Update as of 11 August 2021: This article has been updated with new information released during the August 2021 BTO launch.
HDB is offering 4,989 flats in its August 2021 BTO launch across seven projects in three mature and two non-mature estates. Tampines is one of the two estates offering two projects in the same BTO launch, with a total of 2,159 2-room Flexi, 3-room, 4-room and 5-room flats available.
Here’s 99.co’s detailed review of the August 2021 BTO at Tampines
Project name: Tampines GreenJade and Tampines GreenQuartz
Location: Tampines Street 96 and Bedok Reservoir Road
Classification: Mature estate
Number of units:
- Tampines GreenJade (next to Bedok Reservoir): 546 (4-room and 5-room units)
- Tampines GreenQuartz (along Tampines Street 95): 1,613 (2-room Flexi, 3-room, 4-room and 5-room units)
Number of blocks:
- Tampines GreenJade: Six
- Tampines GreenQuartz: 13
HDB’s estimated completion date:
- Tampines GreenJade: Q3 2025
- Tampines GreenQuartz: Q2 2026
Indicative price range:
Tampines GreenJade
| Flat type | Estimated floor area (sqm) | Number of units | Price range (excluding grants) |
| 4-room | 95 | 302 | S$342k – S$419k |
| 5-room | 116 | 244 | S$475k – S$564k |
Tampines GreenQuartz
| Flat type | Estimated floor area (sqm) | Number of units | Price range (excluding grants) |
| 2-room Flexi (Type 1) | 40 | 58 | S$142k – S$164k |
| 2-room Flexi (Type 2) | 49 | 144 | S$165k – S$196k |
| 3-room | 71 | 87 | S$244k – S$291k |
| 4-room | 95 – 98 | 687 | S$352k – S$445k |
| 5-room | 113 – 116 | 637 | S$485k – S$597k |
Compared to the other August 2021 projects, this Tampines BTO will probably be less popular. The last time HDB launched a project in the estate was less than a year ago in November 2020 for Tampines GreenEmerald, in which 4-room units saw an application rate of 4.0.
With that, let’s dive into the pros and cons of the August 2021 Tampines BTO projects.
August 2021 Tampines BTO: The Pros
Accessibility
It will take residents of either BTOs a 10-minute walk to Tampines West MRT and Bedok Reservoir MRT (Downtown Line) as they’re located in between these two stations.
This also means that Tampines MRT will just be one stop away, where you can switch to East West Line.
Another MRT line that’s easily accessible is Circle Line, which is just four stops away if you’re taking from Bedok Reservoir MRT.
As for the drivers, the Pan-Island Expressway (PIE) is just a few minutes drive away.
Food and retail amenities
Like future residents of the Jurong East BTO, you’ll be spoiled for choice here.
Tampines Central will just be one stop away, where various amenities are concentrated at. Here’s also where you can find three malls, namely Century Square, Tampines Mall and Tampines 1. Our Tampines Hub is also in the area.
And this is another BTO in the August 2021 launch with an IKEA in the estate, although it’s not as close as the ones near the Queenstown BTO and Jurong East BTO.
Located at Tampines North, it will take around a 30-minute bus ride to get there. Here’s also where you can find Giant and COURTS for more bargains and gadgets.
Schools
A major highlight of this Tampines BTO is the variety of schools in the area, from primary to tertiary level.
Schools within the 1km radius are Junyuan Primary, St Hilda’s Primary and Secondary, and St Anthony’s Canossian Primary and Secondary. The first two schools will be the nearest to the BTOs at around a 10-minute bus ride away.
Temasek Polytechnic is just next to the site for Tampines GreenJade. But given how large the compound is, it will take around seven minutes to get there by bus.
Other nearby schools in the area include Angsana Primary (moving to Tampines Street 22 in 2022), Changkat Primary, Poi Ching School, Yumin Primary, Chongzheng Primary, Gongshang Primary, Tampines Primary and Secondary, Changkat Changi Secondary, Junyuan Secondary, Pasir Ris Secondary, Springfield Secondary, Pathlight School, ITE College East and Temasek JC (holding site from 2023).
If you’re really keen (and have the money) to send your children to an international school, United World College (East Campus) is nearby.
Healthcare facilities
- Tampines Central is also where you can find Tampines Polyclinic at around 15 minutes away if you’re taking the bus.
- The nearest hospital, Changi General Hospital, will just be a six-minute drive away.
- Besides the polyclinic and hospital, two healthcare facilities are being planned to be built nearby both Tampines BTO projects. To be more specific, they will be on the west side (near Blk 967A) and south side (near Blk 969B) of Tampines GreenQuartz.
- But as of writing, there aren’t any details on what they’ll be and when they’ll be ready.
Recreational facilities
Lots of recreational options are available here as well.
For instance, Our Tampines Hub is around a 10-minute bus ride away. Besides eateries and shops, here’s where you can find various sports facilities such as a stadium and swimming pools (they have six of them).
Another option is SAFRA Tampines that’s also around a 10-minutes bus ride away. Facilities you can find here include an indoor squash court and bowling alley.
