lifestyle and budget.

Have you applied for your HDB Flat Eligibility (HFE) letter? HDB advises you to submit your application and all required documents by 15 Sep 2025 if you intend to apply for a BTO flat this Oct 2025. If you haven’t already, you can still apply for your HFE letter now (you’ll need to use Singpass to log in) so you’ll be ready for the next launch.

HDB BTO Oct 2025 Review: Locations, Prices, and More

1. 1. What’s on offer at the Oct 2025 BTO launch?
   2. Ang Mo Kio (Standard/Plus)
   3. Bedok (Standard)
   4. Bishan (Plus)
   5. Bukit Merah, Telok Blangah (Prime)
   6. Bukit Merah, Redhill (Prime)
   7. Jurong East (Standard)
   8. Sengkang (Standard)
   9. Mount Pleasant Crest, Toa Payoh (Prime)
   10. Yishun, Chencharu (Standard)
   11. Yishun, Yishun Street 31 (Standard)
   12. Which is the best Oct 2025 BTO project?

 

1. What’s on offer at the Oct 2025 BTO launch?

For the last BTO launch of 2025, we’re looking at 10 projects in 8 towns: Ang Mo Kio, Bedok, Bishan, Bukit Merah, Jurong East, Sengkang, Toa Payoh, and Yishun.

Here’s a summary of all the Oct 2025 HDB BTO locations, flat types, and likely classification:

Town	Classification (expected*)	Available Flat Types
Ang Mo Kio	Standard or Plus	2-Room Flexi, 3-Room, 4-Room
Bedok	Standard	2-Room Flexi, 3-Room, 4-Room, 5-Room, 3Gen
Bishan	Plus	2-Room Flexi, 3-Room, 4-Room
Bukit Merah (Telok Blangah)	Prime	2-Room Flexi, 3-Room, 4-Room
Bukit Merah (Redhill)	Prime	2-Room Flexi, 4-Room
Jurong East	Standard	2-Room Flexi, 3-Room, 4-Room, 5-Room, 3Gen
Sengkang	Standard	Community Care Apartment, 2-Room Flexi, 4-Room, 5-Room
Toa Payoh	Plus	2-Room Flexi, 3-Room, 4-Room
Yishun (Chencharu)	Standard	2-Room Flexi, 3-Room, 4-Room, 5-Room
Yishun (Yishun St 31)	Standard	2-Room Flexi, 4-Room

* We will only know the classification of the projects for sure when HDB launches the Oct 2025 BTO exercise. For now, these are our best guesses based on location and nearby amenities.

Before we dive into each project, here’s how we’ll be breaking things down. We’ll look at every Oct 2025 BTO project through 3 main lenses:

Housing options and affordability—What you get

We’ll start with the basics: the flat types on offer, the expected waiting time, prices, and how competitive the application rates might be. We estimate prices and application rates based on recent BTO projects launched in the same area.

Location and accessibility—Where you live

Next, we’ll cover the all-important location factors: the project’s flat classification (Prime, Plus, or Standard), its centrality, and what’s available both in terms of nearby amenities and on-site amenities.

Long-term value—What it’s worth

Finally, we’ll look at potential resale value. Without resale estimates released from HDB, we reference the transacted prices of resale flats near past BTO projects in the same area, or look at the latest HDB resale statistics from Q2 2025 to give you an idea. You can also check for yourself the resale flat prices for individual units sold within the past 2 years using HDB’s Resale Flat Prices service and the HDB Map Services.

Flat classification also comes back into play here—since Plus and Prime flats come with a subsidy clawback at resale, longer minimum occupancy periods (MOPs), and stricter rental conditions.

View our HDB BTO rating rubric below.

---

ALSO READ: Guide To Buying HDB Flats For Singles In Singapore 2025

---

Back to top

 

2. Ang Mo Kio (Standard/Plus)—Oct 2025 HDB BTO Review

Ang Mo Kio—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Families or couples who want a quiet 4-room flat in a central, mature estate, and are willing to give up the nearby amenities that central Ang Mo Kio would afford.
Feature	Details	MoneySmart take
Classification	Standard or Plus	If I had to choose, Plus is my guess—read why below.
Flat types	2-room Flexi: 430 units 3-room: 130 units 4-room: 860 units TOTAL: 1,420 units	Note the higher proportion of 4-room units—this bodes well for meeting demand, since this flat type is the most popular.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Yio Chu Kang / Ang Mo Kio Travel time to CBD: 40 minutes by public transport, 20 minutes by car	★★★★☆
Nearby amenities	Anderson Secondary School, ITE College, Nanyang Polytechnic, Yio Chu Kang Stadium and Swimming Complex, Ang Mo Kio Public Library, Ang Mo Kio Town Centre	★★☆☆☆
On-site amenities	Pre-school, eating house, supermarket, 4 shops	★★★★☆
Application rates	Past rates for Central Trio @ AMK (Plus) in Oct 2024 2-room Flexi: 6.3 (seniors), 26.3 (singles) 3-room: – 4-room: 4.1 (first-timers)	★☆☆☆☆ … but I am expecting application rates this time to be lower because of the larger number of 4-room flats
Prices	Past prices for Central Trio @ AMK (Plus) in Oct 2024 2-room Flexi: $187,000 – $288,000 4-room: $481,000 – $603,000	★★☆☆☆
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 502 Ang Mo Kio Ave 5, ~55-year remaining lease, sourced using HDB Map Services: 3-room: $398,000 – $515,000 4-room: $557,000 Transacted prices nearby Central Trio @ AMK project in Oct 2024 4-room: $740,000 – $915,888	★★★☆☆

