This week on Battle of the BTOs, we will be examining the upcoming November BTO launches in the mature estates. We have previously covered the launches in the non-mature estates, namely Sembawang and Tengah, in last week’s article. For those who are undecided between mature and non-mature estates, we hope that the completed series can aid in your decision-making.

Now, let us take a look why mature estates are popular among BTO applicants. Mature estates are typically more sought after due to its high resale value as well as the availability and accessibility of amenities such as lifestyle malls, sports hubs and hospitals. The previous August BTO launch in Bishan for Bishan Towers saw an oversubscription of up to 6.2x.

Despite the high risks of not obtaining a flat as well as the relatively higher prices, it may still be worth balloting for mature estates for all the benefits of owning a property in more mature districts. This article will highlight some of such benefits and provide you a greater perspective on which project best suit your preferences.

Projects to Watch in Mature Estates

The launch in November consists of 4 projects in 3 matured districts—Bishan, Toa Payoh and Tampines. The Toa Payoh (Bidadari) district will have 2 distinct projects, one along Upper Aljunied Road and one on Mount Vernon Road. Each of these projects are located in some of Singapore’s most attractive and accessible locations and will likely be a highly anticipated launch. These locations are not only very developed and established but are also very well connected to the central area.

Those who are considering balloting for mature estates should be aware of its higher purchase price as compared to non-mature estates. However, owners can enjoy significantly higher price appreciation for their property as compared to non-mature estates. Furthermore, there are many amenities at your doorstep without having to wait through the construction like in non-mature estates.


Bishan is likely one of the most anticipated projects within this launch. Historically, there are only two other BTO launch in Bishan—one in August 2020 and another in 2006. What makes this project stand out is its spectacular location while not being to densely populated. Located on Bishan Street 14, the November launch offers a whopping 1,500 units consisting of 2-Room Flexi, 3-Room and 4-Room flats. The previous BTO launch in Bishan for the Bishan Towers saw a subscription rate for 3-Room and 4-Room flats to be 4.0x and 6.2x respectively.


Source: HDB

The project site is a mere seven-minute walk to Bishan MRT station, a critical interchange between Circle and North-South Line. The bus interchange in the area is also a starting and ending point for a significant number of buses. Residents in the area can enjoy greater connectivity to city centre through the Central Expressway (CTE). With so many options for transportation, travelling to different parts of Singapore is made easy regardless of the transportation mode. Those who are working in the CBD area should consider taking a chance on this project as it is extremely convenient to travel to the city.


What sets this project apart is its proximity to Bishan Town Centre where Bishan MRT station is located. The area also boosts a large library building, a well-connected bus interchange, a swimming pool and a sports hall. Not to mention, the mall Junction 8 is large enough to satisfy all your shopping needs.

Bishan is also well-known for the prestigious schools in the area such as Raffles Girls’ School, Raffles Institution and Catholic High. Furthermore, the MOE language centre is located right next to the project site, making this area extremely attractive for families with children looking to enrol into the schools.

There is also several parks located near the development, including the Bishan-Ang Mo Kio park that can provide a good weekend activity for the family. For an option with closer proximity, the development is situated right next to the Kallang River and is perfect for an evening stroll.


Based on adjusted pricing for the Bishan Towers (August 2020), a 2-room Flexi will be from $205,000 onwards, a 3-Room from $337,000 and a 4-Room from $521,000. The BTOs in this estate do come with a heftier price tag but may be worth for the desirable accessibility and amenities.

Toa Payoh (Bidadari)

For those who want to BTO in the new yet mature estate of Bidadari, this BTO is your second last chance to apply. The final Bidadari BTO launch is in February 2021 next year so it is the safest to ballot for this launch in case the final launch is oversubscribed. This round of BTO launch consists of 2 estates, totalling to 1,230 units. The first site, along Mount Vernon Road will launch 880 units of 3-Room, 4-Room and 5-Room flats while the other site, near Upper Aljunied Road will launch 350 units of 3-Room and 4-Room flats.

Source: HDB


Both sites are located fairly near to MRT stations, namely Woodleigh MRT and Bartley MRT, and both are convenient for a commuter travelling to the CBD. It is important to note that the site on Mount Vernon Road is slightly closer to the MRT than the one along Upper Aljunied Road. Part of the Woodleigh integrated transport hub is an air-conditioned bus interchange with linkage to Woodleigh MRT Station.

The major expressways in the area are the Pan Island Expressway (PIE) and Central Expressway (CTE), both of which are an estimated 10-minute drive away. Bidadari is also relatively central and near to the CBD area by car, making this estate suitable for those working in the CBD.


The Woodleigh site is a 3-minute walk away from The Woodleigh Mall as well as within a 20-minute travel to Dhoby Ghaut and Plaza Singapura. Residents at the Bartley site do not have a mall within walking distance but are within ten minutes away from NEX mall at Serangoon. Furthermore, the larger site at Bartley is also expected to have more amenities within the BTO project itself such as a childcare centre, multi-purpose courts, a Kopitiam, retail shops and a minimart.

For those who are more active, there are plans for major parks such as the Bidadari Park and Hillock Park to be built as part of the Heritage Walk. The Woodleigh site BTO will also overlook the Alkaff Lake which will be developed to link the Woodleigh Mall and MRT station via overhead bridges.


The estimated prices for the Toa Payoh launch are $335,000 for a 3-Room, $495,000 for a 4-Room and $595,000 for a 5-Room based on Toa Payoh Ridge (February 2020 BTO) and past Bidadari BTO projects.


Tampines is the only site in the east side of Singapore in the upcoming launch with an estimated 750 flats up for grabs. These include 2-room Flexi, 4-Room and 5-Room unit types. This site may appeal more to nature lovers as it is situated right next to the Bedok Reservoir and away from the busyness of central Tampines.

Source: HDB


Although it is situated away from the heart of Tampines, the site is by no means ‘ulu’. The flats will be a 10-minute walk away from Bedor Reservoir MRT and Tampines West MRT, both of which are part of the new Downtown Line, giving residents direct access to areas such as Botanic Gardens and Chinatown without having to switch lines. For drivers, the Pan Island Expressway (PIE) is less than a 5-minute drive away.


The biggest selling point of the Tampines site launch is its connectivity to Bedok Reservoir Park where families can enjoy a full range of outdoor activities such as hiking and kayaking on the weekends. Furthermore, the BTO flats are also located at the intersection of Bedok Park Connector, Siglap Park Connector and Tampines Park Connector, allowing residents a variety of options for bicycle rides and hikes.

Besides these, the Tampines area also have a wide range of amenities to meet daily needs. Most amenities, however, are some distance away from the site area and will require a bus ride or car to access. What stands out about Tampines, however, are the large retail giants, IKEA, Giant Hypermarket and Courts Megastore that doubles as a form of entertainment for many Singaporean families.


The estimated prices for the Tampines November launch are $221,000 for 3-Room, $349,000 for 4-Room and $478,000 for 5-Room flats based on the adjusted figures of last year’s Tampines launches.

This concludes the Battle of the BTOs – November 2020 Launch. We hope that this series have helped you in some ways or another in your decision-making process. Do check out our other articles on more information about how to apply for BTOs.

Michael Mega
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