Update as of 11 August 2021: This article has been updated with new information released during the August 2021 BTO launch.
In the new August 2021 BTO launch, we’re seeing 4,989 flats being offered across seven projects in three mature and two non-mature estates. Hougang is one of the two estates offering two projects in the same
launch, with a total of 1,335 2-room Flexi, 3-room, 4-room and 5-room flats available. Read on to find out more about the August 2021 HDB BTO launch, and head over to 99.co to discover all you need to know about HDBs in Singapore.
Here’s 99.co’s detailed review of the August 2021 BTO at Hougang
Project name: Hougang Citrine and Kovan Wellspring
Location: Hougang Avenue 3 and Upper Serangoon Road
Classification: Non-mature estate
Number of units:
- Hougang Citrine (along Hougang Avenue 3): 749 units (2-room Flexi, 3-room, 4-room and 5-room)
- Kovan Wellspring (along Upper Serangoon Road): 586 units (2-room Flexi, 3-room and 4-room)
Number of blocks:
- Hougang Citrine: Six
- Kovan Wellspring: Four
HDB’s estimated completion date:
- Hougang Citrine: Q1 2025
- Kovan Wellspring: Q3 2026
Indicative price range:
Hougang Citrine
| Estimated floor area (sqm) | Number of units | Price range (excluding grants) | |
| 2-room Flexi (Type 1) | 40 | 88 | S$108,000 – S$128,000 |
| 2-room Flexi (Type 2) | 48 | 242 | S$130,000 – S$156,000 |
| 3-room | 69 | 90 | S$199,000 – S$240,000 |
| 4-room | 95 | 227 | S$324,000 – S$368,000 |
| 5-room | 113 | 102 | S$392,000 – S$482,000 |
Kovan Wellspring
| Estimated floor area (sqm) | Number of units | Price range (excluding grants) | |
| 2-room Flexi (Type 1) | 38 | 78 | S$153,000 – S$181,000 |
| 2-room Flexi (Type 2) | 48 | 188 | S$203,000 – S$234,000 |
| 3-room | 69 | 88 | S$289,000 – S$340,000 |
| 4-room | 93 | 232 | S$413,000 – S$507,000 |
Among the August 2021 projects, we think these Hougang BTO projects are the ones to watch out for as well. It’s been a while since the last launch in the estate. The previous time HDB launched a project here was five years ago in August 2016 for Buangkok Woods.
(We also recently did a walkabout tour of the two Hougang BTO sites. You can check it out here.)
With that, let’s dive into the pros and cons of the August 2021 Hougang BTO projects.
August 2021 Hougang BTO — The Pros
Accessibility
A major highlight is that Kovan Wellspring will be right next to Kovan MRT, with the MRT entrance located on the west side of the development. With the MRT within a five-minute walk, this BTO will be the closest to an MRT station compared to other projects in the August 2021 launch.
Aside from the proximity to the MRT, residents of both projects will have easy access to Circle Line (one stop to Serangoon MRT) and the future Cross Island Line (one stop to Hougang MRT) that will open from 2030 onwards.
For those who drive, Kallang-Paya Lebar Expressway (KPE) and Tampines Expressway (TPE) are just a few minutes drive away from both sites.
Food and retail amenities
Shopping malls are relatively accessible for both Hougang BTO projects. For instance, it takes around a 20-minute bus ride to Hougang Mall and The Midtown.
It’s even better if you manage to snag a flat at Kovan Wellspring. Both the Kovan 209 Market & Food Centre and Heartland Mall will just be within a five-minute walk. The nearest supermarket, Cold Storage, is also at Heartland Mall.
Childcare centres
For those with children, there’s also a number of childcare centres available in the area.
The nearest ones from Hougang Citrine include My First Skool and PCS, both at Hougang Avenue. These are within eight to 15 minutes walking distance.
As for residents of Kovan Wellspring, School House By The Garden at Hougang Avenue 1, Junior Champs and Kinderland Preschool at Hougang Street 21 are within a five- to 10-minute walk.
A childcare centre will also be available within Kovan Wellspring.
Schools
But what sets these two Hougang BTOs apart from the other August 2021 projects is the number of schools nearby.
Within 1km of Hougang Citrine is Paya Lebar Methodist Girls’, which can be reached in eight minutes by bus.
More schools are located within 1km of Kovan Wellspring. These include Xinghua Primary, Yuying Secondary and the future holding site for Anderson Serangoon JC (from 2022 onwards). All are less than 10 minutes away by foot.
Other schools nearby include Maris Stella High, CHIJ Our Lady of the Nativity (Primary), Xinmin Primary and Secondary, Holy Innocents’ Primary, Holy Innocents’ High and Bowen Secondary.
Recreational facilities
A variety of recreational options are also available for residents here.
Hougang Sports Centre, which comprises Hougang Stadium, Hougang Sports Hall and Hougang Swimming Complex, will be around a 15- to 20-minute bus ride away from both Hougang BTOs.
For those who love taking a walk, Punggol Park will be around a 20-minute bus ride.
The new Paya Lebar Kovan Community Club will also be integrated with Kovan Wellspring.
Price appreciation
If you manage to snag a flat here, you can expect a healthy price appreciation as well.
