HDB Nov BTO 2022 Feng Shui Review: Queenstown, Kallang Whampoa, Bukit Batok, Tengah, Yishun

HDB has ramped up production as promised, and this upcoming launch is where we’re starting to see it.

There are nine projects across five HDB towns this time around, with about 9,540 units to accommodate rising demand. They are namely:

HDB Nov BTO 2022 Summary

Two of the hottest launches include the mature estates, Kallang Whampoa and Queenstown.

When Will HDB Nov BTO 2022 Application Open?

The HDB Nov BTO 2022 exercise opened for application on Nov 23, Wednesday and will close on Dec 1, Thursday 23:59 hours.

Once it's open, the application period usually runs from three to five days. Application is by balloting, not by first-come-first-serve basis. So, you don't have to kanchiong, kiasu, and kiasi.

In fact, the best course of action is to watch the live application rate (which will be updated here daily) and throw in your application for a unit that might grant you the highest chances in the last two days.

HDB Nov BTO Live Application Rate

Check back here for daily updates of the HDB Nov BTO launch.

Here’s a quick run down of the HDB Nov BTO launches, including Feng Shui commentary from Master David of Imperial Harvest.

West Glades @ Bukit Batok Feng Shui (Q1 2028)

Positive Feng Shui pointers from Master David:

• Complies perfectly with the Principle of Direct Spirit (正神), defined as the directional area of the timely period star, and Indirect Spirit (零神), the directional area opposite the timely star. 
• The hilly area located at the North-West and West sector relative to the BTO site corresponds to the Principle of Direct Spirit
• Little Guilin water formation is located at the East and South East sector relative to the BTO site, corresponding with the Principle of Indirect Spirit
• This development is the perfect site for Period 9 Feng Shui

Negative Feng Shui pointers from Master David:

• The development may be close to sites of religious worship, like churches or temples
• Religious buildings near a place of residence possess Yin energy and could disrupt the balance of energy in the home

This site is at the intersection of Bukit Batok West Ave 2, and Ave 5.

There are 790 units of 2-room flexi, 3-room, 4-room, and 5-room flats available. Prices range from $105,000 – $522,000. Estimated completion date is set to be in Q1 2028. Flat selection period will be in Feb 23 to Mar 24.

Whether the MRT access here is convenient is up for debate. Bukit Gombak MRT station (North-South Line) is roughly within a 10 minute walk, but we know that’s far enough that some people wouldn’t call it convenient.

The site is just a short stroll from the Bukit Batok hillside park, which makes for a good amount of nearby greenery; and the Bukit Batok Park Connector is also nearby. Cyclists and outdoor types will probably enjoy the area more, as Little Guilin is not too far off from Bukit Gombak MRT.

The immediate surroundings have plenty of day-to-day amenities. Bukit Batok Street 31, for instance, has a Giant supermarket; and there’s also one at Bukit Batok Central, near the MRT. For major shopping needs, you’d probably need to head to West Mall, which may be within 10 minutes on foot. Overall, a reasonably accessible and convenient location; and one that’s good for nature lovers.

Kallang Horizon Feng Shui (Q1 2028)

Positive Feng Shui from Master David:

• Water Dragon refers to the rivers or waterways flowing through Singapore. This development sees the convergence of two water dragons (rivers or waterways), forming the Double Dragon Emerging out of Oceans formation (双龙出海局).
• Close proximity to water bodies enables auspicious wealth energies to gather and accumulate at the development. 
• Sir Arthur Bridge and Sim’s Avenue Road form the Dragon Gate, forming the auspicious Golden Carp Leaping over Dragon Gate (鱼跃龙门局) formation, enabling BTO’s occupants to positive transformations in their careers and businesses. 

Negative Feng Shui from Master David:

• The development is located near Kallang MRT, where noise is generated by trains and commuters every day. This can draw Sha Qi, or inauspicious energy, to the BTO development. 
• Do not recommend choosing a unit near the tracks, as those units will bear the brunt of the inauspicious energy being generated by the MRT station.

