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Kembangan Wave is one of three HDB BTO projects launched in Bedok in the October 2024 HDB BTO exercise, the other two being Bayshore Vista and Bayshore Palms.
Bedok used to be categorised as a mature estate by the HDB, but under the new system, Kembangan Wave has been classified as a Plus project. That translates to a 10-year Minimum Occupation Period (MOP) before owners can sell their flats, as well as not being allowed to rent out the entire unit, even after the MOP has been served.
Despite the constraints of the Plus classification, Kembangan Wave remains an attractive project, due in part due to its extremely close proximity to the nearest MRT station.
Kembangan Wave BTO Review (Summary Table)
| Kembangan Wave BTO | Details |
|---|---|
| MOP Date | December 2038 |
| TOP Date | December 2028 |
| Location | Jalan Kembangan |
| Category | Plus |
| Launch Price | 2-room Flexi - $190,000 to $285,000; 4-room - $453,000 to $592,000 |
| Current Price | - |
| Total units | 348 |
| Freehold/ Lease | 99-year leasehold |
| Amenities | Playground, fitness stations, futsal court |
| MRT | Kembangan MRT Station |
| Bus service | 32, 42, 135 |
*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.
Artist's impression of Kembangan Wave BTO.
Kembangan Wave BTO Price
At the October 2024 launch, the launch price for the 2-room Flexi flats at Kembangan Wave was $190,000 to $285,000, while the 4-room flats were priced at $453,000 to $592,000.
If half a million dollars for a 4-room flat sounds steep, know that this is normal for flats in the area. 4-room flats at Lengkong Tiga, a six-minute walk from Kembangan MRT station, are currently being put up for sale on PropertyGuru for $760,000 to $848,000. These flats were built in 1988, so they are far from new. It is highly likely that the Kembangan Wave flats will command significantly more attractive prices when their MOP has been served due to the flats being newer, the greater proximity to Kembangan MRT station and the upcoming integrated building that will be developed right next door.
Considering all of the above, I think Kembangan Wave has the potential to be a fruitful investment, with the caveat that we don’t yet know to what extent resale prices will be dampened by the new 10-year MOP.
Artist' impression of Kembangan Wave (will include social, commercial, healthcare, fitness amenities, including a preschool and a residents’ network centre).
Kembangan Wave BTO Site Plan
You can find the Kembangan Wave site plan here.
The site plan shows how the blocks and amenities of the BTO project are arranged in relation to the immediate surroundings.
Other than Kembangan MRT station being right next door, another pleasing feature of the location is that the Siglap Park Connector runs alongside the BTO site, and continues on to East Coast Park.
Kembangan Wave BTO is a 4-minute walk from the nearest Kembangan MRT Station.
Kembangan Wave BTO Location
Kembangan Wave is located on Jalan Kembangan, right next door to Kembangan MRT station, accessible in less than five minutes on foot. The ride to Raffles Place is only 15 minutes, with no line changes needed, so this is a highly convenient address for anyone who works in the CBD.
The area immediately surrounding the BTO site is a quiet, relatively low-density area populated mainly by private housing. There are two schools located within walking distance, including St Stephen’s School and Telok Kurau Primary School
The government is, however, in the midst of developing the Kembangan estate which will, in time to come, become home to a five-storey integrated building housing the new Kampong Kembangan Community Centre, a multi-storey carpark, a supermarket, an outpatient healthcare facility, eateries and shops. The new integrated building will be located right next to the BTO project, and will offer greater convenience, albeit at the cost of peace and quiet.
According to geomancers, the landform on which Kembangan Wave sits enjoys good feng shui and is especially propitious to culture vultures living the good life. However, they warn against growing complacent, as wealth taken for granted is easily lost.
Overall, I think this is a great BTO project for anyone looking to live in a quiet, low density area while still enjoying excellent connectivity to the city centre—young professionals immediately come to mind. Larger families will need to accept that there are no 5-room flats in this BTO project.
Kembangan Wave BTO 2-room flexi (type 2) floor plan (48 sqm).
Kembangan Wave BTO Floor Plan
You can find the Kembangan Wave floor plans here. Kembangan Wave consists of 118 2-room Flexi flats and 230 4-room flats.
2-Room Floor Plan
34 of the 2-room Flexi flats are classified as Type 1 and measure 39 sqm, while 84 are classified as Type 2 and measure a larger 48 sqm.
The Type 1 flats are as compact as they can possibly be, with a bedroom, living/dining room, bathroom and kitchen. You’d probably be able to fit in only the most basic of furniture—anything more than a two-seater sofa might be too big for the living room.
The Type 2 flats are a bit more spacious. In particular, there is an alcove in the living/dining area that can be repurposed into a dining room, study or guest room. Short lease owners can opt for a sliding door to close the alcove off into a separate room.
Kembangan Wave BTO 4-room floor plan (89 sqm).
4-Room Floor Plan
The 4-room flats measure 89 sqm, and have a fairly typical layout that we have probably all seen before—the three bedrooms are lined up in a row, and there is an open kitchen accessible from the living/dining area.
Kembangan Wave BTO Rent Price
Kembangan Wave is a Plus flat, which means that owners are not allowed to rent out the entire unit, even after the 10-year MOP has run its course.
Kembangan Wave BTO Review
I personally find Kembangan Wave’s location very attractive due to the sheer proximity of the neighbourhood to the city centre, and the nearest MRT station being right next door. I also really like the laid back and relatively uncrowded character of the neighbourhood.
Unfortunately, as far as BTO flats go, Kembangan Wave is a pricey purchase. But those who have the means and were lucky enough to successfully ballot for a unit could potentially make a healthy profit should they choose to sell their flats after the 10-year MOP is over.