Award Banner
Award Banner

19 resale HDB flats that may be more valuable now (thanks to the Prime/Plus model)

19 resale HDB flats that may be more valuable now (thanks to the Prime/Plus model)
PHOTO: Stackedhomes

With the new Prime, Plus, and Standard classifications, the top winners are the owners of certain mature-area flats. These existing flats don’t have 10-year MOPs or Subsidy Recoveries but are every bit as desirable as a newer Prime or Plus flat. In light of that, here’s a list of HDB projects that might see increased demand; most of them are across the road (or otherwise very close) to existing Prime areas:

Existing resale flats close to Prime areas 

Town BTO Name Completed Number of Units
Bukit Merah Telok Blangah Beacon Est. 2027 175
Bukit Merah Telok Blangah ParcView 2017 1480
Bukit Merah Depot Heights 2017 418
Bukit Merah Telok Blangah Ridgeview 2016 492
Bukit Merah Telok Blangah Towers 2011 400
Bukit Merah Havelock View 2011 1,218
Kallang/Whampoa McNair Heights Est. 2026 626
Kallang/Whampoa Kempas Residences Est. 2024 583
Kallang/Whampoa Kallang Breeze 2023 411
Kallang/Whampoa Towner Crest Est. 2023 444
Kallang/Whampoa Kallang Residences 2021 243
Kallang/Whampoa St. George’s Towers 2019 738
Kallang/Whampoa Bendemeer Light 2016 624
Kallang/Whampoa McNair Towers 2016 861
Queenstown Ghim Moh Edge 2017 1179
Queenstown SkyTerrace @ Dawson 2015 758
Queenstown SkyVille @ Dawson 2015 960
Queenstown SkyResidence @ Dawson 2021 1217
Queenstown SkyOasis @ Dawson 2021 1192
Queenstown SkyParc @ Dawson 2020 810

Update Sept 18, 2023: Havelock View added

1. Kempas Residences

PHOTO: Stackedhomes

Kempas Residences should be completed sometime next year (2024), and the development seems to have taken a cue from DBSS-style developments, or Pinnacle @ Duxton.

This project will have roof and mid-level sky garden facilities, providing above-ground recreational spots with skyrise views (these will be available to the public though, and are not exclusive to residents). With four residential towers comprising of 29 to 37 stories in height, you can definitely expect to have some good views from here.

What gets our attention is the proximity to Boon Keng MRT (NE), which is just across the road and likely to be a sheltered short walk. You are also close to Bendemeer MRT (DTL), which is likely to be less than a 10-minute walk. From here, it's only around four stops to Chinatown. Alternatively, some bus services like 145 (within a four minute's walk) also provide direct access to Chinatown. 

Lavender Street, which you'll walk along to get to Bendemeer MRT, also turns into Jalan Besar partway before Bendemeer station. This area is well known for its various eateries, which open late into the night. 

For those who don't mind a longer walk, you could reach City Square Mall on foot in around 12 to 14 minutes. This is also where Farrer Park MRT (NEL) is located, and this puts you broadly within Little India (Mustafa Centre is also close to this area). 

The only drawback is that this is quite a built-up city fringe area; some families may find it's a bit lacking in greenery, or that traffic gets a bit heavy. That's an expected tradeoff for such a key location though.

2. Kallang Breeze

PHOTO: Stackedhomes

Located within Upper Boon Keng, Kallang Breeze is within a eight-minute walk to Kallang MRT (EWL). This project launched with Towner Crest (see below) back in February 2019, and was completed last year. 

Kallang is one of the more desired stops on the EWL, as it's two stops to Paya Lebar, and two stops to Bugis. The third and fourth stops after Bugis are City Hall and Raffles Place, making it especially desirable to CBD area workers. 

Being near Kallang MRT also means good walking access to Kallang Wave Mall, and the Singapore Sports Hub. If you walk down Sims Avenue, you'll also have access to some of the Geylang Lorongs (far from the red light area, so don't worry). The Geylang stretch is something of a foodie favourite, and it's almost impossible not to find an open restaurant/coffee shop at any hour of the day. 

