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August 2020 HDB BTO Sales Launch: Location Guide (Part 2) – Tampines, Geylang, Bishan, Ang Mo Kio, Woodlands

Tampines, Geylang, Bishan, Ang Mo Kio, Woodlands – which would you choose?

LATEST: HDB August 2020 BTO Sales Launch is now open for balloting. Applications close on 18 August, 2359hrs. All the best!

Due to the circuit breaker over the last couple of months in Singapore, the May 2020 BTO launch had been deferred and will be combined with the August 2020 BTO launch. We are set to see a bumper launch of 7,820 units with many options in the mature estates. Applicants also have a good selection of housing projects in the hotly demanded central regions. As a bonus, we identify our star pick development for this launch.

You can check out our earlier review of the BTO locations which were brought from the May 2020 launch to be combined with the August 2020 launch. Let’s start off with the mature estates.

#1 Tampines – 1,770 units (3-room, 4-room & 5-room)

* This figure is combined with the initial units brought from the previous batch supposedly slated for May 2020

Tampines is the third most populated town amongst the 24 townships in Singapore and its set to grow even bigger, in the coming years. Therefore, expect to see more housing choices at Tampines, in the future launches. For this combined May and August launch, two additional project developments are released as part of the intended August launch.


Both project developments will be situated along Tampines avenue 11/ Tampines street 64. This could be an attractive option for home upgraders and new home buyers with a good mix of 3-room, 4-room and 5-room units on offer.

Both projects are next to the upcoming Tampines North Circle Island Station allowing residents seamless connection to areas in North East and Eastern regions, especially those that find employment at the future Aviation Park. Motorist will also have a quick entry/exit to the Tampines expressway (TPE) and Kallang-Paya Lebar Expressway (KPE) with the development being a short distance away. Furthermore, the Tampines interchange is within 2km away or roughly within a 10-minute drive away.

As a mature estate, there are many educational institutions from primary to tertiary institutions that will attract young families. Furthermore, there are plenty of amenities, such as the Our Tampines Hub (OTH) that will serve the needs of homebuyers. Shopping enthusiasts and Swedish meatball lovers, would take delight in knowing they will be within a 10-minute drive away from hyper-marts such as Giant, Courts Megastore and Ikea.

The project development is near to many other factories and industries, making it an attractive option for those seeking employment closer to home. On the flipside, with an industrial node nearby, expect road congestion during peak morning and evening hours.

#2 Geylang – 421 units (3-room, 4-room)

This project development is our star buy for this launch. Simply put, its location is, its, best-selling point. Given a small crop of units on offer, this may literally be a “Toto-draw” for applicants.


It’s not a surprise for a launch in a mature estate to have only smaller sized units and we see that here, with only 3-room and 4-room units available. Therefore, it may not entice homebuyers looking for more space to accommodate their bigger family nucleus.

A popular idiom comes to mind when describing about the location of this development. “You cannot have your cake, and eat it too”. However, for this development, you can.

Not only is the development situated in a central region, within a 15-minutues drive from the central business district (CBD) but it is a stone throw away from the Dakota Circle Line station, providing residents with enviable accessibility and connectivity.

If that is not good enough, the attractiveness of this development grows, knowing that it is surrounded by a plethora of amenities. There will be a new community centre built within the development site to serve the residents. Furthermore, residents can look forward to an array of good and affordable food options from the Old Airport road food centre & shopping mall.  And, if you wanted to burn off those calories gained, the facilities at the Singapore Sports Hub is just two Circle Line (CCL) stops away.

It’s not a condominium but it very well could be, as apart from the sporting facilities nearby, it is safeguarded by a 24-hours like security especially with the Geylang Neighbourhood Police Centre right beside it!

Read Also: HDB Location Guide: How To Get “Condominium Amenities” At HDB Prices

Workaholic and/or small business owner residents can take advantage of the nearby commercial nodes and the new commercial developments at Paya Lebar Central allowing a rare opportunity to work and play near home.

This will be a highly sought-after housing project, therefore, place your $10 bet wisely.

#3 Bishan – 472 units (2-room flexi, 3-room, 4-room)

We had to do a double take when we saw Bishan on the list of locations. The previous time there was a BTO launch in Bishan, was in 2006 – Golden Jasmine. And now after 14 years, we are (finally!) seeing another BTO launch which will be adjacent to the previous launch site and will be located along Braddell Road and Bishan street 11. Bishan has always been in demand for its central location and its proximity to prestigious schools.


As it is with other mature estates, the biggest sized unit for selection is a 4-room. However, with the availability of 2-room flexi, eligible singles and elderly homebuyers can look forward to purchasing a new flat in a familiar area. Such senior homebuyers can take advantage of the government’s policy encouraging active ageing and can look forward to various amenities and facilities such as the gym for seniors at the newly upgraded Bishan community centre.

The Bishan Sub-Regional Centre (SRC) has been slated to be transformed into an employment node that is integrated with community facilities given its excellent public transport connections. And with the development just four bus stops away from the Bishan MRT station, young and small families can look forward to a vibrant township where they can also work and play. Motorists too, can expect a quick connectivity to the Central Business District (CBD) in under 20-minutes of drive via the Central Expressway (CTE).

