Site Analysis

1. Ang Mo Kio (Ave 1& 2) (Expected Plus or Standard)
   One site is located beside the condominium The Panorama, while the other sits near Bishan-Ang Mo Kio Park.

New flats in this area have been limited and the sites’ proximity to CHIJ St. Nicholas Primary and Secondary school is likely to appeal to families with school-going children who may be keen to enrol in the school. Both sites are also within walking distance to the Mayflower MRT station. Therefore, we expect demand to be quite strong for these sites on the back of these factors.

The average resale price of a non-landed homes in Ang Mo Kio planning area is S$1,607 psf in Q4 2025, while resale condos at The Panorama is S$1,988 psf. Therefore, a 900 sqft resale condo in the same area, about the size of a 4-room flat, can cost about S$1.5 million to S$1.8 million. 

2.      Bishan (expected Prime)
Demand for these BTO flats is expected to be high given the limited supply of new flats in this area. The flats are also well located and have excellent attributes. This project is within walking distance of an MRT station and surrounded by many top schools, which will be a draw for families with school-going children. There are also many 2-room flexi flats available, which will appeal to singles who may be working in the nearby industrial buildings or in the upcoming sub-regional centre at Bishan.

Moreover, due to a lack of supply of new flats in the market, buyers would need to purchase a private home or resale flat which are often pricier. For instance, non-landed homes in District 20 were sold for an average price of S$2,401 psf for new units and S$1,936 psf for resale units in Q4 2025. Therefore, a new private condo about the size of a 4-room Prime flat, estimated to be around 86 sqm or 926 sqft, will cost around S$2.2 million or S$1.8 million for a resale unit.  4-room resale flats in Bishan town were sold at an average price of S$836,185 in January 2026, while 5-room flats were sold for an average price of S$1,100,413.

Average HDB resale prices in Bishan town

             Source: URA, Realion (OrangeTee & ETC) Research

3.      Bukit Merah (Expected Prime) 
This is the second BTO project to be launched in the Greater Southern Waterfront estate. The project is expected to be highly popular, as it is right in front of the Telok Blangah MRT station. In addition, there are many planned amenities for this project, such as dining options, a supermarket, retail shops, and a preschool, which would offer high level of convenience for future residents. With a large number of 2-room flats available and given its excellent location, these units are likely to attract strong interest from single applicants. The previous exercise saw 2,927 applicants for 737 2-room flats at Berlayar Residences/Redhill Peaks, with 7.4 singles applying for each allocated unit. Many couples and families are also expected to apply for units at this project.

4.      Sembawang 2 sites (Expected Standard)
Demand for these flats may not be as high, since there are 2,000 flats launched in Sembawang and a sizeable number have already been launched in the February 2026 BTO sales exercise. However, buyers may still be drawn to completion period, which is likely to be short. They may also enjoy the greenery, nature and walks by the canal beside the BTO flats.

5.      Woodlands (expected Standard)
Demand is expected to be moderate given a significant number of BTO units were already launched in Woodlands in 2025. However, it is located within the vicinity of a few schools, thus it could appeal to some families who are looking to stay near the Woodlands checkpoint. Buyers are likely to apply for the other projects in the Prime and Plus locations.