All in all, this feels downright unfair compared to the current September 2023 BTO launch: there are three Kallang/Whampoa sites, of which at least one is likely to be Prime.

But those who secured a unit at Kallang Breeze will be spared from a 10-year MOP; and when resales begin, we expect buyers will zero in on Kallang Breeze first. 

That said, be aware that many major roads and highways pass near Kallang Breeze, so drivers may be a bit frustrated during rush hour. 

3. Towner Crest

PHOTO: Stackedhomes

Towner Crest launched during the same sale exercise as Kallang Breeze (see above), but will be completed only this year. 

This project is directly across the road from Boon Keng MRT (NEL), which also happens to be a centre of the neighbourhood. Near Boon Keng MRT, you'll find the Bendemeer Market & Food Centre, as well as numerous eateries, hair salons, bakeries, and other typical HDB amenities. 

(Note: Despite the proximity, we would probably avoid the blocks that are closest to the MRT, which are also the ones closest to Serangoon Road. This area can experience a lot of vehicular and human traffic. It's probably worth a few extra minutes walk to keep some distance from the road). 

Boon Keng is a particularly desirable NEL stop: it's two stations away from Little India, and the stop right after that is Dhoby Ghaut. This puts residents in close proximity to Orchard, Clarke Quay, and Chinatown via public transport; a fantastic deal for a flat that isn't even under a Prime or Plus scheme.

If you want access to the DTL by the way, it's also sort of walkable. Bendemeer MRT station is about 12 to 14-minutes on foot; so you might find it preferable to taking the train to Little India and changing lines. 

As an interesting aside, one reader shared her reason for deciding against these units:

"The number of flats is one of the worst numbers, it is 444, and the place is also located at a crossroads (intersection of Boon Keng Road, Towner Road, and Serangoon Road - Ed.), and some more the flats are facing toward a busy road." 

Maybe HDB should have squeezed in another unit or two to change the number! 

4. Ghim Moh Edge

Ghim Moh is a proven part of Queenstown, and has a long history of producing million-dollar flats. We're highlighting Ghim Moh Edge because — besides avoiding Prime/Plus restrictions — it's also quite new. It was completed in 2017, so the MOP was just around last year; this could give it an advantage over other flats in the area, which tend to be quite old.

Ghim Moh Edge is next to the older Ghim Moh Link, which is already quite established and with a lot of amenities. There is both a Sheng Siong and an NTUC competing in this area; and you'll also find the usual amenities like coffee shops, DIY shops, and other typical HDB-area retail. NTUC also operates a FoodFare outlet (food court), so just about everything you need is within the area. 

We will say though, that this level of amenities is not unusual to many (or even most) Queenstown/Ghim Moh area flats; that's precisely why this is one of the most desirable areas. The distinction is, again, age - Ghim Moh Edge manages to have all this while still being very new.

Ghim Moh Edge is also close to Star Vista, a major mall that's next to Buona Vista MRT (CCL, EWL). This is roughly a 10-minute walk (although sadly unsheltered). You can head here for more heavy-duty shopping or entertainment; and keep in mind that Holland Village is just one train stop from here, as is the tech/media hub of One-North. 

We'd expect quite the premium (read: Cash Over Valuation) for flats here though, due to the powerhouse location and minimal lease decay.

5. SkyVille/Skyterrace/SkyResidence/SkyOasis/SkyParc @ Dawson

PHOTO: Stackedhomes

While all the developments here seem to have the same recurring theme, SkyVille and SkyTerrace were both BTO projects launched earlier and were completed in 2015, while the remaining are SERs launches that only TOPed recently.

When SkyVille launched, BTO buyers were offered three different configurations unlike the more uniform offerings of most other HDB developments. 

All projects feature sky gardens that overlook the greenery at Kay Siang Road/Ridley Park GCB cluster, and are among the tallest HDB projects to date.

PHOTO: Stackedhomes

If you're getting Pinnacle @ Duxton vibes from this, you're spot on: like Pinnacle, these projects are quite experimental and are explicitly meant to pilot a new garden-in-the-sky concept for future flats. Also like Pinnacle, they're not under Prime / Plus restrictions, hence their place on this list. 