While the average price of HDB resale flats in Hougang has been hovering around S$400,000 to S$500,000, prices have actually been increasing by 18.22% over the past five years.
3
2
3
3
2
1
3
3
3
2
2
2
2
2
2
2
3
1
3
2
Price
Given the non-mature estate status of Hougang, prices here are at the lower end of the spectrum. Being located in the north-east side of Singapore also make these flats more affordable as compared to the other August 2021 launch, especially those in the city fringe.
But as we’ve predicted, the Kovan Wellspring flats come at a slightly higher premium than the Hougang Citrine flats, owing to its proximity to Kovan MRT and other amenities.
Type of flats
If you’ve been trying to secure a 5-room flat, here’s where you can try to get one. In fact, Hougang will just be one of the two estates in this August 2021 BTO launch to offer 5-room units.
However, do note that the 5-room units will only be available at Hougang Citrine.
August 2021 Hougang BTO — The Cons
Accessibility
The nearest MRT of Hougang Citrine will be Kovan MRT and Defu MRT (on the Cross Island Line that will only be ready in 2030). Both will be around a 15-minute bus ride.
The next nearest MRT will be Bartley MRT at around 20 minutes away by bus.
So in terms of MRT accessibility, Hougang Citrine pales in comparison. In fact, among all the August 2021 projects, this BTO is the furthest one from the MRT.
Food and retail amenities
Another downside of Hougang Citrine is that food and retail amenities will be a little far for residents.
For instance, the nearest hawker centre at Hougang Hainanese Village Centre will be around a 12-minute walk.
What’s more, residents will need to take a 20-minute bus ride to the closest supermarket at NTUC Fairprice at Hougang Street 21. Not very near, if you ask us.
Healthcare facilities
Compared to other projects in this launch, healthcare facilities will be less accessible for both BTO projects.
Hougang Polyclinic will be around a 15- to 20-minute bus ride, which is not too bad.
But for more comprehensive medical services, the nearest hospital, Sengkang General Hospital, will be a little far at around a 20-minute drive.
While Hougang Citrine will be right next to a proposed health and medical care centre, we don’t know what type of facility it is and when it will be built.
Oversubscription
We think the Hougang BTO will be oversubscribed. Many balloters will try to snag a flat at Kovan Wellspring, especially given that it’s right next to Kovan MRT. Plus, only 586 units will be available for this project.
What else we noted about the August 2021 Hougang BTO
Both sites are close to Chinese temples just a couple of streets away. So expect some noise pollution on some festival days.
In addition, both sites are situated within a 3km radius from the Paya Lebar Airbase. Until it relocates from 2030 onwards, expect the occasional airplane noise.
As for Hougang Citrine, right now the west side is mainly landed properties. On the other hand, there are land parcels at the west that have been designated for residential developments.
The land parcels at the north and east have also been designated for future high-rise residential and industrial developments respectively.
So if you want to avoid getting your view blocked by these high-rise developments, consider going for either Blk 179A or 179B. But do note that the land parcels here have been designated for school sites. So there might be some noise pollution from these future schools as well.
Blk 179C will be the nearest to the multi-storey car park.
As for Kovan Wellspring, the best unblocked view will be at the east stack at Blk 213A and 216A facing landed properties.
There are a few condos around the area as well, such as Stars of Kovan in the north and Kovan Residences in the north west. So you might not be able to get unblocked views in the north and north-west stacks in Blk 215A and 216A.
The blocks closest to the multi-storey car park are Blk 213A and 216A.
Our verdict on the August 2021 Hougang BTO
We think Kovan Wellspring has one of the best locations for this launch. We love that it’s right in front of Kovan MRT. Besides, retail amenities such as Heartland Mall will just be within walking distance.
On the other hand, its location makes Hougang Citrine way less attractive. Among the projects in this launch, it’s the furthest from the MRT. Retail amenities are less accessible as well.
Nevertheless, for those with or planning to have children, either of these Hougang BTOs might just be the one for you. Both of them are located close to a number of schools, including Paya Lebar Methodist Girls’ and Maris Stella High.
August 2021 Hougang BTO: Should you apply?
Yes, if you’ve always wanted to live next to the MRT. Although only 586 units will be up for grabs at Kovan Wellspring, you might just be able to secure a flat here if you’re very lucky.
Or, if you don’t mind living close to industrial areas, Hougang Citrine is a good option as well.
Will you apply for the August 2021 Hougang BTO? Let us know in the comments section below.
If you found this article helpful, check out our August 2021 BTO reviews of the other projects here:
About Virginia Tanggono
Virginia covers the property news in Singapore, from record sales to profile stories on home ownership. In her free time, she occasionally searches for spoilers of movies and TV shows.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
Join our social media communities!
Facebook | Instagram | TikTok | Telegram | YouTube | Twitter
How much is a 2 room flexi
For now, we don’t know the starting prices yet for this BTO. So far in the resale market, 2-room Flexi flats in Hougang have been transacting around the S$250,000 range. So a 2-room Flexi for this BTO may be in the S$100,000 – S$150,000 range.
Yes, I will apply for the Upper Serangoon BTO. 2 room Flexi. Close to my mother`s house.