Housing options and affordability—What you get

This is a large project with 1,420 units, and the bulk of them are 4-room flats (860 units). You’ll also find 430 units of 2-room Flexi and 130 units of 3-room flats.

Application rates might be more forgiving than you think. Back in Oct 2024, the Central Trio @ AMK (Plus) BTO saw first-timer family rates at just 4.1—not too daunting for a popular mature estate. With such a high proportion of 4-room units this round, competition could be similarly manageable.

Prices haven’t been released yet, but for reference, Central Trio @ AMK launched at around $187,000–$288,000 for 2-room Flexi and $481,000–$603,000 for 4-room flats. Waiting time is still TBC.

Location and accessibility—Where you live

This project sits between Ang Mo Kio MRT and Yio Chu Kang MRT. It’s not doorstep-MRT convenient, but you can reach either station in about a 12-minute walk or a short bus ride. From there, it’s around 30 minutes to town by train, or as quick as 20 minutes if you drive.

As for flat classification, I think it is most likely Plus (since Central Trio @ AMK was classified that way—look at the side-by-side below. However, there’s a chance it could fall under Standard given its slightly less central position compared to the Town Centre. We’ll have to wait for the actual launch to know for sure.

Nearby amenities are sparse—the closest is Anderson Secondary School, with Ang Mo Kio Town Centre about a 12-minute walk away. On the bright side, on-site amenities look good: expect a pre-school, eating house, supermarket, and 4 shops within the development.

Long-term value—What it’s worth

Resale outlook is steady. Just going by the town’s track record, Ang Mo Kio flats hold value well. As of Q2 2025, median resale prices stood at $440,000 for 3-room and $603,900 for 4-room flats.

Recent 4-room resale flat transactions nearby were valued at $557,000 with a ~55-year lease, while HDB reported transacted prices nearby the Central Trio @ AMK project in Oct 2024 to be around $740,000 to $915,888 for 4-room flats.

Back to top

---

ALSO READ: The Ultimate 2025 Guide: How to Increase Your BTO Chances in Singapore

---

 

3. Bedok (Standard)—Oct 2025 HDB BTO Review

Bedok—Oct 2025 HDB BTO
Overall rating: ★★★★☆ Best for: Couples or families who want a flat in the East at a more affordable entry point—provided they don’t mind the longer commute to the MRT or having fewer amenities nearby.
Feature	Details	MoneySmart take
Classification	Standard	This project is not located near any MRT station, nor does it have many nearby amenities.
Flat types	2-room Flexi: 190 units 3-room: 80 units 4-room: 290 units 5-room: 260 units 3-Gen: 30 units TOTAL: 850 units	While there is a large range of flat types, note that this is a smaller project with a limited number of units.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Bedok / Bedok North / Kembangan Travel time to CBD: 40 minutes by public transport, under 30 minutes by car	★★★★☆
Nearby amenities	Bedok Mall, Bedok Town Centre, Damai Primary School, AWWA School @ Bedok, Fengshan Primary School	★★☆☆☆
On-site amenities	Preschool	★☆☆☆☆
Application rates	Past rates for Bayshore Vista (Plus)/ Bayshore Palms (Plus)/ Kembangan Wave (Plus) projects in Oct 2024 2-room Flexi: 3.7 (seniors), 19.3 (singles) 3-room: 1.7 (first-timers) 4-room: 2.7 (first-timers)	★★★☆☆
Prices	Past prices for Bayshore Vista (Plus)/ Bayshore Palms (Plus)/ Kembangan Wave (Plus) projects in Oct 2024 2-room Flexi: $190,000 – $253,000 3-room: $369,000 – $476,000 4-room: $453,000 – $694,000	★★☆☆☆ I expect prices to be lower this time as this project is not near any MRT. The Oct 2024 ones were nearer, with the Kenbangan Wave one in particular practically at the station’s doorstep.
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 55 Chai Chee Dr, ~57-year remaining lease, sourced using HDB Map Services: 2-room Flexi: – 3-room: $410,000 – $456,000 4-room: $475,000 – $540,000	★★☆☆☆

Housing options and affordability—What you get

This project offers a wide mix of flat types, though each comes in smaller numbers: 190 units of 2-room Flexi, 80 of 3-room, 290 of 4-room, 260 of 5-room, and just 30 3-Gen units, totalling 850.