These projects share broadly similar advantages in location. They're all located along the Alexandra Park Connector, and you can walk from one end to the other in around 10-12 minutes (from SkyResidence to SkyTerrace).

The distance to Queenstown MRT station (EWL) is walkable from all developments, but SkyOasis @ Dawson is the closest, around two-three minutes from the MRT itself. From SkyVille, it's about a six-minute walk, while SkyTerrace and SkyParc are around an eight-minute walk away from the MRT.

The relocated Tanglin Halt hawker also moved to Margeret Drive at SkyResidence @ Dawson. Aside from this, there's a food centre in SkyOasis and SkyVille. A 24-hour Sheng Siong operates below SkyVille, while Dawson Place (about four minutes from SkyTerrace @ Dawson) has a 24-hour NTUC.

Like many "special" HDB projects, the uniqueness of these developments is likely to help them maintain a high price. The combination of nature from the Park Connector, great views over the GCB zone, multiple amenities in the area, good transport nodes and the five-year MOP, we expect buyers may try to get a unit here over a Prime/Plus offering nearby. 

ALSO READ: Debunking property myths: How much does a 'bad' condo view really cost you?

This article was first published in Stackedhomes.

homepage

trending

trending
    Salt, sauces and instant noodles to have Nutri-Grade labels by mid-2027
    Trump compares tariffs to 'medicine' as markets point to rough week ahead
    SG60 initiative timing not planned to coincide with GE, says Tan See Leng
    Edwin Goh proposes to Rachel Wan, both returning to Singapore after 2 years in Australia
    Man, 55, found dead in car left stationary for 2 days in Paya Lebar
    Singaporeans have to work together to deal with uncertainty, says SM Lee, citing new Trump tariffs
    Fewer candidates this time, but PSP confirms it is contesting West Coast-Jurong West and Chua Chu Kang GRCs
    Former MOF director Shawn Loh seen at Jalan Besar GRC community events
    Woman hit by car at Sengkang East Drive pedestrian crossing after cars refuse to give way
    'Akan datang': WP Sengkang MPs coy on whether they will remain as team in GE2025
    The rise of Chinese F&B brands in Singapore: What stirs Singaporeans' appetites?
    NewJeans changes social media handles and deletes posts after court ruling

Singapore

Singapore
    • PSP's potential new candidates seen at walkabout in Boon Lay
    • 2 GRCs and 1 SMC: This Woodlands junction separates 3 electoral divisions
    • Woman rescued from top of overhead bridge near Nex mall, detained under Mental Health Act
    • PPP's Goh Meng Seng says MPs work 'extra hard' only before elections for votes, Baey Yam Keng hits back
    • 'Revenge porn' victims speak out: 'Will he take pictures of me when I’m not looking?'
    • GE2025: Balancing need for foreign talent with aspirations of Singaporean workers
    • Where the parties stand on key issues ahead of GE2025
    • Trump's tariffs have limited direct impact 'for now' but consequences could be 'wider and more profound': PM Wong
    • 2 Taiwanese men allegedly part of a crime syndicate charged with cheating
    • 21 men in Singapore among 435 arrested in cross-border operation targeting online child sex abuse

Entertainment

Entertainment
    • Hong Kong actor Lee Lung Kei still plans to marry fiancee 37 years younger after her release from prison
    • 'My brain got so fried up': Gurmit Singh hit by anxiety attack while acting in his 1st Chinese drama
    • Gossip mill: Diana Ser's son to enlist, Takeshi Kaneshiro back after 3 years, agency says late Sulli wasn't forced to film nude scene
    • E-Junkies: The Click Five will consider making new music if upcoming tour goes well
    • Ed Sheeran releases new single Azizam
    • UK police charge comedian Russell Brand with rape, sexual assaults
    • Jean-Claude Van Damme accused of having sex with trafficked women
    • 'I was right there just 3cm behind her': Exo's Kai recalls joys of simple life during military service, meeting commuter checking him out online
    • Jim Carrey pays tribute to Val Kilmer's 'grace and courage'
    • Former NCT idol Lucas to make acting debut in Taiwan

