Feb 2022 HDB PLH BTO In-Depth Review with video tour: Kallang/Whampoa (King George’s Heights)

10 min read

Updated as of 17 Feb 2022: This article has been updated to include more information released during the Feb 2022 HDB BTO launch. 

398 units in Kallang/Whampoa have been launched in the Feb 2022 HDB BTO launch. This is around 10% of the total number of units up for grabs in the sales exercise. The project will also fall under the Prime Location Public Housing (PLH) model.

Here’s everything you need to know about the Kallang/Whampoa BTO.

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights) at a glance 

Location Along King George’s Avenue
ClassificationMature estate
Number of units398
Flat types3-room and 4-room
Number of blocks1
Estimated completion dateQ3 2027 (waiting time of almost 5 years)
Nearest MRTLavender MRT (5-minute walk)
Notable amenitiesJalan Besar, Kampong Glam, City Square Mall, Mustafa Centre, Jalan Besar Stadium and Swimming Complex
Feb 2022 Kallang/Whampoa King George's Heights BTO full map
Source: HDB

Get a sneak peak of what’s around the Kallang/Whampoa BTO site in this video.

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights) price range

Here’s the price range for King George’s Heights.

Flat typeEstimated floor area (sqm)Price range
3-room66S$353,000 – S$462,000
4-room89S$488,000 – S$675,000
King George's Heights BTO floor plan for 4-room
Floor plan of a 4-room in King George’s Heights BTO. Source: HDB

Estimated downpayment, monthly instalment and income 

Based on these price ranges, we can estimate the downpayment, monthly instalments and household income needed to pay for the Feb 2022 Kallang/Whampoa BTO. These estimates are based on the following assumptions:

To illustrate, we’ll use the median of the price range and won’t be taking into account any CPF savings or grants to be used. We’ll also be using a mortgage calculator to do the math.

Another thing is that for public housing, you can only use up to 30% of your monthly household income to service the home loan. This is called the Mortgage Servicing Ratio (MSR). By taking this into account, we can then find the estimated household monthly income needed for the flat.

Flat typeMedian priceLoan amount (85%)Downpayment (15%)Estimated monthly instalmentEstimated monthly household income

What we noticed about the Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights) 

As mentioned in our overview, among the Feb 2022 HDB BTO projects, this is the project that stands out to us. Not only is it also located along the Rochor Canal, but it’s very close to the Rochor BTO PLH flats that were just launched in the last sales exercise in November 2021! We did a quick search on Google Maps and found out that it’s just a six-minute walk away.

So if you missed out on the Rochor BTO flats, here’s another PLH project to ballot for.

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights): The Pros

Artist's impression of King George's Heights BTO
Source: HDB


While the Feb 2022 Kallang/Whampoa BTO doesn’t have the MRT right at the doorstep, the MRT is still within easy reach. We think it’s a bonus, given that this is a mature estate we’re talking about, where there aren’t a lot of land plots near the MRT.

There are three MRT stations on three MRT lines within walking distance: Lavender MRT (five-minute walk) on the East West Line, Jalan Besar MRT (seven-minute walk) on the Downtown Line and Farrer Park MRT (10-minute walk) on the North East Line.

The project is ideal for those working in the CBD as well. From Lavender MRT, it’s just two stops to City Hall MRT.

As for drivers, the BTO site is a few streets away from expressways such as Central Expressway (CTE) and Kallang-Paya Lebar Expressway (KPE).

Food and retail amenities

This is another BTO in this Feb 2022 launch that’s perfect for foodies given the plenty of food options nearby.

For instance, Berseh Food Centre is just around a four-minute walk from the Kallang/Whampoa BTO. Walk along Jalan Besar and you can find plenty of eateries such as Swee Choon Dim Sum and Beach Road Scissor-Cut Curry Rice.

Berseh Food Centre
Berseh Food Centre is around four minutes away from the BTO. Image credit: iShinora

Head south at around a 10-minute walk to Kampong Glam, and you can find Zam Zam and Victory Restaurant at North Bridge Road, and the various Middle Eastern eateries at Arab Street and Haji Lane.

A little further west of the BTO is Little India.

In addition, King George’s Heights BTO is within walking distance to shopping malls such as City Square Mall and Mustafa Centre (eight-minute walk), and Bugis Junction and Bugis + (around a 15-minute walk).

Shophouses along Tyrwhitt Road
The eateries along Tyrwhitt Road are around a 10-minute walk from King George’s Heights. Image credit: iShinora

Childcare centres

Another aspect we like about this Kallang/Whampoa BTO is the number of childcare centres you can reach on foot.

This includes Mahota Preschool at French Road (five-minute walk), Enfant Educare at Home Road (six-minute walk) and PCF Sparkletots at Crawford Lane (11-minute walk).

Recreational facilities

For sports enthusiasts, Jalan Besar Stadium and Swimming Complex are just a five-minute walk from the Feb 2022 Kallang/Whampoa BTO.