Prices aren’t out yet, but looking back at Oct 2024’s Bayshore Vista, Bayshore Palms, and Kembangan Wave (all Plus projects), 4-room flats went for $453,000–$694,000. Expect this round to be cheaper since it’s further from the MRT.

Application rates for 4-room flats at those Oct 2024 launches came in at 2.7 (first-timers). With this location being less convenient, demand here may be lower. Waiting time is still TBC.

Location and accessibility—Where you live

This project sits between Bedok, Bedok North, and Kembangan MRT stations, but isn’t near any of them—likely putting it in the Standard classification. You’ll need about a 20-minute bus ride to get to the MRT, though once you’re on the train, City Hall is just 7 stops from Kembangan.

Nearby amenities are thin on the ground—you’ll need a 10–15 minute bus ride to Bedok Mall for major shopping. On-site facilities are minimal too, with just a pre-school (no supermarket or shops like AMK’s project).

Long-term value—What it’s worth

Using the HDB Map Services, I found transacted prices of 4-room resale flats nearby—within 200m of Blk 55 Chai Chee Dr—have changed hands for anything from $475,000 – $540,000.

These flats had a remaining lease of around 57 years, so if you sell your BTO earlier with a longer remaining lease, you can expect higher resale values. Plus, being Standard classification means no subsidy clawback, a regular 5-year MOP, and more flexibility when you eventually sell.

Back to top

 

4. Bishan (Plus)—Oct 2025 HDB BTO Review

Bishan—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Buyers who want a new flat in Bishan with strong future upgrades, and don’t mind higher prices and Plus restrictions.
Feature	Details	MoneySmart take
Classification	Plus	–
Flat types	2-room Flexi: 130 units 3-room: 110 units 4-room: 290 units TOTAL:  530 units	Note that this is a small development! Competition may be tough.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Bishan Travel time to CBD: Under 40 minutes by public transport, 15 minutes by car	★★★★☆
Nearby amenities	Guangyang Secondary School, The Singapore Scout Association, Bishan Town Centre, Bishan Public Library, Junction 8, Raffles Institution	★★★☆☆
On-site amenities	Preschool, Kidney Dialysis Centre	★★☆☆☆
Application rates	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Prices	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 129 Bishan St 12, ~60-year remaining lease, sourced using HDB Map Services: 2-room Flexi: – 3-room: $503,000 – $550,000 4-room: $600,000 – $855,000 5-room: $935,000 – $1,050,000	★★★★☆

Housing options and affordability—What you get

This is a smaller project with just 530 units: 130 units of 2-room Flexi, 110 of 3-room, and 290 of 4-room flats.

No waiting time details yet, and because there haven’t been recent Bishan launches, we don’t have direct comparisons for prices or application rates. That said, given Bishan’s reputation as a highly desirable mature estate, you can expect both to be on the higher side compared to towns like Bedok, Jurong East, or Yishun.

Location and accessibility—Where you live

We think this project is likely to be Plus classification. Bishan is a mature, well-connected estate, though it doesn’t quite have the same “ultra-central” pull of Queenstown or Kallang/Whampoa. The site itself is about a 10-minute walk to Bishan MRT.

Location-wise, it’s strong. Bishan is already developed, and under the URA Draft Master Plan, it’s set to be upgraded further as Bishan 2.0. The town centre will be transformed into a new sub-regional hub, with more community plazas, greener spaces, and a car-lite environment—all designed to bring work and amenities closer to residents.

Nearby amenities include Guangyang Secondary School practically next door, and Junction 8 shopping mall just a 10-minute walk away. On-site, residents can look forward to a pre-school and a Kidney Dialysis Centre—a thoughtful touch for families with young children as well as seniors.

Long-term value—What it’s worth

Resale prospects here are strong. Based on HDB’s free online Resale Flat Price Checker, along Bishan Street 12, 4-room flats with about 60 years left on their leases are currently reselling for $600,000 to $855,000. With this project being new, buyers can expect even higher values in the long run.

If the project is confirmed as Prime classification, keep in mind the added restrictions: subsidy clawback upon resale, a longer MOP, and tighter rental conditions.

Back to top

 

5. Bukit Merah, Telok Blangah (Prime)—Oct 2025 HDB BTO Review

Bukit Merah (Telok Blangah)—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Those who want central-city living with doorstep MRT access and scenic green spaces, plus are ready for Prime conditions and higher price tags.
Feature	Details	MoneySmart take
Classification	Prime	It’ll take you no time to get to an MRT station or to town. With such a choicey location, we have to anticipate Prime classification.
Flat types	2-room Flexi: 320 units 3-room: 80 units 4-room: 470 units TOTAL:  870 units	Relatively larger proportion of 2-room units here, great for singles.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station:Telok Blangah Travel time to CBD: 30 minutes by public transport, 10–15 minutes by car	★★★★★
Nearby amenities	Ting Kong Temple, Labrador Nature Reserve and Labrador Nature Park, Blangah Rise Primary School, Henderson Waves, Mount Faber	★★★☆☆
On-site amenities	Preschool	★☆☆☆☆
Application rates	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Prices	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 80B Telok Blangah St 31, ~88-year remaining lease, sourced using HDB Map Services: 2-room Flexi: – 3-room: $730,000 – $800,000 4-room: $900,000 – $1,090,000	★★★★★

This is 1 of 2 Bukit Merah projects launching this round, with this site at Telok Blangah and the other at Redhill.

