As with every launch of a BTO sales exercise, HDB would also drop a preview of what prospective homebuyers can expect at the next sales exercise. With about 6,900 new flats slated to launch in Ang Mo Kio, Bishan, Bukit Merah, Sembawang, and Woodlands, the June 2026 BTO sales exercise is already shaping up to be a very exciting one.
If you’ve decided to sit out the February 2026 BTO sales exercise to wait for better options, or if you’re just preparing a backup plan in case you didn’t manage to secure a flat this time around, here’s everything you need to know about the next sales exercise of 2026. And yes, this includes our predictions on their likely classifications!
Ang Mo Kio: 1,060 new flats across 2 BTO projects
As one of Singapore’s most beloved heartlands, Ang Mo Kio is set to return yet again to the BTO scene after its last launch in October 2025. This time around, there will be 2 new BTO projects being launched in Ang Mo Kio, though they are relatively similar to each other.
Image credit: HDB
The first Ang Mo Kio site is situated along Ang Mo Kio Avenue 2, next to a condominium called The Panorama. The site will bring to market 480 new flats, the majority being 4-room flats (390 units) and a small number of 3-room flats (90 units). The development will also house an eating house, minimart, shops, preschool, and a Residents’ Network Centre.
Image credit: HDB
The second Ang Mo Kio project site is just further down along Ang Mo Kio Avenue 2 and right along the main Ang Mo Kio Avenue 1 road. It’s next to the under-construction AMO Residence condominium. This project will offer 570 units, comprising 200 more 4-room flats and 370 2-room Flexi units.
Schools in proximity
One highlight of both sites’ location is the many brand-name schools in the vicinity. This would appeal most to families with children. Primary schools in the area include Ang Mo Kio Primary and CHIJ St Nicholas Primary. Secondary schools include Peirce Secondary, Mayflower Secondary, Ang Mo Kio Secondary, and CHIJ St Nicholas Secondary.
All of these are within a 1km radius of the project. The availability of good schools in a property’s vicinity has always been a key decision factor for new property purchases. Expect this project to be highly contested amongst families with children.
Connectivity
Another highlight would be accessibility to public transport and road connectivity. The closest MRT station would be Mayflower MRT Station on the Thomson-East Coast Line. The 480-unit project is marginally closer than the second, but both are likely to be around a 10-minute walk away.
Otherwise, its central location means you can easily zip to other places like Serangoon, Upper Thomson, Springleaf, or even Yishun at just a short bus or car ride away.
Likely classification: Plus
Because of its central location, both Ang Mo Kio projects will most likely be classified as Plus. This follows the last Ang Mo Kio project, Oak Ville @ Ang Mo Kio, which was also classified as Plus. In terms of subsidy clawback, we expect both projects to be fixed at 7% to 8%, similar to Oak Ville.
Bishan/Upper Thomson: 1,600 new flats in 3 new BTO projects
Image credit: HDB
For the first time ever in 40 years, Upper Thomson will see the introduction of new BTO flats. Altogether, there will be a total of 3 projects. When completed, the 3 projects will offer a total of about 1,600 new homes.
The first project will be launched at this June 2026 sales exercise at the new Lakeview district in Upper Thomson. This project will offer about 1,210 units of 2-room Flexi and 4-room units. The other 2 projects will be launched within the next 2 years. One will be in Lakeview and one in Shunfu, offering a total of about 420 units of 3-room and 4-room flats.
Image credit: HDB
Designed to integrate with their surroundings, the first Lakeview BTO project will feature blocks of varying heights. These range from 18 to 40 storeys that gradually step down towards the area’s low-rise developments. The blocks will be oriented to offer residents scenic views, including the nearby MacRitchie Reservoir.
The development will also house a wide range of amenities to meet residents’ needs. These include an eating house, minimart, clinic, bakery, hair salon, and a childcare centre.
Pros: plenty of food, popular schools & public transport options
One highlight of the project’s location is that it is right next to the Upper Thomson stretch. This area has long been a very popular supper spot and dining spot in general. Certainly no lack of options for food at any time of the day.
There are also a handful of popular schools such as Raffles Institution, Whitley Secondary, and Catholic High. However, there doesn’t seem to be any primary schools within 1km.
For public transport accessibility, you have Marymount MRT Station which is just across the road, as well as several bus services which ply the area.
Cons: traffic woes
However, one downside is the road traffic in the area. Those who are familiar with the locale will tell you that it gets incredibly busy in the morning and evening peak hours, especially along Upper Thomson Road. You will have to contend with jams as part of your regular everyday life.
Likely classification: Prime
Given its central location and how it is set amidst a cluster of private residential properties, we expect this Upper Thomson/Lakeview project to be classified as Prime. As for its subsidy clawback, we think that it will be pegged similarly to Mount Pleasant from the October 2025 BTO launch at 12%.
