The final BTO sales exercise of 2025, which is open until the 22nd of October, puts on sale 9,144 brand new flats in 10 projects across various regions of Singapore. This makes it one of the largest BTO offerings on record—second only to November 2022 where 9,655 BTO flats were launched—those who are gunning for a BTO will be able to choose from a wide selection of flats to suit their budgets and preferences, and there’s certainly something for everyone.
This current sales exercise features 4 Prime projects in 3 estates: Mount Pleasant, Bishan, and Bukit Merah. For Bukit Merah, there are actually 2 Prime projects classified under the estate: Berlayar Residences, which is in a new residential estate not actually within Bukit Merah but closer to the Greater Southern Waterfront, and Redhill Peaks, which is within the Bukit Merah township. Even though there is much hype and excitement over the former, here’s why Redhill Peaks is also a great choice for you to consider.
1,021 new flats on offer at Bukit Merah
Image credit: HDB
Bounded by Redhill Close and Jalan Bukit Merah, Redhill Peaks comprises 1,021 units spread across 3 towers of 40 to 49 storeys in height. The estate is supplemented with a variety of communal spaces and amenities for residents of all ages, such as an adult fitness station, playground, hardcourt, preschool, sky terraces, community garden, precinct pavilion, and more.
The project has an estimated waiting time of 53 months, or about 4 and a half years. While it’s not the longest waiting time out of all the BTO projects, it is nonetheless still quite a substantial wait, so if you’re looking to move in sooner rather than later then you might have to pass this along. But if you’re not too fussed with the timeline, then it is worth the wait!
One important detail to bear in mind is the unit composition. Redhill Peaks only has 2-room Flexi and 4-room layouts. Our take is that this will significantly change the dynamics of the applicant profile, which will affect the subscription rates. But more on that later on in the article.
Redhill Peaks is the latest BTO offering in Bukit Merah, following Alexandra Peaks and Alexandra Vista which featured in the previous July 2025 BTO sales exercise. In fact, both are relatively close to each other, just sitting on opposite sides of Redhill MRT station. Both Alexandra projects also had similar long waiting times (56 months).
Image credit: HDB
As with all modern BTO developments, Redhill Peaks will come with an array of eco-friendly and smart features, designed to reduce energy usage and contribute to a safer and more sustainable living environment. This includes the likes of smart-enabled homes with provisions to facilitate adoption of smart home solutions, smart lighting in common areas to reduce energy usage, regenerative lifts to reduce energy consumption, well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes, and more.
Favourable location close to amenities, schools & public transport
Image credit: HDB
Location-wise, Redhill Peaks is situated in the heart of the Bukit Merah township, and just a short walk away from Redhill MRT station which is part of the East-West Line. As a mature residential estate, Bukit Merah is well-served by a diverse range of amenities to meet residents’ daily needs, with iconic food spots such as Redhill Market, Bukit Merah View Market, and Beo Crescent Market.
Redhill Peaks is also a great choice for families because of the availability of schools in the vicinity. Apart from it being right next to Gan Eng Seng Primary, another primary school within a 1km radius is Zhangde Primary, alongside other schools such as Alexandra Primary and Secondary, Bukit Merah Secondary, and Gan Eng Seng School slightly further away.
Indicative prices of flats and subsidy clawback
Here are the indicative prices for units at Redhill Peaks:
| Selling Price (excl. grants) | Transacted prices of resale flats nearby | |
| 2-room Flexi (99-year lease) | $183,000 – $359,000 | – |
| 4-room | $541,000 – $778,000 | $848,000 – $1,200,000 |
Overall, it’s a given that you’ll have to pay a higher price for Redhill Peaks as compared to some of the other Standard or Plus projects in this launch. It is in a prime location after all!
