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(Official Tengah NOV 2018 BTO Thread) Consolidate all research here!

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Old 29-09-2018, 10:13 PM   #16
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This is a new estate. I did spoke to some, even contractor... They kinda reluctant to shift to Tengah given the chance. They say so ulu and forest around many insects.
excellent insight. any move here must really be for the long term, a 20-30 year horizon to see tengah being developed.
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Old 29-09-2018, 10:14 PM   #17
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Good job there, thanks and appreciate your time in writing up these useful info.

Do you think for the next 2 years, all the BTO projects will only be for Plantation district? Or there will be release for Garden, Park, etc districts in between?
Only for plantation for the next 2-3 years. Because they haven't cleared other plots of land.
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Old 02-10-2018, 01:37 AM   #18
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Thanks for sharing selflessly the huge amount of research you have put in. I am actually really relieved that you brought up some really good points about the plot that previously I was thinking whether I'm the only one who thinks that way.

Transport Concerns
[CON] Tengah Plantation MRT is not an interchange for JRL. You need to transfer trains at Tengah MRT (1 stop away) to go to Boon Lay/Choa Chu Kang/NTU.
*Peak hour crowd is going to suck, tbf its the same as everywhere else

[PRO/CON] Nov 2018 is 300m away from the bus priority road, which I expect most major arterial buses should ply.
[PRO] If you are able to cycle and if Tengah implements PMD/Bike sharing well, getting to major amenities like Town Center (Tengah MRT) will be around 3-5 mins.
*Elderly and mobility-impaired residents will be affected negatively due to Tengah being a car lite/free town instead.

[CON] Tengah is blocked off from Jurong by major expressway PIE. Only Bukit Batok road currently serve as a direct route which is likely to be jammed once Tengah is in full swing. (but it is a very wide road)
*The masterplan does show they will build 2 more entrances into the PIE from Tengah estate itself to alleviate anymore buildup traffic into Bukit Batok Rd.

[CON] Only 1 nearby petrol station (Shell). Those that are being planned are quite out of the way.
*Currently other nearby one is near BBDC, near Yuhua Village and near Parc Oasis. But for drivers really not that much of a con lah, they can just top up petrol at various places before going home.

Design Concept
[CON] Are Singaporeans civic-mindedness enough to be able to organise communal farming? Or will the farming plots be an ugly gated community?
*I really hope I'm wrong but I just don't see it happening any other way

[CON] No indication that roads will be underground for NOV 2018. Car-free vision is a myth.
*I really hope that its at least something like Punggol waterway, let cars have access to right underneath each block, thereby fulfiling car-free vision on the surface and letting car dependents not be impeded.

[CON] 1280 units for the plot size indicates that the maximum height of the flat should be 10-20 storeys. Most people would prefer a higher rise living. (Either low-rise or there is plenty of living space in the design)
*All the housing blocks I've seen in pictures and the various videos haven't been really tall, around 12-14 floors I think. Thought that was going to be the case liao

[PRO] Space space and more space + greenery is what Tengah offers.
*Can't agree more. If HDB don't offer tons of space (between blocks, don't expect they will offer larger flats), the main appeal totally gone liao.

[CON] There should be a major mall 500m away from NOV 2018.
*You're talking about Le Quest right? How is it a con here though? Unless you meant IT'S 500M AWAY? Walking there and back means a 1km journey and if it rains means honggan already.


[CON] Extremely long waiting time for amenities to be built. (2028 for JRL, WTF?)
*Yah WTF. But deep down we all know that they announce the line so early if not the reception for Tengah will be a whole lot more lukewarm

[CON] MRT is aboveground and noise pollution/privacy will be a problem for some units.
*This one if the homeowner chose a unit beside the line is his/her own choice liao.

[PRO] Tengah Airbase is nearby but NOV 2018 is unlikely to be affected by the sound as it is too far.
*I served at LCK camp previously so I do have some inkling of the situation. Even though Tengah estate share the same name as the airbase, the various projects are pretty far from the flight path of the runway. Even Forest Hill or Garden shouldn't really be affected by the sound at all.

Investment approach
[CON] People working in Jurong Innovation district will want to rent the homes nearer to JID.
*With the future rail network, they don't necessary want/need to rent near their workplace when the transport is "efficient/reliable"

[CON] All things being considered, Tengah MRT is the town center of Tengah, not Tengah Plantation MRT. 2 massive shopping malls will be planned near Tengah MRT, which is a major transport interchange. There are 5 plots of land near Tengah MRT that should be more attractive for buyers that are not in a hurry to get a flat/looking to buy a HDB to flip years later.
[PRO] You will be buying at the literal price floor for Tengah (As more amenities gets built, Tengah center will rise in value)
*Very true, pay lesser for a lousier location but get flat earlier or pay more for better location though only god knows when can get the flat though.