Housing options and affordability—What you get

This project has 870 units in total: 320 units of 2-room Flexi, 80 of 3-room, and 470 of 4-room flats. Blocks are expected to be between 19 and 46 storeys high.

Waiting time is still TBC. While we don’t have recent Bukit Merah launches to compare with, demand is expected to be very high here given the project’s prime location. Prices will also likely be among the steepest this round.

Location and accessibility—Where you live

Built on the former site of the Keppel Club within the Greater Southern Waterfront development, this site will almost certainly be Prime classification thanks to its excellent connectivity and proximity to the city centre. Telok Blangah MRT is less than a 5-minute walk away, and if you hop on bus 10 or 100 from just outside the station, you can be in the CBD in about 30 minutes.

Instead of malls or hawker centres nearby, you’re surrounded by scenic green spots—Labrador Nature Reserve, Labrador Nature Park, Henderson Waves, and Mount Faber. In fact, within the 48ha Greater Southern Waterfront development (which, fun fact, this project is kicking off), around 20% of the site—nearly 10 hectares, or roughly the size of 18 football fields—will be reserved for parks and open spaces. On-site amenities are more limited, with just a pre-school and nature-themed playground included.

Long-term value—What it’s worth

Resale prices in Bukit Merah are among the highest islandwide. As of Q2 2025, 4-room flats had a median resale price of $935,000. For context, over the past year, 4-room flats nearby with around 88 years of remaining lease transacted between $900,000 and $1,090,000. Taken together, this suggests that resale demand in the area is consistently strong—and for the newest flats here with a long lease left, you can expect resale values to be even higher.

Do note that as a Prime (or even Plus) flat, you’ll face stricter conditions: subsidy clawback, longer MOP, and tighter rental restrictions. In fact, the clawback amount for Plus flats is higher than for Prime flats, so buyers should budget with that in mind.

Back to top

 

6. Bukit Merah, Redhill (Prime)—Oct 2025 HDB BTO Review

Bukit Merah (Redhill)—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Families who want unbeatable city-fringe convenience with great schools nearby and don’t mind paying Prime prices with extra restrictions.
Feature	Details	MoneySmart take
Classification	Prime	Like the other Bukit Merah project, this one is also in a very choicey, central location
Flat types	2-room Flexi: 410 units 4-room: 610 units TOTAL: 1,020 units	This is a relatively large development, but note the lack of 3-room units.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Redhill Travel time to CBD: minutes by public transport, minutes by car	★☆
Nearby amenities	Bukit Merah Town Centre, Gan Eng Seng Primary School, Bukit Merah Secondary School, Redhill Market, APSN Tanglin School, Delta Sport Centre, Gan Eng Seng School, Alexandra Primary School & MK @ Alexandra, Henderson Waves, Depot Height Shopping Centre, Alexandra Canal, Crescent Girls’ School, Queenstown Secondary School	★★★★★
On-site amenities	Preschool	★☆☆☆☆
Application rates	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Prices	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 70 Redhill Cl, ~75 to 80-year remaining lease, sourced using HDB Map Services: 2-room Flexi: – 3-room: – 4-room: $868,000 – $1,028,888	★★★★★

The second of 2 Bukit Merah launches this round, this Redhill project is arguably one of the “most Prime” of all the projects this launch.

Housing options and affordability—What you get

This is a sizeable development with 1,020 units: 410 units of 2-room Flexi and 610 units of 4-room flats. While there aren’t any 3-room units, the large number of 2-room Flexi flats bode well for singles (for which competition is always tough).

Waiting time is still TBC. Prices haven’t been released, but given Redhill’s reputation and location, expect this project to be both highly popular and among the most expensive this launch.

Location and accessibility—Where you live

Flat classification here is clearly Prime. While it’s a 10-minute walk to the nearest MRT, Redhill MRT (slightly further than the Telok Blangah project), Redhill offers superior connectivity—it’s on the East-West Line and only 4–5 stops from the CBD.

Nearby amenities are where this project shines. You’ll have Bukit Merah Town Centre and Redhill Market close by, plus an impressive line-up of schools: Gan Eng Seng Primary, Bukit Merah Secondary, APSN Tanglin, Gan Eng Seng School, Alexandra Primary & MK @ Alexandra, Crescent Girls’, and Queenstown Secondary.

You won’t be quite as near the scenic trails as the Telok Blangah site, though Henderson Waves and Alexandra Canal are still within reach. On-site, you’ll get a pre-school, making this project especially attractive for families with young kids.

