"At some point you think to yourself, “This Tengah BTO has to be the last one … right?”"

New year, new system.
To help you better compare between the different sales in this launch, we’re introducing a new ranking system.

⭐⭐⭐⭐⭐ = good
⭐ = not as good

Sure, it’s a bit subjective, but aren’t all BTO guides subjective anyway?

Oh btw, don't you know you stand a ✨better chance at securing a BTO ✨if you subscribed to our telegram channel? _{(for legal reasons, i'm joking)}

Prepare your Singpasses, whip out your $10 and put on your reading glasses, cause it’s BTO time again baby.

Guides for the other sites in this launch,

Geylang Feb'22
Kallang/Whampoa Feb'22
Yishun Feb'22

Content Page

Tengah Feb'22
Units Available
Price & Affordability
Transport
Education
Amenities
How much can you earn if you sell this BTO?

Tengah Feb’22

This will be the 14th and 15th Tengah project in the last 3 years+, and at some point you think to yourself, “This has to be the last one … right?”.

Despite both launches being about 10 mins away from each other, the sections below will apply for both as the blocks in Tengah still have relatively similar access to the amenities.

BTO Name Prediction:

Parc Court @ Tengah / Parc Melody @ Tengah for the top plot
Plantation Edge / Plantation Hacienda for the bottom plot

Actual name: Parc Flora / Plantation Creek


Back to top

Units Available

There is a plot of 560 units, comprising of different types of units.
Another plot of 713 south of that will be built for 4-rm and 5-rm units.

Essentially, if you apply for a 2rm flexi/3rm, you will be applying for only the top plot.

If you're applying for a 4rm/5rm, it's a 50-50 of where you'll end up (if your number even is eligible to ballot)

_{Find out more: The different types of houses in Singapore}

Back to top

Price & Affordability

Price Table

Mortgage Breakdown

Prices used were the highest amount predicted
15% Downpayment was used for HDB loans, for a max of 25 years
25% Downpayment was used for Bank loans, for a max of 30 years
Bank loans were excluded for 2-rm flexis since banks don't commonly finance 2-rms


Back to top

Transport

MRT - 5 mins walk to Tengah Plantation, Tengah, Hong Kah MRT
Bus - Currently no buses
Drive - PIE & KPE

Rating - ⭐⭐⭐⭐

Both blocks of units will be in close proximity to an MRT Station, with the bigger lot being in the middle of Hong Kah and Tengah Plantation MRT.

Additionally, while there are currently no bus services, it’s already confirmed that there will be a bus interchange, which should operate at least 20+ different bus services. (And also why I gave it 4⭐straight up because there’s no speculation).

For those with personal vehicles, it’s also going to be rather convenient to access the PIE with just a turn out.

While it does have every aspect of transportation sufficiently covered, the only reason why it doesn’t get a full score from me is because many people still do need to access other parts of Singapore, and while Tengah residents have ways to get to town, it will still take some time to reach that destination.

Back to top

Education

Rating - ⭐⭐⭐⭐⭐

Surprisingly, this gets a full score from me.

Tengah already has access to a myriad of different institutions for different levels of education (listed in the infographic above), but that won’t be the end of it in the years to come.

Tengah is scheduled to build another 6 (SIX!!!!) schools in it’s own town estate.

While we don’t know what these schools will be yet, residents of Tengah are already covered if they’re looking for schools for their children throughout their entire education journey.

Back to top

Amenities

Rating - ⭐⭐⭐+⭐

You might be wondering, “Tf does he mean by this?”

The additional star comes from whether you consider the nature aspect an amenity.

The reason why I’ve been the biggest hype-man for Tengah while my friends judgingly look at me is because Tengah is distinct from other towns, especially in Singapore where the topic of “Clearing Forests for Housing” has long been debated.

Touted as being “at home with Nature”, Tengah offers the best of both worlds (or at least, offers the best it can).