This site is at the junction of Geylang Lorong 1 and Sims Avenue, right next to the Kallang MRT station (East-West Line). Plans also suggest the bus interchange will be located very near, or even integrated with, the launch site itself.

There are 477 units of 3-room and 4-room flats. Prices range from $355,000 – $447,000. Estimated completion date is Q1 2028. Flat selection period is set to be in Feb 23 through Mar 24.

Note that Kallang MRT is just two stops from Paya Lebar and the commercial hub of PLQ, which makes things very convenient indeed. However, if you drive, you will be familliar with the all-day intense traffic jams that occur along Sims Ave.

Right off the bat, we can tell you this is likely to fall under the Prime Location Housing (PLH) schemes. One of the signs is the lack of 5-room flats, which has so far been common to PLH flats.

The other is the pricing of nearby flats, which shows this to be a prime area. The 4-room flats at nearby Kallang Trivista, for example, have seen recent transactions at over $900,000.

Near the Kallang MRT, in the direction of Jalan Ayer, residents will find a good range of local eateries. The area is also about a five-minute drive to the Kallang Wave Mall and Singapore Sports Hub (it’s a bit far to walk though, at about 16 minutes).

While it’s a bit far from schools, this is still one of the best-located BTO launches we’ve seen; we’d expect it to be oversubscribed, even if it comes with the baggage of a 10-year MOP and subsidy clawback.

Ulu Pandan Banks Feng Shui - Dover Forest (Q3 2029)

Positive Feng Shui, Master David:

• The Ulu Pandan Canal would be flowing from the southwest direction, activating the Indirect Spirit of Period 9.
• The Commonwealth Avenue West road and Clementi Road also help to contain the auspicious energy within the HDB BTO site, making this development an auspicious plot of land.

Negative Feng Shui, Master David:

• The development is located near Dover MRT, where noise is generated by trains and commuters every day. This can draw Sha Qi, or inauspicious energy, to the BTO development. 
• Do not recommend choosing a unit near the tracks, as those units will bear the brunt of the inauspicious energy being generated by the MRT station.

This is what we cleared away part of Dover forest to build. The Queenstown launch consists of three separate projects.

The first is between Commonwealth Avenue and the Ulu Pandan canal, and consists of 1,330 units of 3-room and 4-room flats. Prices range from $362,000 – $725,000. Estimated completion date is further than other projects, at Q3 2029.

This site falls under the PLH scheme and has a notably stronger location than the other Queenstown counterparts.

It’s close to the Dover MRT station (East-West Line), which is next to Singapore Polytechnic. Several high-prestige schools, including Nan Hua, ACS, and NUS High School, are close by too. The ironic part is that being PLH, there’s a lack of 5-room flats which families tend to prefer – and families also tend to be the ones most interested in schools.

Chances are, you will have a pretty impressive bird's eye view of the downhill landed enclave around Dover MRT station.

If you drive, there's only one road linked to your estate - Commonwealth Avenue West that runs along the MRT track. This road is very congested during peak hours. Also, this estate will debut HDB's first car-lite precinct. Season parking passes will be reduced, and will cost more too.

Queensway Canopy Feng Shui (Q4 2028)

Positive Feng Shui, Master David:

• The BTO development site is embraced by Queensway and Portsdown Avenue, forming the Jade Belt (玉带环腰) formation, enabling benefactor support and the accumulation of wealth.
• The convergence of Portsdown Avenue and Queensway to the north of the BTO site also enables the activation of the Indirect Spirit, which promotes wealth and prosperity.

Negative Feng Shui, Master David:

• Living near government agencies or buildings such as police stations, fire stations and hospitals invites inauspicious energies into the home. 
• BTO development is located near Alexandra Hospital and Alexandra Fire Station/Police Centre. These locations generate Yang energy, which could disrupt the balance of energy in the home.

The second Queenstown site sits on that empty plot of grass next to Queensway Shopping Centre and Alexandra fire station. It's opposite the Mei Ling Street HDB estate.

