May 2022 HDB BTO in-depth review with video tour: Jurong West (Lakeside View)

Update as of 27 May 2022: This article has been updated with more information released during the May 2022 BTO launch.

Looking to live near Singapore’s second CBD in Jurong? You might want to look out for the May 2022 BTO launch in Jurong West, where 1,016 units are up for grabs.

May 2022 Jurong West BTO (Lakeside View) at a glance

Location	Along Yuan Ching Road and Kang Ching Road
Classification	Non-mature estate
Number of units	1,016
Flat types	2-room Flexi, 3-room, 4-room and 5-room
Number of blocks	7
Estimated waiting time	3 years 10 months
Estimated completion time	Q4 2026
Nearest MRT	Lakeside MRT
Notable amenities	Jurong Lake Gardens, Jurong Lake District, Jurong Innovation District Jurong Point, JEM, Westgate, JCube, IMM, Taman Jurong Market and Food Centre

May 2022 Jurong West BTO (Lakeside View) indicative price range

Here’s the price range and estimated floor area for Lakeside View.

Flat type	Estimated floor area (sqm)	Price range
2-room Flexi (Type 1)	38	S$107,000 – S$145,000
2-room Flexi (Type 2)	48	S$133,000 – S$180,000
3-room	68	S$215,000 – S$265,000
4-room	93	S$320,000 – S$393,000
5-room	113	S$412,000 – S$526,000

Estimated downpayment, monthly instalment and income

Based on these indicative price range, we can estimate the downpayment, monthly instalments and household income needed to pay for the May 2022 Jurong West BTO flat. These estimates are based on the following assumptions:

• An HDB loan is taken, maximising the 85% loan-to-value (LTV)
• The loan tenure is 25 years, with the current interest rate of 2.6%
• There is no other housing loan to service

To illustrate, we’ll use the median of the price range and won’t be taking into account any CPF grants or savings 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 monthly household income needed for the flat.

Flat type	Median price	Loan amount (85%)	Min. downpayment (15%)	Estimated monthly intsalment	Estimated monthly household income
2-room Flexi (Type 1)	S$126,000	S$107,100	S$18,900	S$485.88	S$1,619.60
2-room Flexi (Type 2)	S$156,500	S$133,025	S$23,475	S$603.49	S$2,011.63
3-room	S$240,000	S$204,000	S$36,000	S$925.49	S$3,084.97
4-room	S$356,500	S$303,025	S$53,475	S$1,374.73	S$4,582.43
5-room	S$469,000	S$398,650	S$70,350	S$1,808.55	S$6,028.50

What we noticed about the May 2022 Jurong West BTO (Lakeside View)

The first thing we noticed about this Jurong West BTO is that it’s right next to Jurong Lake Gardens. So this project is perfect for nature lovers, as the flats will overlook the lake.

This also means that the BTO is very close to Jurong Lake District, which is set to be Singapore’s second CBD.

What’s more, Lakeside View offers the second-highest number of units (after the Bukit Merah BTO) in this May 2022 launch. So here’s where you can consider balloting to increase your chances of securing a BTO ballot number.

May 2022 Jurong West BTO (Lakeside View): The Pros

Accessibility

Jurong West may sound ulu. But the good news is that, like most of the BTO projects in this launch, this Jurong West BTO is within walking distance to the MRT. More specifically, it’s within a 10-minute walk to Lakeside MRT.

So you’ll just be one stop away from Boon Lay MRT, which will be an interchange for the Jurong Region Line (JRL). Here’s where you can switch to another line to get to other parts of Jurong besides relying on the bus. The line is slated to open from 2027 onwards, which should be around the same time this BTO will be completed.

Or if you’re going to the northern part of Singapore, Jurong East MRT is just two stops away, where you can switch to the North-South Line.

Food and retail amenities

We also like that there are several malls in the area, so you don’t have to go to the city centre for your retail needs anymore. Ride one stop to the west, and you can find Jurong Point next to Boon Lay MRT. Ride two stops to the east, and you can find JEM, Westgate, JCube and IMM next to Jurong East MRT.

Closer to home, there will be a cafe at Blk 343 of Lakeside View. Taman Jurong Market and Food Centre is also close by at just around a nine-minute walk.

If you’re looking for more variety, there are a few other markets and hawker centres in the vicinity. This includes Boon Lay Place Market and Food Centre and Jurong West 505 Market and Food Centre which are a bus ride away.

Childcare centres

This May 2022 Jurong West BTO is also pretty ideal for those with kids, as there are several childcare centres within less than 10 minutes walking distance that you can choose from.

These include My First Skool, My World Preschool and PCF Sparkletots which are all along Kang Ching Road, Little Footprints Preschool at Corporation Drive, Jurong Christian Church Kindergarten at Tah Ching Road and My First Skool at Yung An Road.

There will also be a new childcare centre at the first floor of Blk 342A in the BTO.

Schools

Your kids won’t have to travel far to go to school too (at least until secondary school). This BTO is within a 10-minute walk to two schools, with Yuan Ching Secondary located just next to the BTO plot and Lakeside Primary around a six-minute walk away.

Besides Lakeside Primary, there are a few other primary schools within a 1km radius, including Rulang Primary and Shuqun Primary. So you don’t have to worry too much about not being able to secure a spot for your kid.