[CON] There are no top 20-30 primary/secondary/tertiary schools nearby within 2 km range. Bad for investment.
*Wouldn't btos near good schools normally be in matured estates already and hence command way higher prices?
Edited: The relatively new btos beside Jurong Point have River Valley and Rulang within 2km, but I feel that while its super convenient to stay there its hard to get a nice rest there being its such a busy area.

[PRO] Hospital planned 1.2km away
*Won't know exactly when it will be built, it could be after Tengah fully developed? NTF hospital quite near leh.

[CON] There is nothing attractive about plantation district that appeals to young people.
*The low prices and the high probability of being able to get a flat since going to have launches there for the next few years might sway some hearts.

[CON] There is nothing major being planned for Tengah outside of JID - Don't expect any property effects spillover from Jurong Business District into Tengah - It is simply too far.
*All the JBD/JLD hype is made by agents to sell props one lah. HDB prices in JE, TG, JW area all quite constant. Only the WC condos up price cos of the combined hype + the HSR then now delay liao no more hype anymore.

Last edited by Fatpat; 02-10-2018 at 01:45 AM..
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Old 02-10-2018, 01:57 AM   #19
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With the "Forest Town" theme, my major concern in this development is mosquitoes. If there will be many places with plants and trees, there will be some places where puddle of stagnant waters exist. This will be breeding ground for mosquitoes. Remember dengue fever in West Jurong.
Actually isn't the worst area in recent years located in Tampines? Wouldn't plants and trees mean the water gets absorbed into the soil and hence lesser stagnant water compared to water that gets trapped on concrete ground/ blocked drains?

Current NEA website have dengue clusters at even at concrete urban areas like East Coast and Serangoon, I think maybe your concern misplaced bah.
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Old 02-10-2018, 05:43 AM   #20
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Current NEA website have dengue clusters at even at concrete urban areas like East Coast and Serangoon, I think maybe your concern misplaced bah.
I do not think my concern is misplaced. You are talking about concrete area. If you have been reservoir areas, you will find puddles especially after rains. I don't think HDB will "landscape" the entire Tengah area to ensure no stagnant pools of water.
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Old 02-10-2018, 12:21 PM   #21
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What I had meant by that was even areas with very minimal forestry/landscape/nature have suffered from mosquito issues.

The aforementioned concrete areas had mosquito issues as much as places with forestry like the fringes of bukit panjang, fringes of ang mo kio and even novena and west coast.

Hence even while you are worried about the surrounding area you are going to be staying at, it is probably going to be really hard to avoid mosquito issues.

Off topic, my place is right beside pandan reservoir. Admittedly there's practically no foliage around it, and we suffered from the chironomid issue a while back, but mosquitos has never been an issue. The water view + the strong winds make staying at home really relaxing
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Old 04-10-2018, 09:14 AM   #22
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Thanks for sharing selflessly the huge amount of research you have put in. I am actually really relieved that you brought up some really good points about the plot that previously I was thinking whether I'm the only one who thinks that way.

Transport Concerns
[CON] Tengah Plantation MRT is not an interchange for JRL. You need to transfer trains at Tengah MRT (1 stop away) to go to Boon Lay/Choa Chu Kang/NTU.
*Peak hour crowd is going to suck, tbf its the same as everywhere else

[PRO/CON] Nov 2018 is 300m away from the bus priority road, which I expect most major arterial buses should ply.
[PRO] If you are able to cycle and if Tengah implements PMD/Bike sharing well, getting to major amenities like Town Center (Tengah MRT) will be around 3-5 mins.
*Elderly and mobility-impaired residents will be affected negatively due to Tengah being a car lite/free town instead.

[CON] Tengah is blocked off from Jurong by major expressway PIE. Only Bukit Batok road currently serve as a direct route which is likely to be jammed once Tengah is in full swing. (but it is a very wide road)
*The masterplan does show they will build 2 more entrances into the PIE from Tengah estate itself to alleviate anymore buildup traffic into Bukit Batok Rd.

[CON] Only 1 nearby petrol station (Shell). Those that are being planned are quite out of the way.
*Currently other nearby one is near BBDC, near Yuhua Village and near Parc Oasis. But for drivers really not that much of a con lah, they can just top up petrol at various places before going home.