This will consist of 996 units of 3-room and 4-room flats, and these will be under the Community Care scheme. That means extra amenities for the elderly (age 65 and above), such as monitoring and emergency-call systems; you can read more about the Community Care scheme here.

Prices range from $82,000 – $695,000. Estimated completion date is in Q4 2028, which makes this project later than the other projects in this launch.

This makes sense for units that are located so close to Alexandra Hospital, but be aware some buyers consider it taboo to live near such facilities. There’s also a worry about sirens causing noise disruptions, and heavier traffic.

Speaking of sirens, it doesn’t help that Alexandra Fire Station is also nearby!

This site is incredibly well connected via buses that will bring you directly to town. If you drive, you will easily reach town in ten or 15 minutes, and you're next to AYE.

The main drawback is that Queenstown MRT station is going to be about a long 15 minute walk away. However, most residents in this area take connecting buses to Queenstown or Commonwealth MRT.

You also have IKEA Alexandra right at your doorstep. There are lots of well-known food spots such as the ABC Brickworks hawker centre, Alexandra Village (AV), and Mei Ling Street hawker centre a stone's throw away.

Ghim Moh Natura (Q1 2028)

The third Queenstown site is between Ghim Moh and North Buona Vista Road, and is the only Queenstown launch to feature 2-room flats.

There will be 991 units available, in a mix of 2-room flexi, 3-room, and 4-room flats.

Prices range from $206,000 – $696,000. Estimated completion date is Q1 2028.

It is the empty patch of grass located right next to the current open air carpark of the popular Ghim Moh wet market.

This site is also next to Ghim Moh Ascent, a PLH project launched in the May 2022 exercise. The main appeal here is walking access to Buona Vista MRT station (East-West Line), which is just under 10 minutes away. However, you will need to cross the busy road to get to the train station.

Buona Vista station is also next to Star Vista, one of the largest malls servicing the area. There’s a recently revamped Cold Storage, and the food options are actually more extensive than you might think. There's also the hipster Rochestor Park enclave located right behind Star Vista.

Another big plus is the proximity to Holland Village, which is roughly a kilometre away. It’s even possible to walk there if you don’t mind a long 12-minute stroll.

Food wise, the Ghim Moh Market and Food Centre gets pretty crowded on weekend mornings. There is also a 24 hour Giant Express, and some hype cafes in the vicinity (the vending machine ice cream shop).

Besides, Ghim Moh Link already has an NTUC FairPrice and a Sheng Siong so you do have bountiful choices here as far as groceries are concerned.

This is a great site for those who work in Science Park, Metropolis, Biopolis, and Ministry of Education - all of which are within walking distance.

Those who previously balloted and failed to get a unit at Ghim Moh Ascent have a second chance here.

Garden Waterfront I & II @ Tengah (Q1 2027)

Positive Feng Shui, Master David:

• The proposed Tengah Pond is located in the South-West sector, relative to the site. It is considered to have activated the Indirect Spirit (零神) of the BTO, enabling wealth and prosperity. 

Negative Feng Shui, Master David:

• Units along Tengah Garden are close to proposed sites of religious worship, like churches or temples. Religious buildings near a place of residence possess Yin energy and could disrupt the balance of energy in the home. 
• Units nearer to Tengah Garden Avenue are located near to proposed health and medical care centres, which generate Yang energy and could disrupt the balance of energy in the home.

There are two projects at Tengah, but they’re right next to each other; only a proposed strip of park space divides the two. Both are along Tengah Garden Avenue, directly facing the proposed Tengah Pond.

The larger of the two will offer approx. 1,460 units of 2-room flexi, 3-room, 4-room and 5-room flats, while the smaller plot of land offers 610 units of 4-room and 5-room flats - making that a total of 2,077 units.

Prices range from $111,000 – $563,000. Estimated completion date is earliest at Q1 2027.

