Despite a hefty 14% subsidy clawback, the 4-room flats at Berlayar Rise BTO were still oversubscribed (by three times!) in the June 2026 launch. I dropped by the site to see what future residents can expect, and picked out the stacks I would be eyeing if I were buying here. &nbsp;<figure class="table"><table><tbody><tr><td>BTO</td><td>Berlayar Rise</td></tr><tr><td>Location</td><td>Right next to Telok Blangah MRT station</td></tr><tr><td>Classification</td><td>Prime</td></tr><tr><td>Total no. of units</td><td>1,976</td></tr><tr><td>Unit types</td><td>2-room Flexi, 3- and 4-room flats</td></tr><tr><td>No. of blocks</td><td>6</td></tr><tr><td>No. of storeys</td><td>33 to 49 storeys</td></tr><tr><td>Estimated completion date</td><td>2Q2031 for Blk 201B, 204A, 204B 3Q2031 for Blk 200A, 200B, 201A</td></tr><tr><td>Pricing (99-year lease)</td><td>2-room Flexi (Type 1): $247K - $341K 2-room Flexi (Type 2): $296K - $406K 3-room: $435K - $$591K 4-room: $592K - $810K</td></tr><tr><td>Subsidy recovery rate</td><td>14%</td></tr><tr><td>Nearest MRTs</td><td>Telok Blangah MRT station (Circle Line)</td></tr></tbody></table></figure><h3>What to expect at Berlayar Rise</h3>I covered what to expect from the new Berlayar estate in my earlier analysis of Berlayar Residences, the first BTO launch in the area, but here's a quick recap. "Berlayar" means "sailing" in Malay, a nod to the area's maritime past. The estate itself spans 48 hectares and will eventually house over 10,000 homes as part of the Greater Southern Waterfront.One thing you can expect here is plenty of greenery. Around 10 hectares, or about 20% of the estate, has been set aside for green spaces. That's roughly the size of 18 football fields. Four green corridors, each between 30 and 60 metres wide, will run through the estate, creating recreational spaces for residents while also linking the Southern Ridges to Labrador Nature Reserve for better ecological connectivity.<figure class="image"><img style="aspect-ratio:1080/609;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/18a090e1-2273-407b-a04d-e46e105c14ae-blob" width="1080" height="609"></figure>Lots of greenery to be expected at Berlayar EstateBerlayar is classified as a Prime estate largely thanks to its location. Telok Blangah MRT station sits right next door, and with the Circle Line finally closing the loop this month (July 2026), getting to the CBD will be even more convenient, with just a handful of stops in between.<figure class="image"><img style="aspect-ratio:1080/608;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/7f640d58-2806-475b-ac47-6b80270239a4-blob" width="1080" height="608"></figure><figure class="image"><img style="aspect-ratio:1080/608;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/f1fd3482-1fb6-4564-8c32-d873e97ee96b-blob" width="1080" height="608"></figure>The MRT station's entrance sits right next to Berlayar RiseAs for amenities, Berlayar Rise itself will come with a supermarket, eating house and a handful of shops on the ground floor, so your daily essentials are pretty much covered. A new hawker centre at Telok Blangah Beacon is also slated to open in 2027, about a seven-minute walk away. And if that's not enough, Vivocity is just one MRT stop from Telok Blangah, making everything from grocery runs to retail therapy nice and convenient. I would also expect more neighbourhood amenities to gradually open within Berlayar as future BTO projects are completed.For families, Blangah Rise Primary School is potentially within the 1km priority enrolment distance. Other nearby schools include CHIJ (Kellock), Gan Eng Seng Primary School and Radin Mas Primary School.<h3>Which stack to choose for Berlayar Rise</h3>Just a quick note before we dive into the individual stacks. The residential blocks at Berlayar Rise and, in fact, the rest of the BTO projects within the Berlayar estate, are designed in a staggered layout to maximise waterfront views and create a distinctive terraced skyline along Singapore's southern coast.&nbsp;The downside is that it’s going to be a little harder to predict exactly what your unit's view will look like. I would highly recommend checking out the 3D models at HDB Hub when it's time to select your flat, as they'll give you a much better idea of what you can actually expect.