Design Concept
[CON] Are Singaporeans civic-mindedness enough to be able to organise communal farming? Or will the farming plots be an ugly gated community?
*I really hope I'm wrong but I just don't see it happening any other way

[CON] No indication that roads will be underground for NOV 2018. Car-free vision is a myth.
*I really hope that its at least something like Punggol waterway, let cars have access to right underneath each block, thereby fulfiling car-free vision on the surface and letting car dependents not be impeded.

[CON] 1280 units for the plot size indicates that the maximum height of the flat should be 10-20 storeys. Most people would prefer a higher rise living. (Either low-rise or there is plenty of living space in the design)
*All the housing blocks I've seen in pictures and the various videos haven't been really tall, around 12-14 floors I think. Thought that was going to be the case liao

[PRO] Space space and more space + greenery is what Tengah offers.
*Can't agree more. If HDB don't offer tons of space (between blocks, don't expect they will offer larger flats), the main appeal totally gone liao.

[CON] There should be a major mall 500m away from NOV 2018.
*You're talking about Le Quest right? How is it a con here though? Unless you meant IT'S 500M AWAY? Walking there and back means a 1km journey and if it rains means honggan already.


[CON] Extremely long waiting time for amenities to be built. (2028 for JRL, WTF?)
*Yah WTF. But deep down we all know that they announce the line so early if not the reception for Tengah will be a whole lot more lukewarm

[CON] MRT is aboveground and noise pollution/privacy will be a problem for some units.
*This one if the homeowner chose a unit beside the line is his/her own choice liao.

[PRO] Tengah Airbase is nearby but NOV 2018 is unlikely to be affected by the sound as it is too far.
*I served at LCK camp previously so I do have some inkling of the situation. Even though Tengah estate share the same name as the airbase, the various projects are pretty far from the flight path of the runway. Even Forest Hill or Garden shouldn't really be affected by the sound at all.

Investment approach
[CON] People working in Jurong Innovation district will want to rent the homes nearer to JID.
*With the future rail network, they don't necessary want/need to rent near their workplace when the transport is "efficient/reliable"

[CON] All things being considered, Tengah MRT is the town center of Tengah, not Tengah Plantation MRT. 2 massive shopping malls will be planned near Tengah MRT, which is a major transport interchange. There are 5 plots of land near Tengah MRT that should be more attractive for buyers that are not in a hurry to get a flat/looking to buy a HDB to flip years later.
[PRO] You will be buying at the literal price floor for Tengah (As more amenities gets built, Tengah center will rise in value)
*Very true, pay lesser for a lousier location but get flat earlier or pay more for better location though only god knows when can get the flat though.

[CON] There are no top 20-30 primary/secondary/tertiary schools nearby within 2 km range. Bad for investment.
*Wouldn't btos near good schools normally be in matured estates already and hence command way higher prices?
Edited: The relatively new btos beside Jurong Point have River Valley and Rulang within 2km, but I feel that while its super convenient to stay there its hard to get a nice rest there being its such a busy area.

[PRO] Hospital planned 1.2km away
*Won't know exactly when it will be built, it could be after Tengah fully developed? NTF hospital quite near leh.

[CON] There is nothing attractive about plantation district that appeals to young people.
*The low prices and the high probability of being able to get a flat since going to have launches there for the next few years might sway some hearts.

[CON] There is nothing major being planned for Tengah outside of JID - Don't expect any property effects spillover from Jurong Business District into Tengah - It is simply too far.
*All the JBD/JLD hype is made by agents to sell props one lah. HDB prices in JE, TG, JW area all quite constant. Only the WC condos up price cos of the combined hype + the HSR then now delay liao no more hype anymore.
Wow! Thanks for your reply!

I really love this discussion we have going on here.

You seem like a person who really values his peace and quiet in a home (Probably since experienced living in Pandan)


[CON] Are Singaporeans civic-mindedness enough to be able to organise communal farming? Or will the farming plots be an ugly gated community?
*I really hope I'm wrong but I just don't see it happening any other way
I have huge doubts about it. In Bukit Panjang, you see plenty of such communal farming going on, and they are all gated. Because Singaporeans (Espc those older ones) love stealing those "free fruits". When I walk past those farming plots, mosquitos aplenty.