Lifestyle

Lifestyle
    • AI and art: Studio Ghibli-inspired trend sparks debate on ethics and consent
    • The iconic Milo Van beverage is now available in supermarkets
    • Disney's Beauty and the Beast musical to make Asia premiere in Singapore this December
    • A first look: Blue Bottle Coffee's cafe at Raffles City, here's what to expect
    • A bright minimalist condo apartment with a loft
    • The truth about integrated developments in Singapore: 5 homeowners share their living experience
    • How to pay in China like a local: 2025 guide for foreigners and tourists
    • Battlebox, but make it art: Portals will change how you see this underground bunker
    • 5 things I didn't expect to find in my new BTO estate
    • Sunda Festival 2025: 2 friends shaping Singapore's music and festival scene

Digicult

Digicult
    • A $500 wake-up call: How the Samsung Galaxy Ring made me realise my stress
    • Monster Hunter Wilds producer explains how game has remained unique and fresh over 20 years
    • One Beijing man's quest to keep cooking — and connecting with Americans — on camera
    • Nintendo Switch 2 to launch in June with US$449.99 price tag
    • Games in April: RPGs, racing and Ronaldo in a fighting game
    • Is it time to get a MacBook at a good price? The M4 MacBook Air says yes
    • China's Baidu launches 2 new AI models as industry competition heats up
    • China's top universities expand enrolment to beef up capabilities in AI, strategic areas
    • International Women's Day: Meet the Singapore women levelling up in gaming
    • US indicts slew of alleged Chinese hackers, sanctions company over spy campaign

Money

Money
    • Giant deal: Malaysian company to acquire Cold Storage and Giant supermarket chains in Singapore
    • Personal loans for new parents: When do they make sense?
    • 9 best personal loans in Singapore with lowest interest rates (April 2025)
    • Best travel insurance policies for places prone to natural disasters (2025)
    • 'We spent just $5,000 on reno': Why some buyers are skipping big renovations in 2025
    • Wedding loan vs. personal loan: What's the best way to finance a wedding in Singapore
    • Triple record-breaking $3.06m EC: How did they manage it?
    • US starts collecting Trump's new 10% tariff, smashing global trade norms
    • Stocks slump again after China fires back in trade war with tariffs on US goods
    • Trump's tariffs provoke trade war threats, fears of pricier iPhones

Latest

Latest
  • South Korea firefighting helicopter crashes, pilot dead, Yonhap reports
  • Blizzards blanket Moscow in snow after unusually mild winter
  • South Korea tentatively sets presidential election for June 3, Yonhap says
  • Barack Obama says he was in 'deep deficit' with wife Michelle after leaving White House
  • India, UAE to develop Sri Lanka energy hub as Delhi competes with China for influence
  • Rains add to challenge for Myanmar quake relief, toll at 3,471
  • Thousands of anti-Trump protesters gather in Washington, other US cities
  • Musk says he hopes for 'zero tariffs' between US and Europe
  • North Korea holding first Pyongyang Marathon in 6 years

In Case You Missed It

In Case You Missed It
  • 'She should be with her family': Employer gives maid plane ticket, $800 to return to Myanmar and search for missing mum
  • 'He needed something to help him fight,' says man who bought Hokkien mee for dying patient
  • Thai woman struggles to evacuate during earthquake while her dog sleeps unfazed
  • Workers painting exterior of Geylang block discover man's skeletal remains in flat
  • 'New, younger' PAP team vows to reclaim WP-controlled Sengkang GRC, says Lam Pin Min
  • New face Jackson Lam 'very good on the ground' and will be asset to Parliament, says Shanmugam
  • Woman who publicised tips on how she evaded GST for luxury purchases fined $18k
  • Powerful quake in Southeast Asia kills several, 81 trapped in Bangkok building rubble
  • Dog dies after being skinned alive in Malaysia, animal welfare group condemns 'barbaric' act
This website is best viewed using the latest versions of web browsers.