Bukit Merah, Berlayar: 1,960 units from 2-room Flexi to 4-room variants
Image credit: HDB
Back in the October 2025 BTO exercise, the new Berlayar estate, which is part of Bukit Merah, made its debut on the BTO scene. Berlayar Residences, the inaugural BTO project there, offered a total of 880 units for sale, ranging from 2-room Flexi to 4-room layouts.
At the upcoming June 2026 BTO sales exercise, Berlayar will return again with another BTO project, adjacent to the previous project. While the last project only offered 880 units, this new project will see 1,960 units being launched. That’s more than double the last time around.
Units will range from 2-room Flexi to 4-room variants, with the bulk of them being 4-room and 2-room Flexi layouts. There will also be an eating house, supermarket, restaurants, cafes, shops, and a preschool incorporated within the project.
Prime classification expected
Last time around, Berlayar Residences was unsurprisingly given a Prime classification. After all, would you have expected otherwise? The estate is located fairly close to Singapore’s business district and is also home to mostly private condo developments.
Berlayar Residences was also slapped with a 14% subsidy clawback, which was not only the highest in the October 2025 exercise but the highest of all Prime projects since the new classification was implemented back in 2022.
Given that both Berlayar Residences and this new upcoming project are virtually side by side, they will probably share the exact same terms. Thus, expect a Prime classification and a 14% subsidy clawback rate as well.
The good news is that there are significantly more units being launched this time, so you should stand a better chance at snagging a flat.
Sembawang: 2 projects with potentially SWT flats
Just like Ang Mo Kio, the northern estate of Sembawang will see 2 projects being launched at this upcoming exercise. These 2 projects are part of the new Sembawang North district, carrying on the momentum from the recent February 2026 exercise where 2 Sembawang projects were also launched.
In fact, all 4 projects are more or less side by side or across the road from each other.
Image credit: HDB
The first Sembawang project sits along Sembawang Drive and Admiralty Lane, and also right along the Sembawang River. This project will offer 1,130 units across all unit types, the bulk of which are 4-room and 5-room units.
Image credit: HDB
The second project is located just across the road and will offer 870 units of all types except 3Gen flats. Here, the unit mix is more varied, but nonetheless still quite healthy in terms of flat type quantities to suit various homebuyer profiles.
Given the past 2 Sembawang North projects were classified as Shorter Waiting Time flats, there is a chance these 2 would also be classified similarly, which could enhance their appeal to buyers.
Cons: location drawback
As we analysed previously, the main drawback here is the location. The closest MRT station of Sembawang MRT Station is at least 20 minutes walk away, which few people will consider close by. You will have to rely on buses to get to the MRT. While they are fairly frequent, it will still take approximately 10 minutes to get there.
Likely classification: Standard
The previous two Sembawang North projects were classified as Standard, and we see no reason why these two upcoming ones will be classified differently.
Woodlands: 640 units from 2-room flexi to 5-room units
The last project of June 2026 to round off the list is Woodlands, though the site is technically closer to Marsiling. It’s part of the Woodgrove area, which is a landed property enclave popular with many expats. This is the second BTO project here, following Woodgrove Edge which was launched in February 2024.
The project will yield about 640 units, ranging from 2-room Flexi to 5-room units.
Image credit: HDB
Location wise, there isn’t anything much to shout about. It is tucked away from the main road, Woodlands Avenue 3. You will likely have to take a bus to get to the nearest MRT stations of Marsiling MRT Station or Woodlands South MRT Station since they both don’t look like an easy walking distance.
The good news is that there are quite a handful of schools both at Primary and Secondary level, so that’ll be good news for families.
Likely classification: Standard
Just like Sembawang, we expect this project to also be classified as Standard.
June 2026 BTO: Potentially more prime & plus projects
At the start, we mentioned that the upcoming June 2026 BTO sales exercise will be a particularly exciting one. Here’s why.
If all our classifications are spot-on, this will be the first BTO exercise where the number of Prime and Plus projects are the same if not more than the Standard projects. Potentially, we have 3 Standard projects, 2 in Sembawang and 1 in Woodlands. Meanwhile, we have 4 Prime and Plus projects.
Apart from their price, Prime and Plus flats come with very significant resale terms and conditions. The most significant being their 10-year MOP which will make homebuyers think seriously if they are willing to commit to living in an area for at least 10 years before realising any profit from their initial sale.
Will this dramatically shift the dynamics of how homebuyers will behave in the upcoming exercise? Or will it more or less be same same as what we’d expect?
Check out more articles about BTO here:
- Tampines Nova HDB BTO Feb 2026: 225 Units In Tampines Central Ready In Under 3 Years
- Kim Keat Crest HDB BTO Feb 2026 BTO: 1,151 Units Launched In Toa Payoh’s First Plus Project
- BTO Feb 2026: >1,300 Flats With Shorter Waiting Times, Earliest Project To Be Ready Within 2 Years
Cover image adapted from: HDB
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