[PRO] Tengah Airbase is nearby but NOV 2018 is unlikely to be affected by the sound as it is too far.
*I served at LCK camp previously so I do have some inkling of the situation. Even though Tengah estate share the same name as the airbase, the various projects are pretty far from the flight path of the runway. Even Forest Hill or Garden shouldn't really be affected by the sound at all.
Always good to hear from someone in the know. I do intend to spend a day there before applying though.

[CON] There should be a major mall 500m away from NOV 2018.
*You're talking about Le Quest right? How is it a con here though? Unless you meant IT'S 500M AWAY? Walking there and back means a 1km journey and if it rains means honggan already.
Not talking about Le Quest, but the one to the north of NOV 2018. From my experience, 500m is the limit for many people when it comes to walking. (Vs taking a bus)

[CON] There are no top 20-30 primary/secondary/tertiary schools nearby within 2 km range. Bad for investment.
*Wouldn't btos near good schools normally be in matured estates already and hence command way higher prices?
Edited: The relatively new btos beside Jurong Point have River Valley and Rulang within 2km, but I feel that while its super convenient to stay there its hard to get a nice rest there being its such a busy area.
I was thinking that a good school would guarantee the value of the house, but thinking again, good schools can also fade into obscurity. Why not place our bets on new schools to succeed! Was also thinking more for future kids, want them to have a headstart in life with a good education.

I think NOV 2018 should be good for you based on your profile. (Tengah plantation won't be a major MRT, think Bukit Gombak, so peace and quiet.) I still harbour doubts about the car free vision and bukit batok road nearby is congested af in the evenings. (Just drove past there yesterday, so you definitely won't want a unit next to the road.)
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Old 04-10-2018, 11:30 AM   #23
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Why are there SEVEN proposed churches in Tengah but so few places of worship for other faiths? Is the government being fair to all religions? Or is it encouraging people to lean towards a certain faith or setting Tengah up to become a Christian/Catholic town (PAP stronghold)?
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Old 04-10-2018, 12:03 PM   #24
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Why are there SEVEN proposed churches in Tengah but so few places of worship for other faiths? Is the government being fair to all religions? Or is it encouraging people to lean towards a certain faith or setting Tengah up to become a Christian/Catholic town (PAP stronghold)?
You think too much... It's proposed only
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Old 04-10-2018, 12:11 PM   #25
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I foresee the train stations will be packed with people during the peak hours. Another Seng Kang and Punggol situation...
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Old 04-10-2018, 05:49 PM   #26
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Why are there SEVEN proposed churches in Tengah but so few places of worship for other faiths? Is the government being fair to all religions? Or is it encouraging people to lean towards a certain faith or setting Tengah up to become a Christian/Catholic town (PAP stronghold)?
Where did you see the 7 proposed churches from!?!
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Old 05-10-2018, 12:12 AM   #27
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Wow! Thanks for your reply!

I really love this discussion we have going on here.

You seem like a person who really values his peace and quiet in a home (Probably since experienced living in Pandan)


[CON] Are Singaporeans civic-mindedness enough to be able to organise communal farming? Or will the farming plots be an ugly gated community?
*I really hope I'm wrong but I just don't see it happening any other way
I have huge doubts about it. In Bukit Panjang, you see plenty of such communal farming going on, and they are all gated. Because Singaporeans (Espc those older ones) love stealing those "free fruits". When I walk past those farming plots, mosquitos aplenty.

[PRO] Tengah Airbase is nearby but NOV 2018 is unlikely to be affected by the sound as it is too far.
*I served at LCK camp previously so I do have some inkling of the situation. Even though Tengah estate share the same name as the airbase, the various projects are pretty far from the flight path of the runway. Even Forest Hill or Garden shouldn't really be affected by the sound at all.
Always good to hear from someone in the know. I do intend to spend a day there before applying though.

[CON] There should be a major mall 500m away from NOV 2018.
*You're talking about Le Quest right? How is it a con here though? Unless you meant IT'S 500M AWAY? Walking there and back means a 1km journey and if it rains means honggan already.
Not talking about Le Quest, but the one to the north of NOV 2018. From my experience, 500m is the limit for many people when it comes to walking. (Vs taking a bus)

[CON] There are no top 20-30 primary/secondary/tertiary schools nearby within 2 km range. Bad for investment.
*Wouldn't btos near good schools normally be in matured estates already and hence command way higher prices?
Edited: The relatively new btos beside Jurong Point have River Valley and Rulang within 2km, but I feel that while its super convenient to stay there its hard to get a nice rest there being its such a busy area.
I was thinking that a good school would guarantee the value of the house, but thinking again, good schools can also fade into obscurity. Why not place our bets on new schools to succeed! Was also thinking more for future kids, want them to have a headstart in life with a good education.