Here’s how Redhill Peaks compares to the Alexandra projects launched earlier in the July 2025 BTO sales exercise:
| Redhill Peaks | Alexandra Vista | Alexandra Peaks | |
| 2-room Flexi (99-year lease) | $183,000 – $359,000 | $205,000 – $335,000 | – |
| 4-room | $541,000 – $778,000 | $547,000 – $775,000 | $560,000 – $771,000 |
As you can see, the prices of flats across the three projects don’t seem to deviate too much from each other. The only exception—and a very minor one at that—is that the starting price of Alexandra Peaks is just marginally higher, probably because it is located just a bit closer to Redhill MRT compared to the other two projects.
Otherwise, if you’re lucky enough to snag a unit and have the financial means to afford it, then you can potentially be setting yourself up for a very decent profit in the future. Bukit Merah is one of few estates that has seen quite a steep surge in resale prices owing to its highly favourable location, as evidenced by transactions such as one in August this year where a 3-room flat in the estate was sold for $860K, setting an all-time high record.
As with all Prime projects, owners of units at Redhill Peaks will be subject to a subsidy clawback, which is a percentage of the resale or valuation price (whichever is higher) of the flat, upon selling the flat after fulfilling its 10-year MOP.
Redhill Peaks has a subsidy clawback of 12%, which is in the middle of the other Prime projects in this launch (10% and 14%). It’s just a percentage point higher than both Alexandra projects (12%), which might be so due to appreciation of property prices in the area in the past few months.
Expect considerable competition, because of the unit composition
As we mentioned earlier, Redhill Peaks’ 1,021 units comprise just 411 2-room Flexi and 610 4-room layouts, which can be problematic especially if you’re thinking of applying for a unit.
The issue is because of the lack of 3-room flats.
Image credit: HDB
Even though BTO applicant profiles range across a variety of backgrounds, most profiles tend to gravitate towards a certain unit layout to match their lifestyle needs.
For instance, 2-room Flexi units are definitely too small for families with children or planning for children, so they tend to attract buyers who are either singles, childless couples, or elderly. On the other hand, large layouts like 4-room flats would tend to attract households because of the number of rooms and larger floor space, and singles/elderly would view it as a waste to spend more just to buy a larger unit just to leave rooms unoccupied.
3-room flats serve as a good buffer between the two. Families who are on a tight budget may opt for 3-room flats just because they are more affordable but still have a good amount of space for everyone, and singles/elderly can also go for 3-room flats just for that extra space to enjoy by spending just a little more but not as much as a 4-room.
Because Redhill Peaks does not have 3-room flats to serve as a buffer, what you will likely get—and this is just a prediction on our part—is increased competition amongst applicant profiles, which might lead to oversubscription a few times over. For instance, family applicants would now have to only go for 4-room flats, instead of spreading across 3-room and 4-room flats. Both Alexandra projects in the last BTO launch received an application rate of 2.2 for 4-room flats for first timers and 12.2 for second timers, and that’s already considering that the projects have 3-room flats. You’ll likely see that number increase by a bit for Redhill Peaks because of its lack of 3-room flats.
Redhill Peaks—A choice pick for families, but beware competition for 4-room flats
The October 2025 BTO sales exercise sees the estate of Bukit Merah put forth 2 Prime projects for sale: Berlayar, which is a new estate closer to the Greater Southern Waterfront, and Redhill Peaks, which is situated in the heart of Bukit Merah itself. With plenty of amenities at your doorstep, walking distance to an MRT station, and a strong potential for capital appreciation in the long run, Redhill Peaks is certainly not intending to play second fiddle to its Berlayar counterpart.
If you’re more or less set on putting in an application for a BTO at Redhill Peaks, don’t wait too long—applications are open until 22nd October 2025, Wednesday, 11:59 pm.
Pro tip: You can track the status of your application via HDB’s Flat Portal. The application rates for each BTO project will be updated regularly during the 8-day application window, so you can monitor how popular each project is and adjust your decision accordingly.
For more articles about the October 2025 BTO launch:
- Oct 2025 BTO: Bishan Terraces—first prime BTO launch in heart of Bishan since 2020
- Oct 2025 BTO Plus: Oak Ville @ AMK—2-room flexi to 4-room options from as low as $74k after grants
- Oct 2025 BTO: Berlayar Residences—highest subsidy clawback of all prime flats
Cover image adapted from: HDB
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