Long-term value—What it’s worth

Resale prospects here are sky-high. As of Q2 2025, 4-room flats in Bukit Merah averaged $935,000, while older flats around this Redhill Close area (with 75 to 80 years left on the lease) recently sold for $868,000 – $1,028,888. It’s safe to say resale demand here will remain robust.

That said, as with Telok Blangah, these are Prime flats—so brace for subsidy clawback, a longer 10-year MOP, and tighter rental restrictions.

Back to top

 

7. Jurong East (Standard)—Oct 2025 HDB BTO Review

Jurong East—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Buyers who want a wide range of flat sizes at lower competition levels, and are fine with a quieter, less central location that will improve with future MRT links.
Feature	Details	MoneySmart take
Classification	Standard
Flat types	2-room Flexi: 140 units 3-room: 100 units 4-room: 210 units 5-room: 140 units 3Gen: 30 units TOTAL:  620 units	While there is a large variety of flat types, there aren’t many flats available per type.
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Pandan Reservoir MRT (expected 2028) Travel time to CBD: Under 60 minutes by public transport, 30 minutes by car	★★☆☆☆
Nearby amenities	Commonwealth Secondary School, Teban Gardens Market and Food Centre, Ayer Rajah Community Club, Teban Place, West Coast Park Connector	★★☆☆☆
On-site amenities	Preschool, Residents’ Network Centre	★★☆☆☆
Application rates	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Prices	There haven’t been any past BTO projects for this town in the last 1 year, so we can’t give a representative estimate.	–
Resale value	2-room Flexi: – 3-room: $420,000 4-room: $557,000 5-room: $698,500 (based on Q2 2025 median resale statistics for the town) 3-room: $325,000 – $400,000 5-room: $568,000 (based on resale prices nearby, 40- to 60-year lease using HDB Map Services)	★☆☆☆☆

Housing options and affordability—What you get

This is the only project this launch offering the full range of flat types (minus Community Care Apartments, which are only at Sengkang). You’ll find 140 units of 2-room Flexi, 100 of 3-room, 210 of 4-room, 140 of 5-room, and 30 3Gen flats, totalling 620 units.

Waiting time is still TBC. Prices and application rates aren’t available yet, but given Jurong East hasn’t seen recent launches and this site is relatively far from the action, demand is expected to be less intense than more central towns.

Location and accessibility—Where you live

This site is almost certainly Standard classification—I’ll bet my left sock on it. The project sits in the far west, about 2 stops from Jurong East MRT, where major malls like JEM and Westgate are clustered. The immediate area isn’t very developed yet.

Nearby, you’ll have Teban Market Place hawker centre for food and Commonwealth Secondary School just across the road. For serious shopping or transport links, you’ll need to head to Jurong East MRT. On the plus side, this project is practically doorstep to Pandan Reservoir MRT, due for completion in 2028, which should improve connectivity.

On-site amenities include a pre-school and a residents’ network centre.

Long-term value—What it’s worth

Resale values here will likely trail more central launches. As of Q2 2025, 4-room flats in Jurong East averaged $557,000. Looking closer to the site, nearby older blocks (40–60 years lease left) saw recent transactions at $325,000–$400,000 for 3-room, and about $568,000 for 5-room.

The good news is that as a Standard project, you’ll enjoy the flexibility of a shorter 5-year MOP, no clawback, and fewer restrictions—making it an easier first step for buyers who don’t mind the location.

Back to top

 

8. Sengkang (Standard)—Oct 2025 HDB BTO Review

Sengkang—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Seniors keen on Community Care Apartments, or families looking for affordable larger flats in a calmer, non-mature estate.
Feature	Details	MoneySmart take
Classification	Standard	The less mature area and relative distance from the city centre make this for sure a Standard flat.
Flat types	Community Care Apartment: 200 units 2-room Flexi: 100 units 4-room: 370 units 5-room: 360 units TOTAL: 1,030 units	This is the only project in the Oct 2025 exercise with Community Care Apartments.
Waiting time	TBC	–
Location (centrality)	Nearest LRT station: Kupang Travel time to CBD: 60 minutes by public transport, 30 minutes by car	★★☆☆☆
Nearby amenities	Fern Green Primary School & MK @Fern Green, Punggol Park Connector, Sengkang Green Primary School & MK @ Sengkang Green, Pei Hwa Secondary School, Fernvale Primary School & MK @ Fernvale, Anchor Green Primary School, Nn Chiau High School, Anchorvale Village, The Seletar Mall	★★☆☆☆
On-site amenities	Preschool	★☆☆☆☆
Application rates	Past rates for Fernvale Oasis / Fernvale Sails BTO projects in Oct 2024 Community Care Apartment: – 2-room Flexi: 3.8 (seniors), 13.4 (singles) 4-room: 2.4 (first-timers) 5-room: 2.3 (first-timers)	★★★☆☆
Prices	Past prices for Fernvale Oasis / Fernvale Sails BTO projects in Oct 2024 2-room Flexi: $126,000 – $240,000 4-room: $324,000 – $474,000 5-room: $465,000 – $640,000	★★★★★
Resale value	2-room Flexi: $355,000 – $385,000 4-room: $583,800 – $665,000 5-room: $670,000 – $808,000 (based on resale prices of flats nearby with ~90-year lease, sourced using HDB Map Services)	★☆☆☆☆

Housing options and affordability—What you get

This project brings a total of 1,030 units, including: 200 Community Care Apartments, 100 units of 2-room Flexi, 370 of 4-room, and 360 of 5-room flats. It’s also the only project in this launch with Community Care Apartments, making it a unique option for seniors looking for assisted-living facilities.

