HDB August 2021 BTO In-Depth Review: Jurong East (Toh Guan Grove)

8 min read

Update as of 11 August 2021: This article has been updated with new information released during the August 2021 BTO launch. 

The August 2021 BTO launch has 4,989 flats being offered across seven projects in three mature and two non-mature estates. We think it’s one of the most exciting BTO launches as it will feature Jurong East for the first time in a decade. 569 units of 2-room Flexi, 3-room and 4-room flats will be available for balloting.

Artist's impression of Toh Guan Grove
Source: HDB

Here’s 99.co’s detailed review of the August 2021 BTO at Jurong East

Project name: Toh Guan Grove

Location: Along Toh Guan Road

Classification: Non-mature estate

Number of units: 569 (2-room Flexi, 3-room and 4-room flats)

Number of blocks: Three

HDB’s estimated completion date: Q1 2026

Indicative price range:

Estimated floor area (sqm) Number of units Price range (excluding grants)
2-room Flexi (Type 1) 38 74 S$121,000 – S$146,000
2-room Flexi (Type 2) 48 170 S$154,000 – S$189,000
3-room 69 85 S$237,000 – S$281,000
4-room 93 240 S$347,000 – S$436,000

Besides the Queenstown BTO, this project is expected to be one of the most oversubscribed projects in this launch, given that the last launch here was 10 years ago. The last time BTO flats were offered in Jurong East was during the September 2011 launch for Teban View.

Let’s dive into the pros and cons of the August 2021 Jurong East BTO project.

Toh Guan Grove map
Source: HDB

August 2021 Jurong East BTO — The Pros


  • A major highlight of Toh Guan Grove is that it’s within five-minute walking distance to Toh Guan MRT on the Jurong Region Line (JRL), which will be ready in 2028.
  • Toh Guan MRT will also be just one stop away from Jurong East MRT. This means residents can directly access the East-West Line and North-South Line to travel to other parts of the island. Commuting will also be more convenient if you’re working in business parks like JTC Summit and International Business Park.
  • Although there’s no set date yet, the area will also be served by the Cross Island Line in future, connecting the western, eastern, and north-eastern part of Singapore. The line will pass through hubs including Jurong Lake District, Punggol Digital District and Changi.
  • The Jurong East BTO isn’t just accessible for those who take public transport, but also for drivers. Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE) are just nearby, with the PIE within a few minutes drive away.

Food and retail amenities

  • Residents will be spoilt for choice here. With so many malls like JEM (where there’s IKEA too), Westgate, IMM and JCube, there’s no reason to travel to town for retail therapy.  
  • Malls aren’t your only option though. There’s also Yuhua Village Market and Food Centre that’s within a 14-minute walk.
  • As of writing, this is also where the nearest supermarket (NTUC Fairprice) is at.
  • Toh Guan Grove will also feature a supermarket and shops, so residents can simply head downstairs for daily necessities.

Childcare centres

  • Another plus point about Toh Guan Grove is that there are several childcare centres nearby.
  • For instance, PCF Sparkletots at Blk 271 and Blk 208, Iyad-Perdaus Child Development Centre at Blk 241 and Ace @ Work Educare at Blk 288B are all around a six-minute walk from the BTO.

Healthcare facilities

  • Located close to the heart of Jurong East, Ng Teng Fong General Hospital and Jurong Community Hospital will be 11 minutes by bus for those who require comprehensive medical services.
  • Alternatively, for minor ailments, residents can head to Jurong Polyclinic, which will be 13 minutes away by bus.

Recreational facilities

  • Love going on walks? Chinese Garden and Japanese Garden, which are part of Jurong Lake Gardens, will be within a 30-minute bus ride from this August 2021 Jurong East BTO. These parks are currently undergoing redevelopment and will open progressively this year.
  • And for those who love sports, there’s Jurong East Sports Centre that’s 14 minutes away by bus.
  • Plus, you can expect more amenities and recreational facilities to be introduced in Jurong Lake District. This includes a new tourism development at the 7ha site next to Chinese Gardens from 2027 onwards, comprising attractions, retail, food, entertainment, hotels and open spaces. (It sounds like another integrated resort to us, so here’s hoping we’ll have another theme park here.)
Artist's impression of Jurong Lake District
Artist’s impression of Jurong Lake District. Source: URA


  • Given its location and status as a non-mature estate, the flats here don’t carry as high a premium as those in mature estates like Queenstown and Kallang/Whampoa.
  • In fact, compared with other projects in this August 2021 BTO launch, the flats at Toh Guan Grove are one of the most affordable ones.

