Around 5% of the flats launched in the November 2022 HDB BTO sales exercise is located in Kallang/ Whampoa. With only 477 units available, Kallang Horizon is the smallest project in this launch.
November 2022 Kallang/ Whampoa HDB BTO: At a glance
| Location | Along Lorong 1 Geylang |
| Classification | Mature estate |
| Flat types and number of units | 477 units 3-room: 72 4-room: 405 |
| Number of blocks | 3 |
| Price range for a 4-room flat | S$509k – S$690k |
| Estimated waiting time | 4 years 5 months |
| Estimated completion date | Q1 2028 |
| Nearest MRT | Kallang MRT |
| Notable amenities | Sports Hub, Kallang Wave Mall, Leisure Park Kallang, Kallang Riverside Park, Bugis Junction, Bugis+ |
November 2022 Kallang/ Whampoa HDB BTO: Price range
Here’s the price range excluding grants.
| Flat type | Price range |
| 3-room | S$335k – S$447k |
| 4-room | S$509k – S$690k |
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 a Kallang Horizon BTO flat. These estimates are based on the following assumptions:
- An HDB loan is taken, maximising the 80% loan-to-value (LTV), given the latest round of cooling measures
- 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.
And 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), which you can calculate using our MSR calculator. A stress-test interest rate of 3% will also be considered to calculate the MSR (and essentially how much you can borrow from the bank).
By taking this into account, we can then find the estimated household monthly income needed to afford the flat.
| Flat type | Median price | Loan amount (80%) | Min. downpayment (20%) | Estimated monthly instalment at 2.6% interest rate | Estimated monthly household income with 3% stress-test interest rate |
| 3-room | S$391,000 | S$312,800 | S$78,200 | S$1,419.08 | S$4,944.43 |
| 4-room | S$599,500 | S$479,600 | S$119,900 | S$2,175.80 | S$7,581.07 |
Check your affordability with 99.co’s affordability calculator.
What we noticed about the November 2022 Kallang/ Whampoa HDB BTO
*Disclaimer: Walking, public transport ride and driving durations are based on Google Maps estimates. Actual times may vary.
The first thing about Kallang Horizon BTO that caught our eye is that it’s right beside Kallang MRT.
And right now, Lorong 1 Geylang Bus Terminal is just across the street. On the other hand, this bus terminal will be integrated with the BTO in future, located next to the MRT station.
As we’ve predicted, given its proximity to the MRT station and future plans for a bus interchange to be built on its site, Kallang Horizon is a Prime Location Public Housing (PLH) project.
The BTO is also located along Kallang River, so here’s your chance to live next to the river.
We also note that within the BTO itself, there’s a space on the third floor of Blk 7E that’s designated for future use.
November 2022 Kallang/ Whampoa HDB BTO: The pros
Accessibility
As mentioned earlier, Kallang MRT is right in front of the BTO. So residents will pretty much have direct access to the MRT. It’s similar to living in an integrated development, but at a more affordable price because of the subsidies.
Kallang Horizon BTO is also ideal for those working in the CBD and Paya Lebar area. Via the East-West Line, it’s three stops to City Hall MRT and four stops to Raffles Place MRT, and two stops towards the east to Paya Lebar MRT.
There are a few MRT stations in the vicinity as well, such as Geylang Bahru MRT and Bendemeer MRT on the Downtown Line, Boon Keng MRT on the North-East Line, and Stadium MRT on the Circle Line.
On top of that, there’s Lorong 1 Geylang Bus Terminal across the street, which will be replaced with the proposed bus interchange located on the BTO site.
So this BTO is perfect for those who rely on public transport. You’ll have convenient access to various bus routes and MRT lines here.
For drivers, there’s the Kallang-Paya Lebar Expressway (KPE) and Pan Island Expressway a couple of streets away.
Food and retail amenities
Kallang Horizon is located along Sims Avenue and is just a street away from Geylang Road, so you won’t run out of food options here.
Famous eateries in the area include 126 Dim Sum Wen Dao Shi, Leong Kee (Klang) Bak Kut Teh and No Signboard Seafood Restaurant.
Aside from that, if you want cheaper hawker fares, there’s Upper Boon Keng Market and Food Centre around a five-minute walk away.
The nearest supermarkets include Sheng Shiong Supermarket (around a three-minute walk) and Fairprice Supermarket (around a five-minute walk), which are both located along Upper Boon Keng Road.
