The upcoming July 2025 HDB BTO launches present around 5,547 new flats in seven strategic locations, tailored to various family sizes. There are a variety of flat sizes, proximity to accessibility nodes and different construction times. Projects like Clementi Emerald and Bangkit Breeze promise shorter waiting times, which can significantly help those who may need a home earlier.
Besides this, there is also the now once-a-year Sales of Balance Flats (SBF) exercise. There are a total of 4,662 SBF flats up on offer. Of these 4,662 flats, more than a third (1,733) are already completed, and some are even in matured towns!
July 2025 BTO Sales Exercise
As the July 2025 BTO Sales Exercise approaches, it’s essential to note the significant launch of approximately 5,400 new flats across seven diverse locations, catering to a broad range of housing needs.
This array of July 2025 BTO projects features a mix of 2- to 5-room flats, ensuring prospective buyers find units that align with their lifestyles and investment objectives.
The upcoming flat locations—Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, and Woodlands—promise both immediate accessibility and future growth potential.
BTO With Shorter Waiting Times
For home seekers looking for quicker housing options, there are also available options for you too. This upcoming July 2025 BTO launch includes 1,400 flats in the Clementi Emerald project and Bangkit Breeze development, both promising a wait time of less than three years. Both are mentioned below and have their own separate sub-headings.
These shorter wait times cater to urgent housing needs, allowing you to plan your future effectively.
With diverse unit types available, including two-room flexi and five-room flats, you’ll find options that suit your lifestyle and budget.
8 New BTO Projects On Offer in July 2025
Here are a quick breakdown of the various new BTO locations:
July 2025 BTO Exercise – Simei Symphony, Tampines
It’s been over 10 years since we had a BTO in Simei, so this is likely to have a good demand. Being located so near the Upper Changi MRT Station is a strong appeal too, with easy access to Changi Airport, East Coast area and Tampines Regional Centre.
- Classification: Standard
- Location: Junction between Simei Road, Upper Changi Road
- 380 units
- Unit Types: 2-, 4-, 5-room
- MRT: Upper Changi
- Nearby Schools: Singapore University of Technology and Design (SUTD), Changkat Primary (15-minute walk)
July 2025 BTO Exercise – Woodlands North Grove
There’s a Woodlands North Coast Master Plan that aims to turn the Woodlands North area into a shopping and leisure hub, and also being accessible for cross-border commuters due to its proximity to the Woodlands Checkpoint and upcoming RTS Link. This BTO project will be part of the future Woodlands North transformation.
- Classification: Standard
- Location: Admiralty Park
- 1,130 units
- Unit Types: 2-, 3-, 4-, 5-room
- MRT: Woodlands North
- Nearby Schools: Republic Polytechnic, Qihua Primary School (5-minute walk)
July 2025 BTO Exercise – Clementi Emerald
Being in a mature estate, close to Clementi MRT Station and the first BTO in the area since 2017 means that this project – Clementi Emerald – is likely to be high in demand. There is excellent access to schools across all levels, like NUS, SIM and primary schools like Pei Tong Primary School. There’s also 2 malls – Clementi Mall and 321 Clementi nearby.
- Shorter Waiting Time: YES (Approx. 3 years)
- Classification: Prime
- Location: Clementi Avenue West, near Commonwealth Avenue West
- 750 units
- Unit Types: 2-, 3-, 4-room
- MRT: Clementi
- Nearby Schools: NUS, Pei Tong Primary School (10-minute walk)
July 2025 BTO Exercise – Toa Payoh Ascent
This upcoming BTO project is extremely near Caldecott MRT, and close to Bishan-Ang Mo Kio Park. Ridgeview will likely appeal to families and professionals who want both tranquility and connectivity. It is also with minutes public transport to the upcoming Toa Payoh Hub, which will bring a lot of amenities and convenience to residents staying in this area.
