Feb 2022 HDB BTO In-Depth Review with video tour: Yishun (Grove Spring and Yishun Boardwalk)

11 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.

February 2022 heralds the exciting launch of a double-project BTO launch in Yishun. The last launch was four years ago, so there’s plenty to look forward to.

1,839 units will be launched in the Feb 2022 BTO, located along Yishun Avenue 8 and Yishun Avenue 6 — with 987 units in Grove Spring @ Yishun and 852 units in Yishun Boardwalk. This makes up around 47% of the total number of units available in the sales exercise.

Site of Feb 2022 Yishun Boardwalk BTO
Site of the Yishun Boardwalk BTO. Image credit: iShinora

Here’s everything you need to know about the Yishun BTO.

Feb 2022 Yishun HDB BTO (Grove Spring and Yishun Boardwalk) at a glance

Location  Grove Spring @ Yishun BTO: Along Yishun Avenue 6, Yishun Avenue 8 and closer to Yishun Street 44
Yishun Boardwalk BTO: Along Yishun Avenue 6, Yishun Avenue 8 and Yishun Street 31
Classification Non-mature estate
Number of units 1,839
Flat types 2-room, 3-room, 4-room and 5-room for both projects
Number of blocks 8 blocks for both projects
Estimated completion date Grove Spring: Q4 2024 (around 2 years), Yishun Boardwalk: Q2 2025 (2.5 years)
Nearest MRT Yishun MRT (19-minute walk)
Notable amenities Junction Nine, Yishun Park Hawker Centre, Northpoint City, Causeway Point, Wisteria Mall, Yishun Integrated Transport Hub, Yishun Swimming Complex, Khoo Teck Puat Hospital, Yishun Community Hospital, Safra Club (Yishun), Yishun Sports Hall, Yishun Park Hawker Centre, Lower Seletar Reservoir, Sungei Khatib Bongsu / Khatib Bongsu Nature Park, Springleaf Nature Park
Feb 2022 HDB BTO Grove Spring @ Yishun full map
Grove Spring @ Yishun full map. Source: HDB
Feb 2022 HDB BTO Yishun Boardwalk full map
Yishun Boardwalk full map. Source: HDB

We checked out the Yishun BTO sites too! Get a sneak peek of what’s around the sites in this video.

Feb 2022 Yishun HDB BTO (Grove Spring and Yishun Boardwalk) price range

Here’s the estimated floor area and price range for Grove Spring @ Yishun BTO:

Flat type Estimated floor area (sqm)Price range
2-room Flexi (Type 1)40S$102,000 - S$121,000
2-room Flexi (Type 2)48S$118,000 - S$145,000
3-room71 - 74S$180,000 - S$248,000
4-room95 - 98S$270,000 - S$362,000
5-room113 - 116S$385,000 - S$485,000


And here’s the estimated floor area and price range for Yishun Boardwalk BTO:

Flat typeEstimated floor area (sqm)Price range
2-room Flexi (Type 1)40S$95,000 - S$126,000
2-room Flexi (Type 2)48S$122,000 - S$149,000
3-room71S$189,000 - S$239,000
4-room95 - 98S$276,000 - S$374,000
5-room113 - 116S$410,000 - S$490,000
Grove Spring @ Yishun and Yishun Boardwalk BTO floor plan for 4-room flat
Floor plan for a 4-room flat with balcony in Grove Spring @ Yishun and Yishun Boardwalk BTO. Source: HDB

Estimated downpayment, monthly instalment and income

These estimations take into account property age and location. Launches situated nearer to an MRT or commercial development are likely to be more expensive.

Based on the price range, we can estimate the downpayment, monthly instalments and household income needed to pay for the Feb 2022 Yishun 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.

