July 2025 BTO Launch: Flats in Popular Towns like Toa Payoh, Bukit Merah, and More!

Here’s your chance to snap up a flat in popular locations such as Toa Payoh, Bukit Merah, and more!

Just last month, on 17 February, HDB wrapped up its very first Build-to-Order (BTO) exercise of the year. However, compared to the preceding exercise in October 2024, February 2025’s launch received fewer-than-expected responses, largely due to it being overshadowed by a Sales of Balance Flats (SBF) exercise that took place concurrently.

Moreover, with just five projects across four towns that primarily focused on supplying flats to new townships, it comes as no surprise that Feb 2025’s exercise largely flew under the radar of most Singapore buyers, who often have strong preferences about where they live.

Many Singaporeans are also creatures of habit, preferring to live in older estates that they grew up in or know well.

If this resonates with you, there’s reason to rejoice! The upcoming BTO launch in July 2025 will feature projects in familiar towns, such as Toa Payoh, Bukit Merah, and Tampines. Combined with even more options in newer satellite towns, this will bring the upcoming supply of new flats to 5,430 units across eight BTO projects when July comes around. Below, a closer look at these offerings! 

Bukit Merah – Two projects featuring 1,080 units in total

Source: HDB

Consisting of two separate projects one road away from each other, these flats are located in the Redhill estate, within 5 minutes’ walk of the MRT. Given its choice location near the city centre and access to transport and amenities, it is almost certain the pair of projects will be under the Prime category.

Source: HDB

It’s a no-brainer that this is going to be one of the most popular projects. Mature estates are usually high in popularity as there are plenty of amenities such as malls, dining options and schools catering to its residents. Plus, Bukit Merah has a fantastic central location – the nearby Redhill MRT puts residents within arm’s reach of both the CBD, as well as the Buona Vista business districts within 10 minutes each!

Furthermore, with the last Bukit Merah BTO flats being completed in 2018, we will certainly see high application rates for these flats.

Bukit Panjang – Featuring 620 units

Source: HDB

This project shares a few similarities with the pair of Sengkang projects in the previous BTO launch. They are located near LRT stations within satellite towns and generally have fewer amenities – with more to come as the project develops.

As a result, it is more than likely that this would be a Standard flat project.

The essential amenities are taken care of in the immediate neighbourhood, with two primary schools, and a neighbourhood centre, as well as two parks. However, a 10-minute trip to Bukit Panjang town centre would be required if residents require to visit a mall, or to access the Downtown Line.

Clementi – Featuring 750 units

Source: HDB

This Clementi project packs 750 units and will be located about a 5-minutes’ walk from Clementi MRT station. It will be located across the road from a condo estate, and is bordered by two schools, and a polyclinic.

The location speaks for itself – Clementi is the most sought-after location in the west, comfortably scoring the best property resale prices in the region. It is a mature estate with lots of amenities and conveniences, while also having to closest distance to the city centre. It is located only 5 minutes from Buona Vista and Jurong East via MRT, granting it easy access to nearby transit options and more amenities.

Based off these attributes, it is likely that this would be a Plus project. The longer 10-year MOP and other resale restrictions might moderate demand for these flats, but we should still expect them to be popular, especially among the westies.

Sembawang – Featuring 750 units

Source: HDB

This project as Sembawang is situated in an up-and-coming area, bringing 750 units across all unit sizes to the estate.

Given the 15-minute walking distance and general lack of amenities in the area so far, this is highly likely to be a Standard project.

We might see this project starting at an affordable price point, as we have recently witnessed HDB flats in developing areas to have attractive prices, such as in the Chencharu project launched in the recent February BTO exercise.

Tampines – Featuring 380 units

Source: HDB

Classified under Tampines town, this project is located more at Simei and Upper Changi Road. Offering a limited and enticing 380 units, this project is the first BTO launch in Simei in 10 years and is sure to be hotly contested.

The location is quiet, being located next to a private housing estate.

There is a slew of amenities planned for this development, and the project is adjacent to Upper Changi MRT station, granting residents a direct route to the city via the Downtown line.

If these happens to be Standard flats, we will definitely expect fierce competition for the 380 available units.

Toa Payoh – Featuring 720 units

Source: HDB

This Toa Payoh project is one of the highlights of the BTO launch. It is located off Toa Payoh Lorong 1, near Caldecott MRT station. With the opening of the Thomson-East Coast Line last year, homes near Caldecott MRT have been in high demand, due to the fast access the MRT brings them to work nodes such as Buona Vista and one-north (12 mins), as well as Orchard (10 mins) and the CBD (15-20 mins).

The project will be served by amenities in Toa Payoh, which come aplenty. Additionally, the project will be within a 1km radius of CHIJ Toa Payoh Primary School, a location that Singaporeans are very much willing to pay for.

Based off the resale performance for newer flats in Toa Payoh, which often surpass $900,000 or even $1m in transaction prices, it is almost definite that this would be a Prime project.

Woodlands – Featuring 1,130 units

Source: HDB

Located in the far north, this project will be a part of the Woodlands masterplan and transformation, expanding the regional centre to Woodlands North.

The project is the largest of the launch, with 1,130 units. Residents will be able to commute to central Singapore via the Woodlands North MRT, or the North-South Corridor.

There will be 410 5-room units available here, a layout size that is getting increasingly rarer. Those looking to secure a 4-room or 5-room home at a reasonable price and are willing to wait for the town to fully flourish in the long run could find this Woodlands north project enticing.

Shorter Waiting Time (SWT) flats

As the HDB has promised an increase in the number of SWT flats (flats with a construction timeline of under 3 years), we are likely to see them featured again in this exercise.

Based on the allocation of SWT flats that we have seen in previous exercises, the BTO projects at Sembawang, Woodlands, and Bukit Panjang will be the most likely candidates. These are mainly developing estates that generally see lower rise building construction, trends that are common in previous SWT projects such as West Brickville at Bukit Batok in last year’s October BTO launch.

SWT flats are a great option for buyers with more urgent homebuying needs and allows them to secure a home in a shorter period, making them a popular option among families that already have or are planning to have children in the near future.

Additionally, these shorter wait times, alongside lower prices could incentivise people to consider moving into these newer estates.

In summary

From prime flats in hotly contested areas to affordable SWT flats, the eight options in store for potential BTO applicants in July this year will certainly make a buzz. We can expect to see livelier application rates compared to the recent exercise, as those who have failed to secure their units in either the BTO or SBF exercise might fancy their chances then.

If you would like to know more about which BTO project might be suitable for you and your eventual property goals, do not hesitate to reach out to an ERA Trusted Advisor today! And with that – may the odds be ever in your favour.

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