Though we are more than a couple of weeks away from the July 2025 BTO sales exercise, anticipation is undoubtedly building up. This is especially so for those who have missed out on securing a BTO in earlier rounds, or are looking for a particular estate to apply to.
While we don’t know the exact prices yet━HDB usually only discloses details closer to the launch━we now have details on where exactly these new BTO projects will be located, and the exact unit breakdown at each site.
In case you missed it, the upcoming July 2025 BTO sales exercise will see around 5,400 units being launched in the estates of Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, and Woodlands. This is actually around the same number of flats launched at the last sales exercise in February, but across a wider range of estates━there are 7 estates you can apply to, up from the 5 in February.
Here’s a snapshot of all the BTO projects being launched at the July 2025 BTO exercise, along with the pros and cons of each site, and our prediction on how they will be classified.
Bukit Merah
Image credit: HDB
First up on our list is Bukit Merah, which is our star pick of the lot. We predict that this will likely be the most popular estate of this July 2025 BTO launch. There are actually two projects being launched at this exercise: the first is located along Tanglin Road, just off Margaret Drive, with a total of 590 units comprising 2-room Flexi, 3-room and 4-room flats.
For starters, the project is located in the Queenstown-Redhill estate, which as many people would know, is a very popular and desirable estate to live in. In fact, you’ll notice that there are many condos in the area. That’s because the estate can be considered a prime and upscale location; having that many condos in the vicinity will naturally elevate the status of HDB projects in the area. The area is also home to plenty of million-dollar resale HDB flats such as the various Dawson projects, and so if you are lucky enough to secure a BTO here, you will undoubtedly secure a decent profit in the long run.
If those draws aren’t enough, you also have Redhill MRT Station just a short walk away, along with plenty of brand name schools in close proximity, such as Crescent Girls School which is just next to the site, Queenstown Secondary School, Gan Eng Seng Primary School, and more.
Because of its fantastic location and proximity to many brand name schools, we expect this Bukit Merah project to be classified as a Prime estate.
Image credit: HDB
The second Bukit Merah project being launched is a slightly smaller, 490-unit project, consisting of just 3-room and 4-room flats. The two projects are located fairly close to each other, with this second one just located across the canal from the other. This project might be preferred by some over the other because of its closer proximity to Redhill MRT Station.
It probably goes without saying that both projects will be priced higher than the other estates on offer, because of their prime location. Plus, you’ll probably face quite a bit of competition for these flats, and so if you have a pressing need to secure a home, or are on a tight budget, you may have to look elsewhere.
That being said, we expect this project to also be classified as Prime.
Bukit Panjang
Image credit: HDB
Over in Bukit Panjang, there will be 620 units being launched across all unit types, from 2-room Flexi right up to 5-room.
Bukit Panjang is quite a unique estate in and of itself. Located in the North-Western region of Singapore, Bukit Panjang is actually quite a large estate━it’s big enough to warrant having its own LRT network. If you’re familiar with the area, you’ll know that it actually has quite a high density of old and new HDB flats, and is self-contained enough that it more or less has everything that residents need. This new BTO project is tucked in at a quiet corner of Bukit Panjang, next to Zhenghua Nature Park.
Of course, connectivity can be a bit of an issue if you do not drive. Your only mode of transport will either be by bus or the LRT, which can bring you to Bukit Panjang MRT Station on the Downtown Line, or Choa Chu Kang on the North-South Line. Admittedly, it can be a bit of a hassle if you regularly commute out of the estate. But if you don’t mind, then it won’t be too much of a concern.
Another potential downside of this project is that it’s located next to the BKE. If you score a unit that faces towards the rest of the estate, this wouldn’t be too much of an issue, but units that directly face the expressway might have to contend with noise and dust issues.
We expect this project to be classified Standard.
Clementi
Image credit: HDB
Another West-side estate that’s set to be launched in the July 2025 BTO sales exercise is Clementi, which just like Bukit Merah is actually quite a popular estate amongst homebuyers. This upcoming launch will see 750 units of 2-room Flexi, 3-room and 4-room units.
What immediately stands out is its location. Sitting just off Commonwealth Avenue West, the project is a short walk away from Clementi MRT Station, as well as a future Cross-Island Line station. Clementi Mall and Grantral Mall are also close by, alongside a bus interchange and a handful of schools. The area essentially serves as the hub of the Clementi estate, and so residents will get to benefit from the wide range of amenities and public transport connectivity options close by.
We expect this Clementi project to be classified Plus.
Sembawang
Image credit: HDB
Over in the North, Sembawang will see 750 units being launched across all unit types, at the intersection between Admiralty Lane and Canberra Road.
We’ll call it right off the bat━it is undeniably quite an ulu location. Sembawang MRT Station is at least 15 minutes away, which isn’t exactly a short walk, and so you’ll have to take a bus to get there. The area is also situated on the fringes of the Sembawang estate, and fairly close to the industrial and shipyard areas which are further north.