Waiting time is TBC. Like Jurong East, this development is in a less mature and less central area—it would take you about an hour to get to town via public transport. We this expect it to be more affordable and less competitive compared to mature estates.

Location and accessibility—Where you live

This is a clear Standard classification project. The site is in a relatively ulu spot—nearest station is Kupang LRT, not even a full MRT. Nearby Oct 2024 launches (Fernvale Oasis and Fernvale Sails) were also classified as Standard, so it’s consistent.

Location-wise, it’s about a 5-minute walk to Kupang LRT, which connects you to Sengkang MRT (3 stops away) and Compass One mall. Closer by, you’ve got The Seletar Mall, though it’s relatively small. For schools, the project is opposite Fern Green Primary School, with other options like Sengkang Green Primary and Pei Hwa Secondary a short drive or bus ride away.

On-site amenities are minimal, limited to just a pre-school. I was expecting more senior-friendly amenities since there are also Community Care Apartments in this launch, but oh well.

Long-term value—What it’s worth

Using the HDB Map Services to look at resale prices of nearby flats with ~90 years of lease remaining:

• 2-room Flexi: $355,000 – $385,000
• 4-room: $583,800 – $665,000
• 5-room: $670,000 – $808,000

These are healthy figures for a non-mature estate, suggesting that while resale gains may not be as dramatic as in central areas, there’s still steady long-term value. And since this project is Standard classification, there’s no subsidy clawback and only the usual 5-year MOP.

Back to top

 

9. Mount Pleasant Crest, Toa Payoh (Prime)—Oct 2025 HDB BTO Review

Mount Pleasant Crest, Toa Payoh—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Buyers who want a rare Prime flat at the city fringe, with modern amenities, heritage charm, and long-term value—if they’re ready for the higher price tag and restrictions.
Feature	Details	MoneySmart take
Classification	Prime	–
Flat types	2-room Flexi: 540 units 3-room: 100 units 4-room: 710 units TOTAL: 1,350 units	–
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Mount Pleasant (currently non-operational, to open when surrounding area’s development catches up) Travel time to CBD: Under 30 minutes by public transport, 20 minutes by car	★★★★★
Nearby amenities	Singapore Polo Club, SJI International School, CHIJ Primary School (Toa Payoh), CHIJ Secondary School (Toa Payoh), Mount Alvernia Hospital, Lighthouse School, Marymount Convent School, Raffles Girls’ Secondary School, Toa Payoh Town Centre, HDB Hub	★★★☆☆
On-site amenities	Preschool, eating house, supermarket, 6 shops, Residents’ Network Centre	★★★★★
Application rates	Past rates for Toa Payoh Ascent project in Jul 2025 BTO 2-room Flexi: 5.4 (seniors), 19.7 (singles) 3-room: 2.0 (first-timers) 4-room: 6.4 (first-timers)	★☆☆☆☆
Prices	Past prices for Toa Payoh Ascent project in Jul 2025 BTO 2-room Flexi: $212,000 – $354,000 3-room: $406,000 – $514,000 4-room: $583,000 – $777,000	★☆☆☆☆
Resale value	Transacted prices of resale flats nearby, Blk 174 Lor 1 Toa Payoh, sourced using HDB Map Services 2-room Flexi: $330,000 – $425,000 (46–47 years remaining lease) 3-room: $740,000 – $760,000 (68–69 years remaining lease) 4-room: $868,000 – $1,080,000 (69 years remaining lease)	★★★★☆

Housing options and affordability—What you get

Mount Pleasant Crest is the first BTO in the new Mount Pleasant estate, with about 1,350 units (2-room Flexi, 3-room, and 4-room) plus 270 rental flats. It’s also the second project ever to offer “white flats”—open-concept layouts without partitions or beams, giving buyers flexibility to design their interiors. (At Crawford Heights last year, about 4 in 10 buyers chose this option.)

More flats are planned for the area too—about 6,000 units across four projects in total.

Prices aren’t out yet, but expect them to be high: in Jul 2025, Toa Payoh Ascent 4-room units went for $583,000–$777,000. Application rates there hit 6.4 (first-timers), so demand for Mount Pleasant Crest is likely to be just as competitive.

Location and accessibility—Where you live

This is clearly Prime classification—a city-fringe location just 20 minutes to town by car and under half an hour by train.