Jalan Besar Stadium
Jalan Besar Stadium is a short walk from the BTO. Image credit: iShinora

But if you’re looking for more variety, you can always head to Sports Hub, which is just one stop away from Lavender MRT (although you’ll have to walk quite a bit afterwards).

Healthcare facilities

King George’s Heights BTO is pretty near healthcare facilities as well. The nearest hospitals, Raffles Hospital and Farrer Park Hospital, are around a three to six-minute drive away.

For minor ailments, you can head to Kallang Polyclinic within a 15-minute bus ride.

Price appreciation

So far, there have only been three BTO projects in Kallang/Whampoa that have entered the resale market, with all having resale transactions this year onwards.

Looking at the price appreciation of these projects, we notice a decent price increase of 4.76% for 3-room and 4-room units in Bendemeer Light from August to November 2021, and 4.33% for 3-room and 4-room units in McNair Towers from September to November 2021. On the other hand, there’s a price drop of 2.82% for units at Tenteram Peak from March to December 2021.

Price trends of resale BTOs in Kallang/Whampoa
While price increases have been observed for Bendemeer Light and McNair Towers, there’s been a price drop for Tenteram Peak this year.

Nevertheless, over the past five years, there’s been a price increase of 12.59% for 3-room and 4-room flats in the estate.

Price trends of resale flats in Kallang/Whampoa
Resale flats in Kallang/Whampoa have seen a price increase of 12.59%.

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights): The Cons


One thing we don’t like about this Feb 2022 Kallang/Whampoa BTO is the lack of schools here.

For starters, there isn’t any primary school within 1km of the area. The nearest primary schools of the project are Farrer Park Primary and St Margaret’s Primary, which fall within the 2km radius and take around a 15- to 25-minute bus ride to reach. The lack of primary schools nearby also means you may face greater competition during the Primary 1 registration.

So King George’s Heights BTO may not make for an ideal home for when your kids start primary school.

There isn’t any secondary school in the immediate vicinity as well. Besides School of the Arts (SOTA), the nearest secondary school is Bendemeer Secondary, which is around a 25-minute bus ride away.

On the other hand, there are a few tertiary institutions in the vicinity. This includes NAFA, LaSalle College of the Arts (McNally campus) and SMU.


Besides the Geylang BTO, this is another project we expect applicants will face stiff competition.

In the last BTO sales exercise in November 2021 for Kallang/Whampoa (Kent Heights), the overall application rate was 6.6 for 4-room flats. But the application was even more intense among second-timers, with the application rate at 33.7.

Given how King George’s Heights BTO is near the Rochor BTO, and it’s also a PLH BTO, we think the application rate for this BTO may just be closer to Rochor BTO’s overall application rate of 10.3 (104.7 for second-timers) for 4-room flats.

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights): Where are the best stacks? 

If you’re looking for unblocked views, go for the north-west stacks (304, 306 and 308) facing Song Lin Building, Rehau Building and Hotel Nuve Urbane as these buildings are all low-rise. The drawback is that being west-facing, these stacks are more prone to the afternoon sun.

Site plan of King George's Heights BTO, showcasing the arrangement of the stacks
Site plan of King George’s Heights BTO. Source: HDB

Another option is to go for the higher floors at the north-east stacks (316 and 318) or south stacks (300 and 302) of the BTO. At the north-east are HDB flats that range from 12 to 17 storeys tall, while Hotel Boss in the south is 19 storeys high.

Site of King George's Heights BTO
Site of King George’s Heights BTO. Image credit: iShinora

Feb 2022 Kallang/Whampoa HDB BTO (King George’s Heights): Should you apply? 

Yes, if you want to live near the CBD or the heart of cultural hotspots like Little India and Kampong Glam.

However, take note that King George’s Heights BTO falls under the PLH model, which comes with restrictions such as a 10-year MOP and 6% subsidy clawback. This also means that it may be harder to upgrade in future.

Plus, there’s a reduced quota for those applying under the Married Child Priority Scheme (MCPS): 20% for first-timers and 2% for second-timers.

And given the lack of primary and secondary school options here, you might want to consider other projects like the Geylang BTO instead. (Yes we know it’s a little ironic, given Geylang’s reputation. But there are several school options near the project, and specifically, the project is in Dakota.)

Or if you want to increase your chance of securing a flat, you should consider going for the Tengah BTO or Yishun BTO instead. These are the projects that will most probably have a lower application rate.

Will you apply for the Feb 2022 Kallang/Whampoa BTO (King George’s Heights)? Let us know in the comments section below. 

If you found this article helpful, check out our overview of the Feb 2022 HDB BTO projects and in-depth reviews:

Frequently Asked Questions

When can I apply for the Feb 2022 BTO?

You can apply for the Feb 2022 BTO during the one-week sales exercise, from 17 February to 23 February 2022.

What is the downpayment for BTO?

If you’re taking an HDB loan, the downpayment will be 15% of the flat price for new BTO flats bought after 16 December 2021.

Can I apply for two BTO at the same time?

No, you can only apply for one unit type at a project during a sales exercise.

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.

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