I think NOV 2018 should be good for you based on your profile. (Tengah plantation won't be a major MRT, think Bukit Gombak, so peace and quiet.) I still harbour doubts about the car free vision and bukit batok road nearby is congested af in the evenings. (Just drove past there yesterday, so you definitely won't want a unit next to the road.)

I feel the same here, especially when the discussion is meaningful.

I'm a single guy living at my parent's place in TG, however I have become really picky about my any potential units after staying at my current wonderful unit. I almost bought a resale at Blk 393 bt batok west after falling in love with the 世外桃源environment there, but in the end give up after deciding I really couldn't stand the weird angled shape of the common rooms of that estate.

[PRO] Tengah Airbase is nearby but NOV 2018 is unlikely to be affected by the sound as it is too far.
*I served at LCK camp previously so I do have some inkling of the situation. Even though Tengah estate share the same name as the airbase, the various projects are pretty far from the flight path of the runway. Even Forest Hill or Garden shouldn't really be affected by the sound at all.
Always good to hear from someone in the know. I do intend to spend a day there before applying though.
Its almost 15 years since I POP from there already though. I can only remember the planes taking off in the morning but strangely I can't remember hearing them land at all. Take note that flights do not occur everyday though, especially around exam periods so you might end up wasting your time.

[CON] There are no top 20-30 primary/secondary/tertiary schools nearby within 2 km range. Bad for investment.
*Wouldn't btos near good schools normally be in matured estates already and hence command way higher prices?
Edited: The relatively new btos beside Jurong Point have River Valley and Rulang within 2km, but I feel that while its super convenient to stay there its hard to get a nice rest there being its such a busy area.

I was thinking that a good school would guarantee the value of the house, but thinking again, good schools can also fade into obscurity. Why not place our bets on new schools to succeed! Was also thinking more for future kids, want them to have a headstart in life with a good education.
That is a actually a very valid point, you are right, I did not think about it that way. Schools can also be moved away though despite being really unlikely. The aforementioned RVHS at Pandan Gardens was moved to Boon Lay. A conspiracy theory have it that influential people with personal vested interest in the private properties around lakeside wanted it there, but thats a discussion for another topic. No idea whether the HDB prices in Pandan took a hit after the school moved away though, but it didn't really for Teban.

I think NOV 2018 should be good for you based on your profile. (Tengah plantation won't be a major MRT, think Bukit Gombak, so peace and quiet.) I still harbour doubts about the car free vision and bukit batok road nearby is congested af in the evenings. (Just drove past there yesterday, so you definitely won't want a unit next to the road.)
Will have to see the exact layout of the estate actually. NOV 2018 currently doesn't appeal to me at all unless the blocks are spread out really far from each other. The only plantation plots that I'm slightly interested in are the ones next to the PIE that have a bit of water or lake beside them, though the sliver of water makes it look like maybe a big longkang.
However I think HDB surely will release/buildup the plots around the 2 mrt stations and along bt batok road first so it could very well be many years after 2020 by the time they release the plots beside the water and that would mean getting my unit only after I'm into my late 40s.
For now I'll just wait for them to release the estate plans next month and see the preview of FEB 2019 before deciding whether to ballot I guess.
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Old 05-10-2018, 12:16 AM   #28
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Why are there SEVEN proposed churches in Tengah but so few places of worship for other faiths? Is the government being fair to all religions? Or is it encouraging people to lean towards a certain faith or setting Tengah up to become a Christian/Catholic town (PAP stronghold)?
The 7x red W spaces are labelled as place of worship, not necessarily for any particular religion. The existed temple along Brickland rd is also labelled as W in the draft master plan
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Old 05-10-2018, 01:22 AM   #29
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[CON] Are Singaporeans civic-mindedness enough to be able to organise communal farming? Or will the farming plots be an ugly gated community?
*I really hope I'm wrong but I just don't see it happening any other way
I have huge doubts about it. In Bukit Panjang, you see plenty of such communal farming going on, and they are all gated. Because Singaporeans (Espc those older ones) love stealing those "free fruits". When I walk past those farming plots, mosquitos aplenty.


If those little communal farms in BP have lots of mosquitoes, then entire Tengah with communal farms in mind would be thousand times worse. Just imagine "Mosquito Town".
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Old 05-10-2018, 08:03 AM   #30
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Have anyone went down to HDB hub to see their tengah materials and ask questions? I am just wondering if there are more things offline to be seen.
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