Here are the estimations for Grove Spring @ Yishun BTO:

Flat typeMedian priceLoan amount (85%)Downpayment (15%)Estimated monthly instalmentEstimated monthly household income
2-room Flexi (Type 1)S$111,500S$94,775S$16,725S$429.97S$1,433.23
2-room Flexi (Type 2)S$131,500S$111,775S$19,725S$507.09S$1,690.30
3-room S$214,000S$181,900S$32,100S$825.22S$2,750.73
4-room S$316,000S$268,600S$47,400S$1,218.56S$4,061.87


And here are the estimations for Yishun Boardwalk BTO:

Flat typeMedian priceLoan amount (85%)Downpayment (15%)Estimated monthly instalmentEstimated monthly household income
2-room Flexi (Type 1)S$110,500S$93,925S$16,575S$426.11S$1,420.37
2-room Flexi (Type 2)S$135,500S$115,175S$20,325S$522.51S$1,741.70
3-room S$214,000S$181,900S$32,100S$825.22S$2,750.73
4-room S$325,000S$276,250S$48,750S$1,253.26S$4,177.53

Feb 2022 Yishun HDB BTO (Grove Spring and Yishun Boardwalk) amenities


Both BTO projects are relatively far from Yishun MRT and Northpoint, with the latter being a 20-minute bus ride away. If you hop on the train at Yishun MRT station, you can reach Orchard MRT station in nine stops (a typical half-hour journey). Springleaf MRT, on the new Thomson-East Coast Line, is located south of the BTO projects.

The Yishun bus interchange (aka the Yishun Integrated Transport Hub) is a 14-minute bus ride away. It is fully air-conditioned and seamlessly integrated with Northpoint City and Yishun MRT station via covered links.

For those who drive, TPE is just 10 minutes away via Seletar West Link, and you’ll hit the SLE in 12 minutes via Lentor Avenue.

Food and retail amenities

Northpoint City Yishun
Northpoint City is around a 6-minute drive away. Source: Wikipedia Commons

There are many food options within the vicinity of the Yishun BTO projects. The Yishun Park Hawker Centre is a 10-minute bus ride away and boasts a wide variety of delicious hawker fare.

Those craving a wider selection can take a 6-minute drive to Northpoint City where you’ll be spoilt for choice – there are a staggering 170 food and restaurant options available. There, you’ll have access to supermarkets such as Cold Storage, FairPrice and Phoon Huat to cover all your amenity needs.

Wisteria Mall is an 8-minute drive away, however, it doesn’t have as many food options as Northpoint City.

Some famed eateries include the famous Springleaf Prata (a 5-minute drive) and Chong Pang Nasi Lemak (a 7-minute drive).

Junction Nine
Junction Nine is around a 10-minute walk from the BTO sites. Image credit: iShinora

Childcare centres

There are a few childcare centres within a short walking and driving distance. This includes First Steps Preschool at Yishun Industrial Street (8-minute walk), PCF Sparkletots Preschool at Yishun Ring Road (4-minute drive) and Alyson & Goofy Child Care Centre on Yishun Street 81 (8-minute drive).

Artist's impression of Grove Spring @ Yishun
Artist’s impression of Grove Spring @ Yishun. Source: HDB

There will also be a childcare centre within Grove Spring @ Yishun BTO, so it will be more convenient for those living there.

Primary schools

If you’re a parent (or parent-to-be), here are some primary schools that will probably be within the eligibility radius of 1-2km. Some of these primary schools are attached to MOE Kindergartens (MK). This means students from MK Kindergartens get priority when entering the affiliated primary school.

  • Ahmad Ibrahim Primary School
  • Chongfu School
  • Huamin Primary School (MK@Huamin)
  • Naval Base Primary School (MK@Naval Base)
  • Northland Primary School
  • North View Primary School (upcoming MK@North View)
  • Rainbow Centre – Yishun Park School (special education)
  • Xishan Primary School
  • Yishun Primary School (upcoming MK@Yishun)
Chongfu School
Chongfu school is around a 15-minute walk from both BTO sites. Image credit: iShinora

Recreational facilities

Residents who crave something other than exploring shopping malls can take an 8-minute drive to ORTO, a 24-hour multi-recreational park. The family-friendly complex boasts a slew of activity areas, such as a prawning and fishing pond, a trampoline park and a go-kart track.

It also has ten waterside restaurants, ensuring you’ll never run out of dining options after enjoying all the fun activities with friends and family.

Yishun SAFRA is a 4-minute drive away. There, you can either take a dip in the swimming pool or visit the bowling alley.

Green spaces

There are a scattering of neighbourhood parks near the two BTO flats. Both Grove Spring and Yishun Boardwalk are also just a stone’s throw away from the future Khatib Bongsu Nature Park that’s set to open in early 2024, which consists of mangroves and mudflats.

