Nov 2021 Tengah BTO Review: Car-free Green Living Near the Upcoming JRL

·9-min read

For the November 2021 Tengah BTO launch, there are two projects released in the same estate. This means potential homeowners looking to live in a car-lite town surrounded by lush greenery have more options.

Both projects are located in the same land plot, which is bordered by Bukit Batok Road. 2-room Flexi, 3-room, 4-room and 5-room BTO flats will be available. The project closer to the upcoming Tengah Road will offer 1,000 units, and the other along the Tengah Park Avenue/Bukit Batok West Avenue 5 will offer 1,120 units.

The latter project offering 1,120 units, comprises three integrated sold and rental blocks. Of the rental units, there will be 24 2-room rental units.

Singapore’s first “Forest Town” will be serviced by MRT stations on the upcoming Jurong Region Line (JRL). Additionally, these Tengah BTO flats are set to be the most affordable of the Nov 2021 launches.

Nov 2021 Tengah BTO Map

Locality map of the November 2021 Tengah BTO flats closer to Tengah Road. Source: HDB
Locality map of the November 2021 Tengah BTO flats closer to Tengah Road. Source: HDB

Locality map of the November 2021 Tengah BTO flats closer to Tengah Road. Source: HDB

hdb-november2021-tengah-bto (2)
hdb-november2021-tengah-bto (2)

Locality map of the November 2021 Tengah BTO flats, closer to Tengah Park Avenue/Bukit Batok West Avenue. Source: HDB

Tengah BTO Location (Nov 2021 HDB BTO launch)

Tengah BTO Location (Nov 2021)


Tengah Boulevard

Nearest MRT

Tengah Plantation MRT station (Jurong Region Line; opening in 2026)

Nearest bus interchange

A proposed bus interchange will be located nearby

Nearest schools

Concord Primary, Choa Chu Kang Primary, Shuqun Primary, St Anthony’s Primary, Dazhong Primary, Princess Elizabeth Primary, Corporation Primary, Jurong Primary, Huiling Primary, Bukit Batok Secondary, Dunearn Secondary, Hua Yi Secondary, Jurongville Secondary, Fuhua Secondary, Yuhua Secondary, Dulwich College, Millennia Institute, Canadian International School

Other nearby amenities

West Mall, Keat Hong Shopping Centre, Sports and recreation centre (proposed), Jurong East Sports Centre, Bukit Batok Swimming Complex, Civil Service Club @ Bukit Batok, Health and medical facilities (proposed), Community gardens, Forest Corridor (proposed)

Between the construction of the Jurong Region Line (JRL), the February 2021 and May 2021 BTO Tengah launches, and plans for Jurong to become the second CBD, living in the new neighbourhood is set to be an exciting prospect.

Though the November 2021 Tengah BTO flats are perceived as somewhat inaccessible, this is expected to change when the JRL is completed. The apartments are a short walk from the upcoming Tengah Plantation station and a bus interchange.

Those who want to live more sustainably will appreciate how Tengah town employs smart technology and has green spaces making up 20% of the estate. Being away from the city centre means you’ll likely enjoy a slower pace of life and the quiet afforded by the surrounding nature parks.

The flipside to this tranquillity is that residents of the Nov 2021 Tengah BTO flats are still not within walking distance of major malls. But you will be within walking distance of two proposed health and medical care facilities.

Tengah BTO Price (Nov 2021 HDB BTO Launch)

Unit type

Tengah BTO Price (Nov 2021)

Previous Tengah BTO Price (May 2021), excluding grants

Previous Tengah BTO Price (Feb 2021), excluding grants

2-Room Flexi


From $113,000

From $110,000




From $209,000



From $299,000

From $298,000



From $404,000


If you’re looking for an affordable option, the November 2021 Tengah BTO flats are your best bet. Prices shouldn’t be too far off the costs of previous launches, with a likely difference of less than $10,000 for the different flat types.

This is a reasonable sum, considering the Kallang/Whampoa prices, which will probably start at around $500,000 or more for a 4-room flat.

The low prices can be attributed to how Singapore's first new town in more than 20 years is far away from the city centre and lacks many amenities that make other more mature estates popular.

However, there is much potential for price appreciation in the long term. After the major developments such as the JRL (set to be fully operational in 2028), Jurong Lake District (set for completion in 2040 and beyond), and Jurong Innovation District are completed, Tengah will be an incredibly attractive place for those who favour living in the west.

There are no resale HDB flats in Tengah to benchmark prices against as none of the flats in the neighbourhood have MOP-ed.

Tengah BTO Amenities (Nov 2021 HDB BTO Launch)

If you prefer living in a quieter neighbourhood, removed from the hustle and bustle, applying for this Nov 2021 Tengah BTO project could be a good move. You’ll live in a “Forest Town” and be surrounded by nature.

And when the plans to transform Jurong into a second CBD is realised, you’ll be in an ideal location for work and play.