The larger plot is the more desirable of the two, being closer to the proposed Hong Kah MRT station (Jurong Region Line). This MRT station is expected to be running by 2027 – given a five-year construction period, that should be just nice for when you collect the keys. For now, there’s no MRT access on foot.

As always, it’s tough to talk about Tengah currently, as much of the town is still in the planning stages. The only thing we’re certain of right now is that, when things do get off the ground, these two launch sites will see a boost as they’re near the MRT.

This makes them a choice for those seeking an “early bird” advantage. At present though, it won’t be the most accessible or convenient location – and we note that are few schools nearby as well.

But given the crazy home prices in 2022, this may be one of the few ways to grab an affordable 5-room flat.

Miltonia Breeze @ Yishun (Q2 2029)

There are three projects at Yishun, all located next to each other. They form a long stretch between Yishun Avenue and the Lower Seletar Reservoir.

This area overlooks the golf courses of Orchid Country Club, which is expected to close by December 2030.

Positive Yishun Miltonia Feng Shui, Master David:

• Units located near reservoirs should consider the position of the dam relative to the BTO site. 
• For all three BTO sites located along Yishun Avenue 1, the Yishun Dam perfectly locks the Qi East of the BTO site, enabling the Indirect Spirit (零神) to be activated and usher in wealth and prosperity.

Negative Yishun Miltonia Feng Shui, Master David:

• Units opposite XCL World Academy are located near proposed places of worship, which may usher in an abundance of Yin energy, thereby disrupting the balance of energy in the home. 
• Units located near to proposed health and medical care centres could be affected by the Yang energy generated by these facilities, which disrupts the balance of energy in the home.

The first project is located right next to Skies Miltonia condo. It offers 1,334 units, in a mix of 2-room flexi, 4-room, and 5-room flats.

Prices range from $84,000 – $450,000, making this a project with the cheapest starting price. Estimated completion date, however, is quite far out at Q2 2029.

Vanda Breeze @ Yishun Opp XCL World Academy (Q2 2029)

The second Yishun BTO project along the same Miltonia Close offers 961 units of 2-room flexi, 3-room, 4-room, and 5-room flats.

Prices range from $100,000 – $463,000. Like its neighbours, the estimated completion date for this project is pretty far out in Q2 2029.

It's also located next to a proposed health and medical care centre, and a park! That's a great facility for families with children but may not be great in terms of Feng Shui.

Aranda Breeze @ Yishun (Q2 2028)

The third project is located at the junction of Yishun St 49, and will see 699 units of 2-room flexi, 4-room, and 5-room units.

Prices range from $99,000 – $459,000. This is the earliest project in this Yishun Miltonia Close strip to be completed with an estimated completion date of Q2 2028.

The project also sits at the edge of Lower Seletar Reservoir park. So, you definitely won't have any more BTO projects or neighbours sprouting.

All three projects have the potential to command a great view, as you’d expect from flats facing a large golf course and reservoir; but keep in mind that the golf courses are slated for further residential development. As such, there’s no guarantee that the view will last.

While the Yishun Nov BTO 2022 sounds like the least exciting of all sites available, it's worth noting that the last Yishun BTO launch was heavily oversubscribed.

Yishun's popularity makes sense - young families living there already might seek out a flat to upgrade, or senior parents may attempt to move towards their children living in Yishun under the Married Child Priority Scheme (MCPS).

Perhaps, when Orchid country club and its golf course has redeveloped, there might be more in the way of nearby amenities. Accessibility is also a struggle, as Khatib or Yishun MRT stations are a 15 minute walk or bus ride away.

Nonetheless, for home buyers who like a higher degree of privacy or silence, the Yishun sites can offer that; at least until the golf club moves out.

Northpoint City and Wisteria Mall also fantastic malls that serves the area, so you don’t have to feel like you’d really be missing out on any retail or dining options.

Master David Goh is the third-generation Imperial Feng Shui master at the helm of Imperial Harvest. His key services include auspicious unit selections for both homes and commercial properties at $588.

The original article first appeared on Stacked; edited by Home and Decor.