Other than that, the nearest malls will be Kallang Wave Mall and Leisure Park Kallang at Sports Hub which are around a 15-minute bus ride, or around a 20-minute walk away.
This BTO is also just two stops to Bugis, where you have more retail options at Bugis Junction and Bugis+, as well as upcoming integrated developments such as Guoco Midtown.
Sports facilities
Another thing that stands out about this BTO is the number of public sports facilities in the vicinity. For instance, there’s Sports Hub just around a 20-minute walk. Besides the National Stadium and Singapore Indoor Stadium, you can find an indoor sports hall, a swimming complex, volleyball courts and a skate park here.
Along Stadium Boulevard, there’s also Kallang Squash and Tennis Centre.
Besides Sports Hub, you can also head to Jalan Besar Stadium and Swimming Complex or Kallang Basin Swimming Complex. Both are around a 15-minute bus ride away from the BTO.
November 2022 Kallang/ Whampoa HDB BTO: The cons
Schools
Within the BTO itself, there will be a childcare centre at Blk 7E, so it will be convenient for those with young kids.
On the other hand, there are very few schools in the area. This includes:
- Bendemeer Primary
- Geylang Methodist Secondary
- The Winstedt School
- James Cook University Singapore
We also want to point out that there are no primary schools within the 1km radius of Kallang Horizon BTO. So you have to go further towards the 1km to 2km radius, where you can find two primary schools: Bendemeer Primary and Kong Hwa School.
Since living within the 1km radius gives you priority for the ballot in the Primary One Registration, we don’t recommend applying for a unit here if you have young kids starting primary school during the flat’s Minimum Occupation Period (MOP), which can be 10 years if this becomes a PLH project.
Green spaces
Kallang Riverside Park is around an eight-minute walk from the BTO, where you can take a stroll along both sides of the river.
But other than this park, there are not many parks in the vicinity.
No 5-room flats, smaller flats
Like the November 2022 Queenstown BTO, 5-room flats won’t be offered here. It’s the same as the previous launches in central locations in the past few years.
If you’re looking for a bigger space, consider balloting for Bukit Batok BTO, Tengah BTO or Yishun BTO.
Interestingly, the sizes of the 3-room and 4-room flats here are the same as the non-PLH BTO flat. On the other hand, PLH flats launched previously have been slightly smaller in size.
November 2022 Kallang/ Whampoa HDB BTO: What’s the potential price appreciation?
In general, prices of 3-room and 4-room resale flats in Kallang/ Whampoa have increased by 25.93% over the past 10 years. This is twice the price appreciation seen for 3-room and 4-room resale flats in mature estates.
In particular, there’s a steep increase in resale prices for the past two years, at 38.75% in the estate.
When we looked at the price increase based on flat type, we noticed that the price increase of 4-room flats is at 30.89%, which is twice that of 3-room flats. This also indicates the popularity of 4-room flats.
Here are the average prices and price psf of 3-room and 4-room resale flats in Kallang/ Whampoa as of writing (28 September).
| Flat type | Average price psf | Average price |
| 3-room | S$612 | S$442,881 |
| 4-room | S$745 | S$741,667 |
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You can also expect some uplift (and price increase) in the area in future.
Across the Kallang River, there’s the Kampong Bugis site that the government envisions will be a car-lite residential area with public spaces and lush greenery. This should bring some rejuvenation into the area.
November 2022 Kallang/ Whampoa HDB BTO: Should you apply?
You should apply for a flat at Kallang Horizon if you prioritise being close to the MRT. This is, after all, one of the few BTO projects where you can have direct MRT access with Kallang MRT.
On top of that, it’s also very near to MRT stations on three other MRT lines, which makes travelling to other parts of Singapore even more convenient.
At the same time, Kallang Horizon BTO is a PLH project, which comes with a 10-year MOP and a subsidy clawback. If you plan to sell it in future, there’s a limited pool of resale buyers since they need to meet the BTO eligibility requirements, such as the income ceiling which is currently set at S$14,000.
Also, keep in mind that this is the smallest BTO project in the November 2022 BTO launch, with only 477 units up for grabs. So expect stiff competition here.
Will you apply for the November 2022 Kallang/ Whampoa HDB BTO? Let us know in the comments section below.
If you found this article helpful, check out our overview of the November 2022 BTO projects and in-depth reviews:
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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