- Classification: Prime
- Location: Junction between Toa Payoh Rise and Braddell Rise
- 720 units
- Unit Types: 2-, 3-, 4-room
- MRT: Caldecott
- Nearby Schools: CHIJ Schools (Primary/Secondary)
July 2025 BTO Exercise – Alexandra Peaks, Bukit Merah
Bukit Merah has 2 new BTO sites in this July 2025 exercise. The first is at Alexandra Road. Within minutes walk to Redhill MRT Station and situated at the former Alexandra Post Office site, this site (called Alexandra Peaks) is located along Alexandra Road and seamlessly blends the charm of older neighbourhoods with new housing and amenities. There is also the nearby IKEA Alexandra and multiple shopping, dining and leisure options. Not a surprise that it will be classified as Prime flats.
- Classification: Prime
- Location: Junction between Alexandra Road and Prince Charles Crescent
- 490 units
- Unit Types: 3-, 4-room
- MRT: Redhill
- Nearby Schools: Alexandra Primary School (10-minute walk)
July 2025 BTO Exercise – Alexandra Vista, Bukit Merah
This project is located in a more serene area along Tanglin Road and Jervois Lane, surrounded by greenery and low-rise buildings. While a little further from Redhill MRT Station, this BTO project caters to those who want to live close to town without the hustle and bustle. Schools such as Alexandra Primary and Queenstown Primary are nearby. There are also parks and connectors for those who enjoy walking or cycling.
- Classification: Prime
- Location: Tanglin road, near Alexandra road
- 590 units
- Unit Types: 2-, 3-, 4-room
- MRT: Redhill
- Nearby Schools: Queenstown Primary, Alexandra Primary (both 15-minute walk)
July 2025 BTO Exercise – Sembawang Beacon, Sembawang North
According to HDB, this upcoming project – Sembawang Beacon – marks the first step in its plans to “transform Sembawang North“. It is near Sembawang MRT station, Sembawang Mart and a neighbourhood park, as well as Canberra Plaza and Bukit Canberra integrated hub, giving residents convenient access to existing amenities and public transport.
- Classification: Standard
- Location: Junction between Admiralty Lane, Admiralty Link, and Canberra Road
- 750 units
- Unit Types: 2-, 3-, 4-, 5-room, 3Gen
- MRT: Sembawang
- Nearby Schools: Wellington Primary, Canberra Primary (both about 10-minute walks)
July 2025 BTO Exercise – Bangkit Breeze, Bukit Panjang
Expect Bangkit Breeze to be a tranquil living environment paired with thoughtful amenities like fitness corners, rooftop gardens, and community spaces — a serene yet practical option for anyone eyeing Singapore BTO developments away from the city bustle. Bangkit Breeze is near Bangkit LRT and is within walking distance to Bukit Panjang MRT and Hillion Mall, which provides great accessibility options.
- Shorter Waiting Time (SWT): YES (Approx. 3 years)
- Classification: Standard
- Location: Bukit Panjang Ring Road, near Bangkit Road
- 620 units
- Unit Types: 2-, 3-, 4-room
- MRT: Bangkit LRT (walking distance to Bukit Panjang MRT)
- Nearby Schools: Beacon Primary (2-minute walk)
Sales of Balance (SBF) Flats
With a total of 4,662 SBF flats being put up on offer across Singapore, there are a lot of choices available for HDB buyers. The bulk of the SBF flats on offer are in Kallang/Whampoa, Tengah and Geylang.
Some of the more interesting options are those which are in already-matured towns, such as Central (7 available units), Queenstown (100 units – both 3 and 4-room flats), Tampines (149 units – 3, 4 and 5-room flats) and Bishan (59 units – both 3 and 4-room flats). These matured flats are usually older and have less remaining lease available. They are available usually through HDB’s Lease Buyback Scheme or (less commonly) through repossession of the flat.
See the below comprehensive table for the complete list of SBF flats, their locations and number of flats on offer.