Young families or homebuyers looking to start a family will appreciate the fact that this development is close to many good ranking schools. Moreover, there are plenty of affordable food choices in the vicinity, which are within short walking distance. For the sports enthusiast, there is the Bishan Park and sports complex which can be reached easily via the Park Connector Network (PCN) from the development.

#4 Ang Mo Kio – 380 units (4-room, 5-room)

Unlike the rest of the other launches, this development leaves behind all the hustle and bustle of city living and gives homebuyers a taste of living close to nature as possible in our little city.  This project would definitely appeal to the nature loving and tranquillity seeking homebuyers. Moreover, with both 4-room and 5-room options available to home seekers, this development would appeal to upgraders and families with a bigger family nucleus.


The development of Ang Mo Kio as a township began in 1973 and today, it is home to 165,000 people. Known for its delicious and affordable hawker fare and vibrant town centre, it is also home to the central catchment area, one of the two main catchment areas of Singapore.

There are plans under the URA Master Plan 2020 to further rejuvenate the town with the introduction of new transport connections through Cross Island Line (CRL) and Thomson-East Coast Line (TEL). This initiative will see Ang Mo Kio as a 20-Minute town within a 45-Minute

city, making it more accessible for the residents in the town to reach the city and the north. Furthermore, as Singapore’s first model Walking and Cycling town, 20km of dedicated cycling paths will be built by 2022, making cycling and walking trips around the town safer and more convenient.

As mentioned earlier, this development is surrounded by nature with the Lower Peirce reservoir on top and the Bishan – Ang Mo Kio park, by the side. It only takes residents four bus stops to reach the Ang Mo Kio town centre. Additionally, residents also have an option to travel via TEL using the Mayflower station.

With the bigger sized units on offer, this project would appeal to buyers with growing families and they may seek comfort in knowing there are many educational institutions nearby ranging from primary school to junior college. Furthermore, there is no shortage of amenities with many options for hawker fare and marketplace nearby.

#5 Woodlands – 2,134 units (2-room flexi, 3-room, 4-room & 5-room)

Woodlands is among only four towns with the population over 200,000 and that is not surprising given there has been at least one BTO launch every year since 2008 (except 2015 & 2016) till 2020. Woodlands may have largely been associated as a sleepy town with its only purpose, to serve as a gateway between Singapore and Johor.


That is about to change under the 2020 URA Master Plan, as Woodlands is set to transform into the largest economic hub in the North region. It is important to note, that the plan has been set in motion and with the completion of the Woods Square in 2021, will see around 490 office units and over 39 retails units. Additionally, renovation works are also ongoing for an air-condition bus interchange to be integrated with the Woodlands MRT station. Moreover, with the future development of the Woodlands Regional Centre, it will serve as the North’s new lifestyle and employment hub. Such developments will unlock Woodlands value proposition and should excite new homebuyers to this once sleepy town.

The combined launch sees two developments that will be up for grabs. The first location is situated near Woodlands MRT station, along Woodlands Avenue 2 and Woodlands avenue 5 and will see a bumper 1,770 units on offer ranging from 2-room flexi to 5-room. There is something for everyone with this development. Moreover, given that it’s right beside the Regional centre, Causeway Point and the Woodlands MRT station, this project is expected to be well subscribed as it will be a  popular choice for people who wish to stay in the area.

The location is centrally located amongst many educational institutions which would serve the needs of families with school going children. Adults can also rejoice with many more commercial developments and jobs opportunities created in Woodlands, that would give them opportunities to work near home.

Read Also: August 2020 (Formerly May 2020) HDB BTO Sales Launch (Part 1): Location Guide – Bukit Batok; Choa Chu Kang; Pasir Ris; Tampines; Tengah

Woodlands has been considered as a non-mature town, however, like other mature towns, it does have a wide array of amenities and hawker fare that might serve the needs of the residents. For example, both the Woodlands Sports Centre and Marsiling Hawker centre are just one bus stop away from the Woodlands bus interchange. Families can also enjoy outdoor activities at the Admiralty Park. Moreover, with the completion of the Woodlands Health Campus in 2022, residents can look forward to more convenient and quality healthcare services.

Hence, there is something for everyone at Woodlands and with this development being located conveniently near the heart of Woodlands, it could entice many to apply for this project.

Next, we look at the other location available for selection at Woodlands. This second location is situated along Woodlands Drive 17/Woodlands Avenue 1. Unlike the above-mentioned project, there is only 2-room flexi and 4-room available for selection. This maybe ideal for eligible singles, elderly looking to right-size their home or families with a smaller family nucleus.

Though the location of this project is not as attractive as the first project, it is within walking distance to the Woodland South Thomson – East Coast station and is four bus stops away from the Woodlands interchange. The location is also in between a primary and secondary school making it suitable for families with school going children. Residents can head down to the nearest neighbourhood shopping plaza, Vista point for their grocery shopping or basic amenities needs.

Though the second project, on location-wise may not seem as attractive compared to the first, applicants could expect a much lower entry point compared to the first project.

LATEST: HDB August 2020 BTO Sales Launch is now open for balloting. Applications close on 18 August, 2359hrs. All the best! aims to provide interesting, bite-sized and relevant financial articles.

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