The estate sits on the grounds of the former Old Police Academy, and heritage will play a big role here. Key features like the former parade square and six conserved buildings (including a heritage gallery and a senior police officers’ mess) will be integrated into the neighbourhood.

It’s also planned as a green, car-lite estate with north-south oriented blocks for better ventilation, plus transit-priority corridors, wider footpaths, and cycling paths.

On-site amenities will be strong: a pre-school, eating house, supermarket, six shops, and a Residents’ Network Centre.

Long-term value—What it’s worth

Resale prospects are excellent. Nearby flats with ~69 years of lease remaining already fetch $868,000–$1,080,000 for 4-room units. With new flats here, resale prices are likely to go even higher.

As a Prime project, though, expect the usual strings attached: subsidy clawback, longer 10-year MOP, and stricter rental rules.

Back to top

 

10. Yishun, Chencharu (Standard)—Oct 2025 HDB BTO Review

Yishun, Chencharu—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Young couples or families seeking an affordable first home with decent amenities, who are comfortable with a longer commute to the city.
Feature	Details	MoneySmart take
Classification	Standard
Flat types	2-room Flexi: 230 units 3-room: 80 units 4-room: 270 units 5-room: 230 units TOTAL: 810 units
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Khatib Travel time to CBD: 45 minutes by public transport, 30 minutes by car	★★★☆☆
Nearby amenities	HomeTeamNS Khatib, Peiying Primary School, Naval Base Secondary School, Yishun Innova JCC, Yishun Stadium, Yishun Sports Hall, Yishun Swimming Complex, Khoo Teck Puat Hospital, Chung Cheng High School (Yishun), Rainbow Centre Yishun Park School (Special Education)	★★★☆☆
On-site amenities	Preschool	★☆☆☆☆
Application rates	Past rates for Chencharu Green and Chencharu Vines projects in Feb 2025 BTO exercise 2-room Flexi: 1.5 (seniors), 5.9 (singles) 3-room: 1.3 (first-timers) 4-room: 1.1 (first-timers) 5-room: 1.4 (first-timers)	★★★★☆
Prices	Past prices for Chencharu Green and Chencharu Vines projects in Feb 2025 BTO exercise 2-room Flexi: $108,000 – $181,000 3-room: $245,000 – $295,000 4-room: $316,000 – $395,000 5-room: $447,000 – $533,000	★★★★★
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 800 Yishun Ring Rd, mostly 60- to 62-year remaining leases, sourced using HDB Map Services 2-room Flexi: – 3-room: $450,000 – $595,000 4-room: $485,000 – $608,000 5-room: $703,888 – $790,000	★☆☆☆☆

Housing options and affordability—What you get

Chencharu continues to grow with this 810-unit project, offering a mix of 2-room Flexi, 3-room, 4-room, and 5-room flats. Of these, 270 are 4-room units, the most popular size for families.

Waiting time is TBC. For reference, Feb 2025’s Chencharu Green and Chencharu Vines saw 4-room prices starting from $316,000—among the most affordable islandwide. In particular, Chencharu Green is a good reference because it’s practically neighbouring the upcoming Oct 2025 BTO project in Yishun, Chencharu. Chencharu Green prices were $324,000 to $395,000 for 4-room units.

Application rates for the Feb 2025 Yishun BTOs then were just 1.1 for first-timers, suggesting this round may also be very accessible.

Location and accessibility—Where you live

This project is Standard classification, meaning fewer restrictions and just a 5-year MOP. The nearest MRT is Khatib, translating to about 45 minutes to the CBD by public transport, or 30 minutes by car.

Nearby amenities are solid for a non-mature estate: HomeTeamNS Khatib, Yishun Stadium, Sports Hall, Swimming Complex, and Khoo Teck Puat Hospital. Schools nearby include Peiying Primary, Naval Base Secondary, Chung Cheng High (Yishun), and Rainbow Centre Yishun Park School. On-site amenities are basic, with a pre-school.

Long-term value—What it’s worth

Nearby resale flats within 200m of Blk 800 Yishun Ring Road recently sold for $485,000 – $608,000 for 4-room units. While these aren’t the highest resale prices relative to other projects, they are a healthy step-up from launch prices. Plus, these were for units with only 60-62 years of remaining lease left—if you sell your flat shortly after the MOP, you can expect higher values.