One mitigating factor is that there are quite a handful of primary schools in close proximity, such as Canberra Primary School, Wellington Primary School, Endeavour Primary School, and Northoaks Primary School, which may be a draw for families with young children.
If you are looking to live in a quieter estate, then this project will actually be a good choice. In addition, you can expect this part of the Sembawang estate to be further developed in the future, and so if you’re willing to wait, you could potentially have the first-mover advantage in a soon-to-be rejuvenated and transformed estate. This was the case for the neighbouring Canberra estate━the first residents who moved in had to contend with how ulu it was in the early days, but have since been rewarded with an MRT station of their own, as well as shopping malls in the surrounding area.
We expect this Sembawang project to be classified Standard.
Tampines
Image credit: HDB
Over in the East━the only Eastie estate this time around━we have the smallest BTO project of this launch, with just 380 units of 2-room Flexi, 4-room and 5-room flats. The site is located where the Changkat Changi Primary and Secondary Schools used to be, and even though this project is classified as a Tampines development, it’s actually closer to Simei.
One draw is that the project is within walking distance to Upper Changi MRT Station, which gives you access to the Downtown Line. Otherwise, you can also take a bus to Simei MRT Station, where you can hop on the East-West Line. You’re also fairly close to Changi General Hospital, SUTD, and Expo.
One trade-off is that the immediate surrounds lack amenities. However, according to HDB’s plan, the BTO project will come with an eating house, supermarket, preschool, and a handful of shops and F&B outlets. That’ll be good enough to meet most basic needs, but if you need anything like a shopping mall or other retail options, then you’ll probably have to travel out to the nearby Eastpoint Mall in Simei, or Changi City Point.
While there are possible reasons for it to be potentially classified as a Plus estate, we expect that the more likely classification for this project would be Standard.
Toa Payoh
Image credit: HDB
Another project that would be a worthy rival to Bukit Merah for the title of most-subscribed BTO project at this launch would be Toa Payoh. Here, we have 720 units being released, comprising 2-room Flexi, 3-room and 4-room flats. Though it is classified as Toa Payoh, it actually sits closer to the Caldecott and Braddell region.
The big draw is that it sits right between two MRT stations━Caldecott MRT Station (Circle Line and Thomson-East Coast Line), and Braddell MRT Station (North-South Line). With three MRT lines at your doorstep, and being located in the central region of Singapore, connectivity and accessibility is undoubtedly a huge plus for this project. While the immediate vicinity doesn’t feature a lot of amenities, you can easily take a bus to the larger Toa Payoh estate, which will have everything that you need.
Just like in Bukit Merah, expect prices for this project to be on the higher side, and even possibly the highest for this exercise. Toa Payoh is a mature estate, and so new BTO projects do not come around very often. The fact that this project is located closer to Caldecott, which is known for its landed property enclave including some Good Class Bungalows━lends it a degree of status and prestige, and that will likely be reflected in both its price and popularity.
It’s actually quite difficult to predict how this project will be classified. The conservative pick would be Plus, but we wouldn’t be surprised if this would be classified higher, and so we’ll go for the bolder pick of Prime.
Woodlands
Image credit: HDB
Last but not least is Woodlands, which features a whopping 1,130 units on offer, AKA the largest estate of this sales exercise. The units available consist of 2-room Flexi flats, right up to 5-room flats, and the estate lies adjacent to the Woodlands North Verge project that was launched in February earlier this year. In fact, you can definitely expect more BTO projects to be launched nearby in future exercises, as the area continues to be developed.
If you travel to the area right now, you will be greeted with sprawling construction sites, and nothing much else. But that will change in the future, with more amenities and lifestyle options popping up. You also have several school options close by, such as Qihua Primary School, Riverside Secondary School, and even Republic Polytechnic.
Of course, a major highlight is its proximity to the future RTS station, which will give you train access into Malaysia. This project will be perfect for those with family in Malaysia, or just simply love travelling into JB. The RTS is also expected to bring a lot of activity and footfall to the precinct, which will certainly bring vibrancy and energy to the estate, along with accompanying retail and F&B outlets to meet the increasing demand of residents and travellers.
Overall, it is a very exciting time for the North; the East and West Coasts are already extremely popular, but the North Coast will be the new and exciting place to be, especially given its proximity and link to Malaysia, which is a favourite haunt for many Singaporeans.
All things considered, we expect there will be no change to the classification that was given in the February launch━Standard.
5,400 new flats in the upcoming July 2025 BTO launch
Image credit: PropertyGuru
As with all BTO exercises, it certainly will be an exciting time as new homebuyers hit the market, aspiring to own their first home or even a new one. With seven estates available, the July 2025 is fast shaping to be a very exciting one to look forward to, especially with the likes of Toa Payoh, Bukit Merah and Clementi being top picks.
On top of the 5,400 BTO flats on offer, this July will also see over 3,000 SBF flats put up for sale. Stay tuned for updates as we wait for HDB to announce more details about these BTO projects.
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Cover image adapted from: HDB
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