But if you prefer nature or water sports, Bedok Reservoir Park is just nearby at around eight minutes by bus. Or 16 minutes if you prefer to walk there.
August 2021 Tampines BTO: Price
Prices for the Tampines BTO are on the lower end of the spectrum since it’s located further from the city centre. As SRX predicted, the flats here are the second cheapest after the Jurong East BTO.
Price appreciation
Looking at the resale flat transactions over the past five years, the average price in Tampines West has increased by 12.51%. So we can expect prices for the new BTO to appreciate in the future as well.
But don’t expect prices to be as high as those centrally-located flats. The average price here has been hovering around S$450,000 to S$500,000 in the last five years.
Type of flats
Tampines is another estate in the August 2021 BTO launch offering 5-room flats, besides the Hougang BTO.
On the other hand, only Tampines GreenQuartz is offering 5-room flats. It’s also a bigger project out of the two, with 637 units of 5-room flats here.
August 2021 Tampines BTO: The Cons
Food and retail amenities
Although there are a lot of malls nearby, both BTOs will be a little bit far from neighbourhood centres and supermarkets.
It takes around a 15-minute bus ride to get to the nearest market and hawker centre, Tampines Round Market and Food Centre. It’s also where the nearest supermarket, NTUC Fairprice is at.
Childcare centres
Both Tampines GreenJade and Tampines GreenQuartz will have a childcare centre within the development.
Other than those, the closest one is PCF Sparkletots at Blk 108 Bedok North Road, which takes around 10 minutes by bus to get there.
There are a few MOE Kindergarten in the area, including Junyuan Primary, Gongshang Primary and Tampines Primary. The first two mentioned will have their kindergarten opening in 2022. But these are also not within walking distance.
Schools
While there are many schools in the area, none is within walking distance of the BTO projects.
It will take around 10 minutes to get to the nearest schools – Junyuan Primary, St Hilda’s Primary and Secondary.
What else we noted about the August 2021 Tampines BTO
Although various amenities are available in the area, only the MRT and Bedok Reservoir will be within walking distance.
The flats are around a 20-minute bus ride to Changi Business Park, so there’s some rental potential here.
With 2,159 units available, these Tampines BTO projects have the highest number of units among all the August 2021 projects.
Both BTO sites are surrounded by HDB, condos, future residential projects and industrial parks. The condos nearby, Aquarius By The Park and The Clearwater, are 18 storeys and 17 storeys tall, respectively. So there’s a low chance of getting an unblocked view here.
While the south stacks of Tampines GreenJade (Blk 957C and 957D) will be nearest to Bedok Reservoir, the view here will be blocked by a future high-rise residential development.
So the best way to get an unblocked view is to secure one of the flats at Blk 956A and 956B facing Temasek Polytechnic. On the other hand, these blocks are right next to its stadium. So expect some level of noise pollution.
Blocks closest to the multi-storey car park will be Blk 956A, 956C and 957D.
Tampines GreenQuartz is next to land parcels proposed for high-rise residential developments, a petrol station, a place of worship, a community institution and two healthcare facilities. If you plan to ballot for a flat here, be prepared for the noise level during construction and when they’re up and running.
Tampines GreenQuartz will come with two multi-storey car parks. They will be located closest to Blk 970A, 970B, 972A and 972C at the northwest side, and Blk 967A, 967B, 969A and 969B at the southeast side.
Our verdict on the August 2021 Tampines BTO
Like the Jurong East BTO, the two Tampines BTO are the furthest from the city centre compared to the other three projects.
But just like Jurong East, Tampines is brimming with various amenities such as retail, recreational and educational facilities. Residents don’t have to travel further for essentials.
We think both BTOs are best for those who want to live closer to nature. Among all the August 2021 projects, both projects are the closest to a park. In fact, Bedok Reservoir Park is just down the road.
August 2021 Tampines BTO: Should you apply?
Yes, if you really want to secure a flat in this launch. 2,159 units are available here, and Tampines is less popular than Queenstown, Hougang, Kallang/Whampoa and Jurong East. So you’ll face less competition here.
If you’re looking for a cheaper BTO to ballot for, the flats here are more affordable as well.
Will you apply for the August 2021 Tampines BTO? Let us know in the comments section below.
If you found this article helpful, check out our August 2021 BTO reviews 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.
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Tampines Street 96 and Bedok Reservoir Road-Are both the projects gonna face the reservoir? Am looking at a 5RM.
Just the smaller project that’s closer to the reservoir. The other project will most probably be blocked by a future residential project at its southwest, as seen on the URA master plan screenshot.
Thank u so much for your prompt & accurate reply.
Hi, Does the 5RM flats come with a balcony? For both Houang and Tampines?
If you get greenjade, do note that you will under Aljunied GRC (i.e Opposition ward).
If you get green quartz, you will fall under East Coast GRC ( fierce competition between WP and PAP).
Assuming the electoral boundaries don’t change during the next election.
Would you prefer GreenQuartz or GreenJade?
Both are equally good