Not only do residents have access to the multitude of green spaces, but a town that embraces a car-lite society so you can freely walk with your noise-cancellation earphones, readily-available electric vehicle charging stations and Smart Technology to reduce energy consumption and lowering temperatures will complement the efforts towards making Tengah a green town.

If this doesn’t really matter to you and you’re finding if the godforsaken West has any amenities, there are numerous malls nearby, especially the cluster at Jurong East, for your shopping needs. Jurong East also has your sports/leisure/healthcare needs covered with the JE Stadium and Ng Teng Fong Hospital.

And if you haven’t realized by now, that’s why I only gave it a 3 ⭐ rating, because everything you need is still in Jurong East, and not in Tengah. Granted, there are plans to have a sports & recreation facility near Tengah MRT, and Tengah Polyclinic at Parc Residences … but it still feels like you’ll have to travel out for the more “serious” cases.

Back to top

How much can you earn if you sell this BTO?

If you’re neurotic like me and think everything is a competition and want to know if this BTO will be the most “value”/”worth it”, this may be useful for you.

When it comes to looking at when's the best time to sell your house for maximum profit, the core concept here is the Minimum Occupation Period (MOP).

Simply put, when you buy a house, you need to stay in it for at least 5 years before you can sell it.
This one Gahmen say one

Obligatory disclaimer, everything written below is completely my own opinion.

Here’s what I think the BTO lifespan for the Tengah BTO will look like.

Upside - ⭐⭐⭐⭐⭐

Yes, this beats the Kallang one.

For returning readers of our BTO guides, you’d probably know my fanboy-ing for Tengah (which you can check out here and here and here) because of it’s huge potential upside it may have in 20-30 years time.

If you’re new here, let me explain why.

The first rise in #1 is common in all BTOs. Since it’s subsidized public housing, it starts below market price, then slowly gravitates towards the market value after 5 years.

Area X is the one to look out for, and is dependent on 3 main reasons.

1. Tengah will uniquely create demand.

Tengah already stands out as a place where people can live in Nature, and is 1 of the only 3 towns that has a theme attached to them.

More people want to be environmentally-friendly and are finding avenues to be closer with nature, and Tengah allows them to do that in the vicinity of their home. There’s already a “consumer base”, thus the demand.

Plus Tengah looks good doing it.
No cap, one of the other Tengah units just got awarded for it’s S-tier design.

2. The Jurong Innovation District (JID) is right beside Tengah

The JID is set to be a major hub in the transition towards Industry 4.0. It boasts that it’ll cover more than 600 hectares (that’s 6.2km² for us normal people), and will provide over 95,000 jobs. Right now, it already has secured companies like Siemens, Bosch and ASTAR to set up their branches there.

Now what that means for Tengah homeowners, is that people who work at the JID may be looking for a unit near their workplace, and Hey! That’s you!, because we all know Tengah isn’t exactly the most central place, even though Tengah literally translates to “middle”.

3. Possible future developments

Excluding the fact that Tengah is speculated to have a similar price trajectory as Punggol, Tengah just has so much developmental potential because it’s HDB’s latest baby. Anything new will just continue to add value to the houses here. I'm already foreseeing a surge even without the mention of a shopping mall/physical amenity.

Lastly, the regression in #2 is the slow decline that every HDB unit faces as it winds down to the end of its 99-year lease.

Back to top

Summary: 17/20⭐

Affordable, tons of units, available to both singles and couples who plan to have children.
It offers almost everything. I say almost because to many, Tengah’s location is still a bit of a dealbreaker. Excluding that, this BTO is very diverse in providing homes to complement your purpose of getting a house (living, settling down, starting point, retiring, stepping stone to upgrade).

If you’re looking for something that’s versatile, and affordable, and starting a new community instead of assimilating into one, this is the ideal location for this launch.

For any questions/feedback/makan recommendations, email me - kyler@mortgagemaster.com.sg
Stay safe y’all.