<figure class="image"><img style="aspect-ratio:1450/1061;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/cb03441b-df92-4a9a-af0d-eeddaf68bed1-blob" width="1450" height="1061"></figure>Staggered blocks at Berlayar estate. Image courtesy of HDBAlso, because Berlayar Rise isn't the closest development to the waterfront, we can’t assume every unit will come with a sea view. Unless you're on a higher floor, there's a good chance your views will be blocked by future developments. That said, there are still a few things worth looking out for when choosing your unit.2-room<figure class="image"><img style="aspect-ratio:1824/1289;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/d02895a5-0ea8-424a-8014-c339c77ca656-blob" width="1824" height="1289"></figure>For the 2-room flats, the units at Blocks 200B and 201A are the obvious picks if being close to the MRT is your priority. That said, the stacks facing West Coast Highway are likely to get quite a bit of traffic noise, so I would recommend going for a much higher-floor unit if you can. As a bonus, you'll also stand a better chance of enjoying more open, unblocked views.There aren't many genuinely quiet stacks here, as most of the blocks are surrounded by amenities or areas where people are likely to gather. If peace and quiet matter more to you, stacks 121, 123, 157 and 159 are probably your best bets.For better privacy, aim for units above the 6th floor at stacks 119, 135 and 137. For stack 112, anything above the 3rd floor should be sufficient.3-room<figure class="image"><img style="aspect-ratio:1824/1289;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/5398c7e5-222f-4fcb-b93c-23874e951215-blob" width="1824" height="1289"></figure>There are only four 3-room stacks to choose from, so your options are fairly limited. If you're looking at stacks 101 and 103, I would recommend going for a higher-floor unit to minimise noise from both the pavilion and West Coast Highway. Anything high enough to clear the highway should also enjoy more open, unblocked views.<figure class="image"><img style="aspect-ratio:1080/608;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/77cda0d3-5605-4b71-a0fc-7e7a2c1e6233-blob" width="1080" height="608"></figure>The West Coast HighwayStacks 161 and 163 face the playground next to the preschool, so expect a fair bit of noise from children during preschool operating hours. Again, I would lean towards a higher-floor unit. Depending on the floor you choose, there's also a chance of getting some waterfront views, while lower-floor units (above the 3rd floor, at least) should still enjoy pleasant park views.161 and 163 also fare better when it comes to privacy, as there aren't any residential blocks directly in front of them. On top of that, they're closer to the on-site amenities, including the supermarket and shops. 4-room<figure class="image"><img style="aspect-ratio:1824/1289;" src="https://d213h1b7vxzzl3.cloudfront.net/editor/d226d401-136d-4922-9c75-e6dc3e075c9e-blob" width="1824" height="1289"></figure>For the 4-room flats, your best shot at getting waterfront views is with the higher-floor units at stacks 100, 102, 116, 118, 149 and 151. As mentioned, keep in mind that Berlayar Rise isn't the closest development to the waterfront, so sea views aren't a given. If you're after wide, unblocked views instead, the higher-floor units at stacks 113, 115, 129, 131, 145, 147 and 155 overlooking West Coast Highway should have little in the way.Privacy is a little trickier for the 4-room units, as many of the stacks are located close to the lift lobbies and rubbish chutes. If I had to narrow it down, I would look at stacks 100, 111, 115, 120, 131, 147 and 149. For stack 149, consider sticking to units above the 3rd floor.If a quieter environment is your priority, stacks 125, 127, 141, 143, 153 and 155 are probably your best bets, but these are facing or located close to the nearby blocks, so it’s not the best for privacy.

June 2026 BTO: Unit Analysis for Berlayar Rise at Bukit Merah

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