Back to top

 

11. Yishun, Yishun Street 31 (Standard)—Oct 2025 HDB BTO Review

Yishun, Yishun Street 31—Oct 2025 HDB BTO
Overall rating: ★★★☆☆ Best for: Families who want affordable flats with plenty of amenities nearby—schools, malls, hospitals, and hawker centres—without worrying about Prime restrictions.
Feature	Details	MoneySmart take
Classification	Standard	–
Flat types	2-room Flexi: 400 units 4-room: 160 units TOTAL: 560 units	–
Waiting time	TBC	–
Location (centrality)	Nearest MRT station: Yishun Travel time to CBD: 60 minutes by public transport, 30 minutes by car	★★☆☆☆
Nearby amenities	Junction Nine, Huamin Primary School, North View Primary School, Yishun Park Hawker Centre, SAFRA Yishun Country Club, Northpoint City, Khoo Teck Puat Hospital, Yishun Community Hospital, Yishun Town Secondary School, Xishan Primary School, Yishun Swimming Complex	★★★★☆
On-site amenities	Preschool, Senior Care Centre	★☆☆☆☆
Application rates	Past rates for Chencharu Green and Chencharu Vines projects in Feb 2025 BTO exercise 2-room Flexi: 1.5 (seniors), 5.9 (singles) 3-room: 1.3 (first-timers) 4-room: 1.1 (first-timers) 5-room: 1.4 (first-timers)	★★★★☆
Prices	Past prices for Chencharu Green and Chencharu Vines projects in Feb 2025 BTO exercise 2-room Flexi: $108,000 – $181,000 3-room: $245,000 – $295,000 4-room: $316,000 – $395,000 5-room: $447,000 – $533,000	★★★★★
Resale value	Transacted prices of resale flats nearby, within 200m of Blk 336A Yishun St 31, ~90-year remaining lease, sourced using HDB Map Services: 2-room Flexi: – 3-room: $445,000 – $512,000 4-room: $522,000 – $655,888 5-room: $645,000 – $770,000	★☆☆☆☆

Housing options and affordability—What you get

This smaller Yishun launch has 560 units in total, with 160 4-room flats alongside 2-room Flexi units.

Waiting time is TBC. Based on the Feb 2025 Chencharu launches, 4-room flats then were priced from $316,000 to $395,000—and application rates were just 1.1 for first-timers, so you can expect this project to also be relatively easy to secure compared to central towns.

Location and accessibility—Where you live

This is a Standard classification project, so buyers enjoy the usual 5-year MOP and no subsidy clawback. The nearest MRT is Yishun, with travel times of about 60 minutes to the CBD by public transport, or 30 minutes by car.

The site makes up for its distance with plenty of nearby amenities: Junction Nine and Northpoint City malls, Yishun Park Hawker Centre, SAFRA Yishun, Khoo Teck Puat Hospital, and Yishun Community Hospital, plus a range of schools including Huamin Primary, North View Primary, and Yishun Town Secondary. In practice, most daily needs are within a 15 minute bus ride to get to Junction Nine or Northpoint City, or a 10 to 15 minute walk to Yishun Park Hawker Centre.

On-site, you’ll find both a pre-school and a Senior Care Centre, making this project appealing for families across generations.

Long-term value—What it’s worth

Based on the HDB Map Services, nearby flats within 200m of Blk 336A Yishun St 31 (with ~90 years of lease left) recently sold for $522,000 to $655,888 for 4-room units. That’s a healthy uplift compared to launch prices, pointing to solid long-term value even outside central estates.

Back to top

 

12. HDB BTO Oct 2025 Review: Which is the best Oct 2025 BTO?

So, which October 2025 BTO project is “the best”? It really depends on what you’re looking for. Each town has its strengths, and the right choice comes down to your priorities:

• Closest to the city centre: Bukit Merah (Redhill and Telok Blangah), Toa Payoh (Mount Pleasant Crest)
• Most affordable (based on past BTO prices): Yishun (Chencharu projects), Jurong East
• Closest to MRT stations: Bukit Merah (Telok Blangah), Toa Payoh (Mount Pleasant Crest), Bishan
• Greenest and most scenic surroundings: Bukit Merah (Telok Blangah near Labrador and Mount Faber)
• Strongest family focus (schools and on-site childcare): Bukit Merah (Redhill), Bishan, Yishun (Smaller project)
• Biggest range of unit types: Jurong East (the only one this round with all flat types)
• Unique options: Sengkang (Community Care Apartments), Toa Payoh (white flats at Mount Pleasant Crest)
• Steadiest resale outlook: Ang Mo Kio, Bishan, Bukit Merah, Toa Payoh

Still undecided? Think about your long-term needs—whether that’s schools for the kids, a shorter commute, or future resale gains. The right BTO is less about chasing the “most popular” project, and more about finding the one that best fits your family, budget, and lifestyle.

Back to top

 

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.
Nearby amenities	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.
On-site amenities	We award 1 star each for each of these features, maxing out at 5 stars: pre-school, eating house, supermarket, shops, multi-story car park, Residents’ Network Centre, medical facilities
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 $350,000 – 4 stars: $349,000 to $399,999 – 3 stars: $400,000 to $449,999 – 2 stars: $450,000 to $499,999 – 1 star: $500,000 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 past projects)	Based on the 4-room flat application rate data for first-timer families in the Jul 2025 BTO exercise, the lowest was 1.2 and highest was 6.7. – 5 stars: 1.0 or lower (means you are guaranteed a unit!) – 4 stars: 1.1 to 2.0 – 3 stars: 2.1 to 3.0 – 2 stars: 3.1 to 4.0 – 1 star: 4.1 and higher

Back to top