| Town/ Estate | Flat Application Category | Flat Supply | Ethnic Quota | ||
|---|---|---|---|---|---|
| Malay | Chinese | Indian/ Other Races | |||
| Ang Mo Kio | 2-room Flexi (short lease) | 30 (8*) | 8 | 5 | 8 |
| 2-room Flexi (99-year/ balance lease) | 22 | 13 | 22 | ||
| 3-room | 16 | 16 | 9 | 16 | |
| 4-room | 44 | 44 | 24 | 42 | |
| 5-room | 14 | 14 | 10 | 14 | |
| Bukit Batok | Community Care Apartment | 3 | 3 | 3 | 3 |
| 2-room Flexi (short lease) | 31 (3*) | 3 | 3 | 2 | |
| 2-room Flexi (99-year/ balance lease) | 26 | 28 | 28 | ||
| 4-room | 24 | 18 | 24 | 24 | |
| 5-room | 9 | 8 | 9 | 8 | |
| Bedok | Community Care Apartment | 8 | 8 | 8 | 8 |
| 2-room Flexi (short lease) | 33 (5*) | 5 | 5 | 4 | |
| 2-room Flexi (99-year/ balance lease) | 28 | 28 | 27 | ||
| 3-room | 47 | 19 | 47 | 22 | |
| 4-room | 214 | 76 | 214 | 101 | |
| 5-room | 76 | 61 | 76 | 43 | |
| Bishan | 2-room Flexi (short lease) | 21 (14*) | 14 | 14 | 6 |
| 2-room Flexi (99-year/ balance lease) | 7 | 7 | 5 | ||
| 3-room | 11 | 11 | 10 | 9 | |
| 4-room | 48 | 48 | 46 | 33 | |
| Bukit Merah | 2-room Flexi (short lease) | 22 (15*) | 15 | 8 | 15 |
| 2-room Flexi (99-year/ balance lease) | 7 | 1 | 7 | ||
| 3-room | 9 | 9 | 6 | 9 | |
| 4-room | 6 | 6 | 2 | 6 | |
| Bukit Panjang | 2-room Flexi (short lease) | 10 (4*) | 4 | 4 | 3 |
| 2-room Flexi (99-year/ balance lease) | 6 | 6 | 6 | ||
| 4-room | 45 | 34 | 45 | 26 | |
| Choa Chu Kang | 2-room Flexi (short lease) | 25 (7*) | 7 | 7 | 7 |
| 2-room Flexi (99-year/ balance lease) | 18 | 18 | 13 | ||
| 3-room | 53 | 26 | 53 | 40 | |
| 4-room | 133 | 95 | 133 | 107 | |
| 5-room/ 3Gen/ Executive | 32 | 31 | 32 | 32 | |
| Clementi | 3-room | 8 | 8 | 6 | 8 |
| 4-room | 11 | 11 | 6 | 11 | |
| 5-room/ 3Gen | 8 | 8 | 4 | 8 | |
| Central | 3-room | 7 | 7 | 5 | 6 |
| Geylang | 2-room Flexi (short lease) | 82 (5*) | 5 | 4 | 5 |
| 2-room Flexi (99-year/ balance lease) | 55 | 65 | 32 | ||
| 3-room | 89 | 64 | 72 | 47 | |
| 4-room | 378 | 185 | 305 | 137 | |
| 5-room | 9 | 8 | 9 | 3 | |
| Hougang | 2-room Flexi (short lease) | 34 (15*) | 15 | 14 | 8 |
| 2-room Flexi (99-year/ balance lease) | 19 | 19 | 18 | ||
| 3-room | 13 | 13 | 13 | 12 | |
| 4-room | 20 | 20 | 20 | 19 | |
| 5-room/ Executive | 8 | 8 | 8 | 5 | |
| Jurong East/ West | 2-room Flexi (short lease) | 50 (13*) | 11 | 13 | 11 |
| 2-room Flexi (99-year/ balance lease) | 35 | 37 | 37 | ||
| 3-room | 63 | 21 | 63 | 21 | |
| 4-room | 178 | 70 | 178 | 69 | |
| 5-room/ Executive | 52 | 28 | 52 | 24 | |
| Kallang/Whampoa | 2-room Flexi (short lease) | 55 (20*) | 20 | 12 | 18 |
| 2-room Flexi (99-year/ balance lease) | 35 | 18 | 32 | ||
| 3-room | 97 | 55 | 89 | 40 | |
| 4-room | 601 | 391 | 434 | 271 | |
| 5-room/ Executive | 5 | 5 | 3 | 3 | |
| Punggol | 2-room Flexi (short lease) | 64 (6*) | 6 | 6 | 6 |
| 2-room Flexi (99-year/ balance lease) | 55 | 58 | 57 | ||
| 3-room | 30 | 23 | 30 | 22 | |
| 4-room | 31 | 31 | 30 | 30 | |
| 5-room | 11 | 11 | 11 | 10 | |