Artist's impression of Yishun Boardwalk
Artist’s impression of Yishun Boardwalk. Source: HDB

Alternatively, take a stroll to Yishun Park and learn more about the various tropical fruit trees, such as durian, rambutan and jackfruit trees from the information boards installed.

Yishun Pond Park is a 15-minute walk away. It features a tranquil water promenade that doubles as a water catchment area, as well as a variety of colourful trees, shrubs and marshland plants. The area is teeming with wildlife, such as several bird species and monitor lizards. There is also a spiral tower where visitors can climb to the top for a bird’s eye view of the surrounding areas.

Yishun Pond Park
Head over to the nearby Yishun Pond Park for a stroll. Source: Wikipedia Commons

The park is conveniently situated right beside the Khoo Teck Puat Hospital, so you can pop by and grab a drink from the hospital food court after your workout.

Follow the Yishun park connector to Yishun Dam, where you can catch the sunset and hang out with friends. Rower’s Bay Park is situated at the end of Yishun Dam, featuring a 2km lakeside boardwalk and wetland around the Lower Seletar Reservoir’s edge. Rower’s Bay includes shelters with solar-powered USB charging points, a toilet, a self-help bicycle repair station and F&B vending machines.

Healthcare facilities

There are two hospitals within a 7-minute drive away. You can get to Khoo Teck Puat Hospital and Yishun Community Hospital via Yishun Avenue 9. Alternatively, Yishun Polyclinic is a 4-minute drive, or a 13-minute walk away.

Price appreciation

Over the past five years, there has been a significant average psf price increase of 18.47% for 2-room, 3-room, 4-room and 5-room flats in Yishun. The first-ever BTO flat in Yishun – Jade Spring @ Yishun – stands at a healthy 11.17% price appreciation.

Price trends of resale flats in Yishun
Resale flats in Yishun have seen a price increase of 18.47%.


Feb 2022 Yishun HDB BTO (Grove Spring and Yishun Boardwalk): Where are the best stacks? 

To get access to unblocked views of the Khatib Bongsu Park, go for the northeast stacks of Grove Spring. These include stacks 869, 871, 873, 875, 877, 873, 845, 847, 849, 851, 853, 855 and 843.

Site plan of Grove Spring @ Yishun BTO, showcasing the arrangement of the different HDB blocks
Site plan of Grove Spring @ Yishun BTO. Source: HDB

The best stacks of Yishun Boardwalk are probably the northeast stacks as well, since they’re not facing other residential developments. On the other hand, the windows of the northeast stacks of Yishun Boardwalk don’t face the park and mostly face other blocks and residential developments, so there’s a low chance of getting unblocked views.

Site plan of Yishun Boardwalk BTO, showcasing the arrangement of the different HDB blocks
Site plan of Yishun Boardwalk BTO. Source: HDB

While the site in the north is reserved for high-rise development, if you manage to snag a unit on a higher floor, you might just be able to get picturesque sea views and even a view of Malaysia.

URA master plan of the Feb 2022 Yishun BTO site
The blue drop pins are where the two Yishun BTO sites are at. Source: URA

Feb 2022 Yishun HDB BTO (Grove Spring and Yishun Boardwalk): Should you apply?

As Yishun is a non-mature estate, the application numbers will likely be lower compared to those in mature estates such as the Kallang/Whampoa BTO exercise or the Geylang BTO exercise.

If the horror stories about Yishun don’t faze you in the slightest, you should consider balloting for a unit in the neighbourhood. Both projects account for almost half of all units in the Feb 2022 HDB BTO exercise, so the chances of securing a BTO is definitely higher compared to other projects.

A bonus is that the waiting time for these projects are the shortest. Grove Spring @ Yishun BTO is estimated to be completed within 26 months (around 2 years), by Q4 2024. Yishun Boardwalk BTO has a slightly longer waiting time of 30 months (2.5 years), to be completed by Q2 2025. If you don’t want to wait too long, you might want to ballot for a project in Yishun. Or go for resale instead.

Will you apply for the Feb 2022 Yishun BTO (Grove Spring and Yishun Boardwalk)? Let us know in the comments section below or on our Facebook post. 

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

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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.

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Reader Interactions


    • Jeffrey

      Hi, I will to get more information about the bto 2022 yishun. Can u kindly get back to me thank.

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