Live in Green Spaces

If you love hiking or want to reap the benefits of living near nature, making your home in the Tengah neighbourhood might be suitable for you. Aside from a large central park, residents of the estate can take strolls through the community gardens, play areas, and farms. Additionally, the entire town will be bordered by trees, creating a forest fringe.

Residents with green fingers are also encouraged to grow plants and other edibles in the communal neighbourhood spaces.

Biking enthusiasts will appreciate how the roads in Tengah are lined with dedicated walking and cycling paths. This gesture is part of Singapore’s efforts to reduce the number of cars on the road and encourage better connectivity.

Access to Surrounding Health and Sports Amenities within Tengah and Nearby Estates

In the future, a polyclinic and health and medical care centre will be constructed within a 10-minute walk away from the Nov 2021 Tengah BTO flats. More will also be built a short car ride away.

To fulfil their sporting and recreational needs, potential residents will have to travel to nearby estates. The nearest sports and recreation facilities include Bukit Batok Swimming Complex, Jurong East Sports Centre, and Civil Service Club @ Bukit Batok. However, there are plans in motion for a sports and recreation centre to be put up nearby the BTO flats.

Minutes’ Walk to Tengah Plantation MRT (JRL)

While residents of the November 2021 Tengah BTO flats may be inconvenienced in the first few years of moving in, this will change when the full JRL is ready in 2028. Once the JRL is functional, they’ll enjoy improved connectivity to the city centre and other major landmarks and developments.

The best part is Tengah Plantation MRT is likely to be under a 10-minute walk from the property. Furthermore, a bus interchange is currently being proposed to be built within the vicinity.

After the estate reaches its MOP and JRL is functional, the estate will likely be a popular place to rent among Nanyang Technological University (NTU) students. Adults who work at the Jurong Industrial Estate and Jurong Innovation District might also eye the flats.

Proximity to Shopping Centres in Surrounding Estates

There aren’t any shopping malls in the Tengah neighbourhood, only a neighbourhood centre a couple of minutes away from the BTO flats selling basic necessities. Another neighbourhood centre with designs for a polyclinic has also been proposed for construction.

To fulfil your dining and shopping needs, head to West Mall in Bukit Batok, Boon Lay Shopping Centre in Boon Lay, and Keat Hong Shopping Centre in Choa Chu Kang. If you don’t mind travelling slightly further, you can head to Westgate, JCube, IMM or JEM at Jurong East.

Good Selection of Primary, Secondary and Tertiary Schools Nearby

Health and sports facilities and schools within Tengah have not been completely developed yet. But if you’re a young couple planning to have kids, don’t worry. You can send them to one of the nearby primary schools:

  • St Anthony’s Primary

  • Princess Elizabeth Primary

  • Concord Primary School

  • Choa Chu Kang Primary School

  • Shuqun Primary

  • Corporation Primary

  • Dazhong Primary

  • Jurong Primary

  • Huiling Primary

Once more residents move in, the Government will likely build more schools.

Conclusion: Is This Tengah BTO Worth Balloting For?

The November 2021 Tengah BTO project is best suited for those who wish to live in a quiet neighbourhood, appreciate green designs, and have a modest housing budget.

Pros of the November 2021 Tengah BTO

  • Close to a future MRT station and bus interchange

  • Close to several proposed neighbourhood centres and healthcare facilities

  • Short drive to major developments such as Jurong Lake District and Jurong Innovation District

  • Has lush nature spaces, sustainable features, and other green amenities

Cons of the November 2021 Tengah BTO

  • Faraway from CBD

  • Public transport is currently relatively inaccessible (JRL line only fully operational in 2028)

  • Have to travel out of Tengah estate for most amenities

Set to be one of the more affordable BTO launches in November 2021, the Tengah flats are great for young couples with tight purse strings or families who want more space for less. If your workplace is in the west or your career is in the advanced manufacturing and research industries, the Tengah neighbourhood might be ideal for you too.

Another upside is residents are surrounded by beautiful green amenities. However, the green comes at the cost of being far from the concrete jungle of the CBD. MRT access will only be readily available in 2028 when the JRL is completed.

If you are looking to buy a car, the far-flung location will be less of a dealbreaker. You’ll be able to more conveniently shop at malls, send your kids to school, and use the sports and recreational facilities in the surrounding neighbourhoods.

Not sure if you should ballot for the November 2021 Tengah BTO flats? Read about the other BTO launches in November below:

More FAQs about BTO Flats in Singapore

When can I apply for the November BTO?

Keep an eye out for the announcement on the HDB portal. Apply for your desired BTO launch project during the one-week application period.

Can Singles Buy a 3-room BTO Flat?

No, they can only buy a 2-room Flexi BTO flat in non-mature estates.

Can I Own Two HDB Flats?

No, you cannot. But you can own an HDB flat and condo at the same time if you fulfil certain conditions.

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This article was written by Cheryl Chiew, Digital Content Specialist for PropertyGuru. Cheryl likes bread and cats, especially when cats tuck in their limbs so they look like bread. Drop her an email that hopes to find her well at

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