| Pasir Ris | 4-room | 24 | 22 | 24 | 23 |
| Queenstown | Community Care Apartment | 5 | 5 | 5 | 5 |
| 2-room Flexi (short lease) | 28 (23*) | 23 | 13 | 16 | |
| 2-room Flexi (99-year/ balance lease) | 5 | 3 | 5 | ||
| 3-room | 17 | 17 | 6 | 16 | |
| 4-room | 83 | 83 | 58 | 73 | |
| Sembawang | 2-room Flexi (short lease) | 26 | 23 | 26 | 26 |
| 2-room Flexi (99-year/ balance lease) | 26 | 26 | |||
| 4-room | 13 | 12 | 13 | 13 | |
| Serangoon | 2-room Flexi (short lease) | 7 (6*) | 6 | 6 | 6 |
| 2-room Flexi (99-year/ balance lease) | 1 | 1 | 1 | ||
| 3-room | 7 | 7 | 5 | 7 | |
| Sengkang | 2-room Flexi (short lease) | 19 (5*) | 5 | 5 | 5 |
| 2-room Flexi (99-year/ balance lease) | 14 | 14 | 14 | ||
| 4-room | 21 | 20 | 21 | 21 | |
| Tampines | 2-room Flexi (short lease) | 30 (19*) | 16 | 19 | 11 |
| 2-room Flexi (99-year/ balance lease) | 11 | 11 | 11 | ||
| 3-room | 22 | 15 | 21 | 22 | |
| 4-room | 85 | 69 | 85 | 82 | |
| 5-room | 42 | 40 | 41 | 39 | |
| Tengah | 2-room Flexi (short lease) | 183 | 139 | 182 | 153 |
| 2-room Flexi (99-year/ balance lease) | 182 | 153 | |||
| 3-room | 63 | 47 | 62 | 53 | |
| 4-room | 289 | 154 | 287 | 178 | |
| 5-room/ 3Gen | 161 | 114 | 161 | 113 | |
| Toa Payoh | 2-room Flexi (short lease) | 37 (26*) | 26 | 19 | 24 |
| 2-room Flexi (99-year/ balance lease) | 11 | 7 | 11 | ||
| 3-room | 34 | 34 | 25 | 34 | |
| 4-room | 68 | 68 | 54 | 63 | |
| 5-room | 1 | 1 | 1 | 1 | |
| Woodlands | 2-room Flexi (short lease) | 58 (8*) | 4 | 8 | 5 |
| 2-room Flexi (99-year/ balance lease) | 36 | 50 | 47 | ||
| 3-room | 133 | 26 | 133 | 71 | |
| 4-room | 126 | 45 | 126 | 79 | |
| 5-room | 52 | 28 | 52 | 31 | |
| Yishun | 2-room Flexi (short lease) | 51 (15*) | 15 | 15 | 5 |
| 2-room Flexi (99-year/ balance lease) | 32 | 36 | 35 | ||
| 3-room | 23 | 19 | 23 | 22 | |
| 4-room | 49 | 29 | 49 | 38 | |
| 5-room/ Executive | 37 | 23 | 37 | 27 | |
| Total | 4,662 | 3,165 | 4,186 | 3,052 | |
Note:
* for offer to elderly (aged 55 and above) only, and will be sold on a short lease of between 15 to 45 years.
^ Buyers need to pay 5% of the published price using their CPF and/or cash savings when their Enhanced CPF Housing Grant (EHG) exceeds 95% of the published price.
Conclusion
The July 2025 BTO launches are a diverse mix, with BTO projects all over the island, across Standard, Plus and Prime types and also projects that promise shorter waiting times. With around 1,400 new flats available in prime locations like Clementi Emerald and Bangkit Breeze offering reduced waiting times, these developments are strategically positioned to meet increasingly diverse housing needs among the Singapore population. We’ll have to see how is the take up rate a few months later. Do remember to apply for your HDB Flat Eligibility (HFE) Letter early, so that you can be in time for BTO applications.
Note: All images and site plans in this article are credited to the Housing Development Board (HDB) unless otherwise stated.