Price appreciation

  • At the same time, we expect healthy price appreciation for the flats here. Over the past five years, the average price of resale flats in the Toh Guan area has increased by 9.12%.
  • This price appreciation will continue to be driven by plans for a second CBD in Jurong East, with the development of Jurong Lake District and Jurong Innovation District. When fully developed in 20 to 30 years, we can expect more than 100,000 jobs in industries including maritime, infrastructure and technology to be available here.
Average resale prices of HDB flats in Toh Guan
The average resale prices of HDB flats in Toh Guan has increased by 9.12% over the last five years.

August 2021 Jurong East BTO — The Cons


  • This is another BTO project that we expect to be heavily oversubscribed since it’s been 10 years since the last launch here.
  • And with only 569 units up for grabs, you’ll need to be extra prepared for stiff competition.

Type of flats

  • Only 2-room Flexi, 3-room and 4-room flats will be available.
  • So for those looking for more space, you might want to try your luck elsewhere, such as Hougang BTO and Tampines BTO.


  • Another downside is that just like the Queenstown BTO, only a small number of schools are in the vicinity.
  • Within a 1km radius are Yuhua Primary and Crest Secondary, which are both around 10 minutes away on foot from Toh Guan Grove. Fuhua Primary is located a little further around 12 minutes away by bus.

What else we noted about the August 2021 Jurong East BTO

  • Toh Guan Grove is the only project in this launch that doesn’t come with its own car park. If you’re driving, you’ll have to park your car at the multi-storey car parks at Blk 267A and 282A.
  • This Jurong East BTO plot is surrounded by other HDB blocks. So there’s a low chance of getting unblocked views.
  • Toh Guan MRT will only be ready in 2028. Given the construction delays, this project is estimated to be completed in Q1 2026. If you manage to snag a flat here, you’ll need to wait around two years before you can enjoy direct MRT access.
  • We usually see 5-room flats being excluded for launches in mature estates in central locations. So it’s interesting to see that 5-room flats aren’t available here. This is especially since Jurong East isn’t considered a mature estate (by HDB) and isn’t centrally located.
  • Due to its proximity to business parks like JTC Summit and International Business Park, we can expect a healthy rental demand here. And it will grow as the Jurong Lake District takes shape, though it will take some years.
Toh Guan Grove site plan
Source: HDB

Our verdict on the August 2021 Jurong East BTO

We like that it’s within walking distance to the MRT, even though residents will need to wait a couple of years for it. Toh Guan Grove also scores major points for being close to the heart of Jurong East. And it’s not only because of the number of malls here, but also its proximity to nature and exciting plans and developments for a second CBD.

When Jurong Lake District is fully developed, more jobs, amenities and attractions will be available closer to home. So Jurong East being located further from the city centre won’t matter as much given the available amenities.

Plus, there are plans to build 20,000 new homes in Jurong Lake District. If they comprise public housing, we think those would be more expensive than this August 2021 Jurong East BTO.

August 2021 Jurong East BTO: Should you apply? 

As we’ve mentioned earlier, expect this BTO to be one of the most oversubscribed, besides the Queenstown BTO and Kallang/Whampoa BTO. So you’ll definitely need more luck to score a unit here.

But if you’ve always wanted to live in the CBD, but found Pinnacle@Duxton too expensive, snagging a flat here is a chance for you to live near a developing CBD. And you can get it at a cheaper price! Plus, you get to be in the midst of the exciting developments happening in Jurong East.

Otherwise, if you prefer somewhere relatively more tranquil, there’s the Tampines BTO to check out.

Will you apply for the August 2021 Jurong East BTO? Let us know in the comments section below or via our Facebook post

If you found this article helpful, check out our August 2021 BTO reviews of other projects here:

Looking for a property to buy or rent? Find your dream home on Singapore’s largest property portal 99.co! If you have an interesting property-related story to share with us, drop us a message here – we’ll review it and get back to you.

New launch alert! Welcome to Grand Dunman

Grand Dunman Registration


Select an Option
Country Code and Mobile Number

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 | TelegramYouTube | Twitter

Reader Interactions



      Since there are no 5 rooms bto available at some areas, please consider to allow a bigger sqm for 4 rooms (current size 93 sqm), please consider a good size inbetween 105-108 sqm. This will allow our matchbox size hdb to be more comfortable to stay especially during covid. Thanks to take into consideration.

Leave a comment

Your email address will not be published. Required fields are marked *

Get the latest news in your inbox

  • This field is for validation purposes and should be left unchanged.