Other schools in the area include Jurong Primary, Boon Lay Garden Primary, Fuhua Secondary, Yuhua Secondary, Yuan Ching Secondary, Jurong Secondary and the future site of Jurong Pioneer JC (to be ready from 2028 onwards).

There’s also Canadian International School within a 20-minute bus ride from the BTO.

Recreational facilities

If you’ve always wanted to live close to nature, Lakeside View might just be the BTO for you. With Jurong Lake Gardens just across the street, you can go for a stroll there as and when you feel like it.

There’s more that you can do at the park too. One of its latest additions is a therapeutic garden designed to cater to children and seniors with special needs.

On top of that, you can find water sports activities such as canoeing and kayaking, where you can paddle around while taking in those scenic views.

A little further is Jurong East Sports Centre at around a 20-minute bus ride. And it’s not just the typical sports centre with facilities like a stadium and a swimming pool. Here’s where you can find a wave pool and slides too.

As if that’s not enough, you can expect more sports facilities in the area with the upcoming ActiveSG Sport Village @ Jurong Town at the former site of Jurong Stadium. So it will be around a 15-minute bus ride. But for now, we don’t know any other details about it (not even what kind of facilities will be there).

A bonus is that we can expect a new tourist attraction next to Chinese Garden MRT in 2027. We don’t think it will be a Disneyland though, but we hope it’s another theme park (yes, USS isn’t enough).

Healthcare facilities

The nearest polyclinic from the BTO will be Jurong Polyclinic, which will move 150m from its current location to the former site of a student hostel called yo:HA @ Jurong in 2025.

It will take around a 20-minute bus ride from Lakeside View to get there.

And if you need more comprehensive medical services (or in case of emergencies), Ng Teng Fong General Hospital will be around a 10 minute-drive away.

2-room Flexi and 5-room flats are available

Since Jurong West is considered a non-mature estate, the 2-room Flexi flats here will be available for singles to apply (yay!).

On top of that, this Jurong West BTO is one of the two projects in this May 2022 launch that will offer 5-room flats. The other project is the Yishun BTO.

So here’s also where it’s more suitable for bigger families, or those that just want to have more space.

May 2022 Jurong West BTO (Lakeside View): The Cons

Far from the city centre

Among the projects in the May 2022 BTO launch, this Jurong West BTO is the furthest from the city centre. While there’s a direct train to get to the CBD, it takes around 11 to 12 stops to get there.

Plus, Jurong West sits at the western edge of Singapore, so travelling time to get to other parts of the island will be longer.

May 2022 Jurong West BTO (Lakeside View): Where are the best stacks with the best views?

Now that HDB has released the site plan, we’re analysing the stacks based on their placements and the surrounding areas.

As mentioned earlier, what stands out to us is that Lakeside View is right next to Jurong Lake Gardens. On the other hand, apart from the east side of the plot, it’s mostly surrounded by residential developments.

So at this point, we think the best views would be from the east-facing stacks overlooking Jurong Lake Gardens. This includes stacks 329, 331, 289, 291, 293, 271, 273, 249, 251 and 253.

Look out for the stacks here to get unblocked views of the lake and greenery.

May 2022 Jurong West BTO (Lakeside View): What’s the potential price appreciation?

In general, the average price of 2-room, 3-room, 4-room and 5-room HDB resale flats in Jurong West has increased by 7.83% over the last 10 years.

Looking closer at the BTO flats in the estate, we found that so far, four BTO projects have entered the resale market. The first one is Boon Lay Meadow, which has seen a price increase of 12.66% since entering the open market in 2017.

There are even higher price increases for the newer BTOs. Since the first flats were resold in 2018, flats in Boon Lay Grove have seen a price increase by 28.45%. For Boon Lay Fields flats which were first resold in 2019, the price increase is 24.49%.

Given the BTO’s proximity to major developments such as Jurong Lake District, Jurong Innovation District and improved accessibility in the area with the Jurong Region Line, we can expect an increase in property value here. This includes a high capital appreciation for the Jurong West BTO flats in future.

When fully developed, both hubs will bring about thousands of jobs to the area (around 100,000 jobs for Jurong Lake District, and around 95,000 for Jurong Innovation District). So besides an increase in property value, there are some rental opportunities here in the years to come.

May 2022 Jurong West BTO (Lakeside View): Should you apply?

Yes, if you’ve always wanted to live next to the greenery, you might want to consider balloting here.

Despite its proximity to the Jurong Lake District, we still think Lakeside View will be one of the less popular projects in this upcoming May 2022 launch. After all, we’re talking about a launch that also features extremely popular estates such as Bukit Merah and Queenstown.

So if you really, really want to get a queue number, you’ll have a higher chance of scoring one with this BTO.

Will you apply for the May 2022 Jurong West BTO? 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 May 2022 BTO projects and in-depth reviews:

• Bukit Merah May 2022 BTO
• Queenstown May 2022 BTO
• Toa Payoh May 2022 BTO
• Yishun May 2022 BTO

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Frequently asked questions

How often does HDB launch BTO?

HDB launches BTO projects every quarter, in February, May, August and November.

Can you buy BTO twice?

The short answer is yes, but take note that you can only buy a subsidised flat twice.

How often is the Sale of Balance Flats (SBF)?

The Sale of Balance Flats (SBF) is launched every 6 months, in May and November.